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CANARY WHARF INVESTMENTS LIMITED

Registered number: 02127410




ANNUAL REPORT AND FINANCIAL STATEMENTS

FOR THE YEAR ENDED 31 DECEMBER 2024

 
CANARY WHARF INVESTMENTS LIMITED
 

CONTENTS



Page
Strategic Report
1 - 3
Directors' Report
4 - 5
Directors' Responsibilities Statement
6
Independent Auditor's Report
7 - 10
Statement of Comprehensive Income
11
Statement of Financial Position
12
Statement of Changes in Equity
13
Notes to the Financial Statements
14 - 33


 
CANARY WHARF INVESTMENTS LIMITED
 

STRATEGIC REPORT
FOR THE YEAR ENDED 31 DECEMBER 2024

The directors, in preparing this Strategic Report, have complied with section 414C of the Companies Act 2006.
This Strategic Report has been prepared for the company and not for the group of which it is a member and therefore focuses only on matters which are significant to the company.

BUSINESS MODEL
 
The company invests in various freehold and held for development leasehold property interests in Canary Wharf and the company holds investments in various group entities.

BUSINESS REVIEW
 
As shown in the company's statement of comprehensive income, the company's profit after tax for the year was  £146,158,473 (2023 - £21,288,921).
The statement of financial position shows the company's financial position at the year end and indicates that net assets were £
529,121,506 (2023 - £382,963,033).

PRINCIPAL RISKS AND UNCERTAINTIES
 
The Company operates as an investment holding entity, with its principal asset comprising its investment in a subsidiary undertaking. Accordingly, the key risk to the Company is the potential impairment of the carrying value of this investment, which is intrinsically linked to the financial performance and resilience of the underlying group. The Group, in which the Company holds a 100% interest, is primarily engaged in the development, construction, leasing, and management of office, retail and residential properties. These activities expose the Group to a number of commercial, economic, and regulatory risks that could affect asset values, income streams, and operational performance.
In the current UK economic environment, risks are heightened by a combination of persistent inflation, elevated interest rates, and geopolitical uncertainties. Although UK interest rates have begun to decline in 2025 following a prolonged period of monetary tightening, financing conditions remain relatively constrained. Inflation remains above target due to sustained energy price volatility and labour market pressures, while international trade tensions, particularly with the U.S., have weakened demand for UK exports contributing to wider economic uncertainty. These macroeconomic pressures influence investor sentiment, development costs, and occupier demand across all property sectors.
In the office and retail leasing markets, structural and behavioural changes continue to reshape demand patterns. The hybrid working model, now firmly embedded across many sectors, has further reduced aggregate demand for conventional office space. The Group has a strong track record of creating value in the office market by diversifying, expanding and modernising its offerings engaging with new sectors such as healthcare and life sciences. In retail, leasing conditions remain challenging due to cost pressures on tenants, changes in consumer behaviour, and the continued shift toward online retail. Despite this the group has been able to maintain a high level of footfall through increased diversification of the retail offering, including expanding into hospitality.
Financing and liquidity risk remain a key area of focus amid elevated interest rates and tighter credit conditions across the UK commercial real estate market. While the Group’s high-quality asset base and diversified income provide strong fundamentals, refinancing and funding of new developments require careful treasury management and lender engagement. This risk is considered minimal for the company as it finances its operations largely through surplus cash and intercompany financing. 
To mitigate these risks, the Group continues to take a disciplined and forward-looking approach to asset management and capital allocation. This involves closely monitoring market trends, identifying emerging demand patterns, and adapting our properties to meet evolving tenant needs. Additionally, fostering strong tenant relationships, offering flexible leasing terms, and enhancing the amenities and services within our office buildings can help differentiate our properties in a competitive market environment. By staying agile and responsive to economic shifts, we aim to mitigate the impact of downturns and position our portfolio for long-term resilience and value creation.

Page 1

 
CANARY WHARF INVESTMENTS LIMITED
 

STRATEGIC REPORT (CONTINUED)
FOR THE YEAR ENDED 31 DECEMBER 2024

CORPORATE RESPONSIBILITY

We recognise the importance of integrating environmental, social, and governance principles into our operations to create sustainable value for all stakeholders. While our direct operational involvement may be limited, we recognise the importance of ensuring that our subsidiaries uphold responsible business practices. We actively monitor their activities to promote environmental sustainability, social well-being, and sound governance. Our oversight includes encouraging our subsidiaries to adhere to ethical standards in their financial dealings and to consider the impact of their operations on stakeholders and the broader community. Through these efforts, we aim to foster a culture of responsibility and contribute positively to the financial sector and society.
Further information can be found in the Canary Wharf Group Investment Holdings plc financial statements on the activities that the group participates in relating to sustainability. 

KEY PERFORMANCE INDICATORS

No dividends have been paid or proposed during the period and to the date of this report. At 31 December 2024 the company made profit after tax of £146,158,473 (2023 - £21,288,921) and had net assets of £529,121,506 (2023 - £382,963,033).

SECTION 172(1) STATEMENT COMPANIES ACT 2006

Section 172(1) of the Companies Act 2006 requires that a director of a company must act in the way they consider, in good faith, would be most likely to promote the success of the Company for the benefit of its members as a whole.
As an investment holding company with no employees, our Section 172 statement reflects our commitment to fulfilling our duties under the Companies Act 2006 while operating in a manner consistent with our role and responsibilities within the group structure.
Our primary obligation lies with our shareholder, Stork HoldCo LP, and our actions are guided by the objective of maximising shareholder value and ensuring the long-term success of the group. We engage with Canary Wharf Group plc, an entity under common ownership, to understand their strategic objectives, priorities, and expectations, aligning our decision-making processes accordingly.
While we do not have direct employees, we recognise our responsibility to prioritise the concerns and expectations of shareholders, customers, suppliers, and the wider community and the impact on the environment in its decision-making processes. By maintaining transparent communication channels and fostering collaborative partnerships, Canary Wharf Limited aims to ensure that the needs of its stakeholders are effectively addressed and reflected in the strategic direction of the group. The Group is committed to fostering positive links within the local communities in which it works. The Group works collaboratively with the London Boroughs of Tower Hamlets. The Group is also engaged politically and has a team responsible for the Group’s long term strategy, planning, community and sports events, links with local educational establishments and promotional arts events. The Group is an established member of the Tower Hamlets Partnership Executive Group which engages with a range of local business leaders. The Group’s People and Development Department has well established links with local schools, colleges, universities and with the local job centre.
Our governance practices prioritise transparency, accountability, and effective communication with Canary Wharf Group plc, ensuring that our activities are aligned with the group's overall mission and values. Despite our limited operational scope, we remain committed to responsible corporate citizenship and to acting in the best interests of the group as a whole.

Page 2

 
CANARY WHARF INVESTMENTS LIMITED
 

STRATEGIC REPORT (CONTINUED)
FOR THE YEAR ENDED 31 DECEMBER 2024


This report was approved by the board on 26 June 2025 and signed on its behalf.






I J Benham
Director

Page 3

 
CANARY WHARF INVESTMENTS LIMITED
 

 
DIRECTORS' REPORT
FOR THE YEAR ENDED 31 DECEMBER 2024

The directors present their report and the financial statements for the year ended 31 December 2024.

RESULTS AND DIVIDENDS

The profit for the year, after taxation, amounted to £146,158,473 (2023 - £21,288,921).

Dividends of £Nil have been paid in the year and to the date of this report (2023 - £Nil).

DIRECTORS

The directors who served during the year and to the date of signing were:

I J Benham 
S Z Khan 
K J Kingston 
R J Worthington 

QUALIFYING THIRD-PARTY INDEMNITY PROVISIONS

The Company has in place a qualifying third-party indemnity provision for all directors (to the extent permitted by law) in respect of liabilities incurred as a result of their office. The Company also has in place liability insurance covering the directors and officers of the company and any associated companies. Both the indemnity and insurance were in force during the period ended 31 December 2024 and at the time of the approval of this Directors' Report. Neither the indemnity nor the insurance provide cover in the event that the director is proven to have acted dishonestly or fraudulently.

GOING CONCERN

For details in respect of going concern refer to Note 2.

FUTURE DEVELOPMENTS

The company will continue to hold freehold and held for development leasehold property interests in Canary Wharf.

FINANCIAL INSTRUMENTS

The financial risk management objectives and policies together with the principal risks and uncertainties with regard to the use of financial instruments are contained within the Strategic Report. The company only engages in basic financial instruments.

CARBON AND ENERGY REPORTING

The Company has taken the group and subsidiary exemption from providing carbon and energy information provided by The Companies (Directors’ Report) and Limited Liability Partnerships (Energy and Carbon Report) Regulations 2018.

ENGAGEMENT WITH SUPPLIERS, CUSTOMERS AND OTHERS

Details on how the company has fostered relationships with suppliers, customers and others can be found within the Strategic Report on pages 1-2.

Page 4

 
CANARY WHARF INVESTMENTS LIMITED
 

 
DIRECTORS' REPORT (CONTINUED)
FOR THE YEAR ENDED 31 DECEMBER 2024


DISCLOSURE OF INFORMATION TO AUDITOR

Each of the persons who are directors at the time when this Directors' Report is approved has confirmed that:
 
so far as the director is aware, there is no relevant audit information of which the company's auditor is unaware, and

the director has taken all the steps that ought to have been taken as a director in order to be aware of any relevant audit information and to establish that the company's auditor is aware of that information.

This confirmation is given and should be interpreted in accordance with the provisions of s418 of the Companies Act 2006.
 
AUDITOR

The auditor, Deloitte LLP was appointed as auditor and has indicated their willingness to continue as auditor to the company, will be proposed for reappointment in accordance with section 485 of the Companies Act 2006.

This report was approved by the board on 26 June 2025 and signed on its behalf.
 






I J Benham
Director

Page 5

 
CANARY WHARF INVESTMENTS LIMITED
 

DIRECTORS' RESPONSIBILITIES STATEMENT
FOR THE YEAR ENDED 31 DECEMBER 2024

The directors are responsible for preparing the Strategic Report, the Directors' Report and the financial statements in accordance with applicable law and regulations.

Company law requires the directors to prepare financial statements for each financial year. Under that law the directors have elected to prepare the financial statements in accordance with applicable law and United Kingdom Accounting Standards (United Kingdom Generally Accepted Accounting Practice), including Financial Reporting Standard 102 ‘The Financial Reporting Standard applicable in the UK and Republic of Ireland'. Under company law the directors must not approve the financial statements unless they are satisfied that they give a true and fair view of the state of affairs of the company and of the profit or loss of the company for that period.

 In preparing these financial statements, the directors are required to:

select suitable accounting policies for the company's financial statements and then apply them consistently;

make judgements and accounting estimates that are reasonable and prudent;

state whether applicable UK Accounting Standards have been followed, subject to any material departures disclosed and explained in the financial statements;

prepare the financial statements on the going concern basis unless it is inappropriate to presume that the company will continue in business.

The directors are responsible for keeping adequate accounting records that are sufficient to show and explain the company's transactions and disclose with reasonable accuracy at any time the financial position of the company and to enable them to ensure that the financial statements comply with the Companies Act 2006They are also responsible for safeguarding the assets of the company and hence for taking reasonable steps for the prevention and detection of fraud and other irregularities.

Page 6

 
CANARY WHARF INVESTMENTS LIMITED
 

 
INDEPENDENT AUDITOR'S REPORT TO THE MEMBERS OF CANARY WHARF INVESTMENTS LIMITED
 

REPORT ON THE AUDIT OF THE FINANCIAL STATEMENTS

OPINION

In our opinion the financial statements of Canary Wharf Investments Limited (the ‘company’):
give a true and fair view of the state of the company’s affairs as at 31 December 2024 and of its profit for the year then ended; 
have been properly prepared in accordance with United Kingdom Generally Accepted Accounting Practice including Financial Reporting Standard 102 “The Financial Reporting Standard applicable in the UK and Republic of Ireland”; and
have been prepared in accordance with the requirements of the Companies Act 2006.

We have audited the financial statements which comprise:
the statement of comprehensive income;
the statement of financial position;
the statement of changes in equity; and
the related notes 1 to 22.

The financial reporting framework that has been applied in their preparation is applicable law and United Kingdom Accounting Standards, including Financial Reporting Standard 102 “The Financial Reporting Standard applicable in the UK and Republic of Ireland” (United Kingdom Generally Accepted Accounting Practice).

BASIS FOR OPINION

We conducted our audit in accordance with International Standards on Auditing (UK) (ISAs (UK)) and applicable law. Our responsibilities under those standards are further described in the auditor's responsibilities for the audit of the financial statements section of our report. 

We are independent of the company in accordance with the ethical requirements that are relevant to our audit of the financial statements in the UK, including the Financial Reporting Council’s (the ‘FRC’s’) Ethical Standard, and we have fulfilled our other ethical responsibilities in accordance with these requirements. We believe that the audit evidence we have obtained is sufficient and appropriate to provide a basis for our opinion.

CONCLUSIONS RELATING TO GOING CONCERN

In auditing the financial statements, we have concluded that the directors’ use of the going concern basis of accounting in the preparation of the financial statements is appropriate. 

Based on the work we have performed, we have not identified any material uncertainties relating to events or conditions that, individually or collectively, may cast significant doubt on the company’s ability to continue as a going concern for a period of at least twelve months from when the financial statements are authorised for issue.  

Our responsibilities and the responsibilities of the directors with respect to going concern are described in the relevant sections of this report.
Page 7

 
CANARY WHARF INVESTMENTS LIMITED
 

 
INDEPENDENT AUDITOR'S REPORT TO THE MEMBERS OF CANARY WHARF INVESTMENTS LIMITED
 

OTHER INFORMATION

The other information comprises the information included in the annual report, other than the financial statements and our auditor’s report thereon. The directors are responsible for the other information contained within the annual report. Our opinion on the financial statements does not cover the other information and, except to the extent otherwise explicitly stated in our report, we do not express any form of assurance conclusion thereon.

Our responsibility is to read the other information and, in doing so, consider whether the other information is materially inconsistent with the financial statements or our knowledge obtained in the course of the audit, or otherwise appears to be materially misstated. If we identify such material inconsistencies or apparent material misstatements, we are required to determine whether this gives rise to a material misstatement in the financial statements themselves. If, based on the work we have performed, we conclude that there is a material misstatement of this other information, we are required to report that fact.

We have nothing to report in this regard.

RESPONSIBILITIES OF DIRECTORS

As explained more fully in the directors’ responsibilities statement, the directors are responsible for the preparation of the financial statements and for being satisfied that they give a true and fair view, and for such internal control as the directors determine is necessary to enable the preparation of financial statements that are free from material misstatement, whether due to fraud or error.

In preparing the financial statements, the directors are responsible for assessing the company’s ability to continue as a going concern, disclosing, as applicable, matters related to going concern and using the going concern basis of accounting unless the directors either intend to liquidate the company or to cease operations, or have no realistic alternative but to do so.

AUDITOR'S RESPONSIBILITIES FOR THE AUDIT OF THE FINANCIAL STATEMENTS
 
Our objectives are to obtain reasonable assurance about whether the financial statements as a whole are free from material misstatement, whether due to fraud or error, and to issue an auditor's report that includes our opinion. Reasonable assurance is a high level of assurance, but is not a guarantee that an audit conducted in accordance with ISAs (UK) will always detect a material misstatement when it exists. Misstatements can arise from fraud or error and are considered material if, individually or in the aggregate, they could reasonably be expected to influence the economic decisions of users taken on the basis of these financial statements.

A further description of our responsibilities for the audit of the financial statements is located on the FRC’s website at: www.frc.org.uk/auditorsresponsibilities. This description forms part of our auditor’s report.
Page 8

 
CANARY WHARF INVESTMENTS LIMITED
 

 
INDEPENDENT AUDITOR'S REPORT TO THE MEMBERS OF CANARY WHARF INVESTMENTS LIMITED
 

EXTENT TO WHICH THE AUDIT WAS CONSIDERED CAPABLE OF DETECTING IRREGULARITIES, INCLUDING FRAUD

Irregularities, including fraud, are instances of non-compliance with laws and regulations. We design procedures in line with our responsibilities, outlined above, to detect material misstatements in respect of irregularities, including fraud. The extent to which our procedures are capable of detecting irregularities, including fraud is detailed below.   

We considered the nature of the company’s industry and its control environment, and reviewed the company’s documentation of their policies and procedures relating to fraud and compliance with laws and regulations. We also enquired of management about their own identification and assessment of the risks of irregularities, including those that are specific to the company’s business sector.  

We obtained an understanding of the legal and regulatory frameworks that the company operates in, and identified the key laws and regulations that:  
had a direct effect on the determination of material amounts and disclosures in the financial statements. These included UK Companies Act, and relevant tax legislation; and
do not have a direct effect on the financial statements but compliance with which may be fundamental to the company’s ability to operate or to avoid a material penalty. 

We discussed among the audit engagement team regarding the opportunities and incentives that may exist within the organisation for fraud and how and where fraud might occur in the financial statements.

As a result of performing the above, we identified the greatest potential for fraud in the following area, and our procedures performed to address it are described below:

Investment Property Portfolio:   We have identified a fraud risk in the valuation of investment property, pinpointed specifically to the risk of management manipulation of the information provided to the valuers including lease length and rental values, which the valuers rely on during their valuation process. Our audit procedures included obtaining an understanding of the relevant controls in the investment properties' valuation and validating the tenancy data sent to the valuers for completeness and accuracy by agreeing a sample of data through to underlying lease agreements.

In common with all audits under ISAs (UK), we are also required to perform specific procedures to respond to the risk of management override. In addressing the risk of fraud through management override of controls, we tested the appropriateness of journal entries and other adjustments; assessed whether the judgements made in making accounting estimates are indicative of a potential bias; and evaluated the business rationale of any significant transactions that are unusual or outside the normal course of business.

In addition to the above, our procedures to respond to the risks identified included the following:
reviewing financial statement disclosures by testing to supporting documentation to assess compliance with provisions of relevant laws and regulations described as having a direct effect on the financial statements;
performing analytical procedures to identify any unusual or unexpected relationships that may indicate risks of material misstatement due to fraud; 
enquiring of management and in-house legal counsel concerning actual and potential litigation and claims, and instances of non-compliance with laws and regulations; and 
reading minutes of meetings of those charged with governance. 
Page 9

 
CANARY WHARF INVESTMENTS LIMITED
 

 
INDEPENDENT AUDITOR'S REPORT TO THE MEMBERS OF CANARY WHARF INVESTMENTS LIMITED
 

REPORT ON OTHER LEGAL AND REGULATORY REQUIREMENTS

Opinions on other matters prescribed by the Companies Act 2006
In our opinion, based on the work undertaken in the course of the audit:
the information given in the strategic report and the directors’ report for the financial year for which the financial statements are prepared is consistent with the financial statements; and
the strategic report and the directors’ report have been prepared in accordance with applicable legal requirements.

In the light of the knowledge and understanding of the company and its environment obtained in the course of the audit, we have not identified any material misstatements in the strategic report or the directors’ report.

Matters on which we are required to report by exception
Under the Companies Act 2006 we are required to report in respect of the following matters if, in our opinion:
adequate accounting records have not been kept, or returns adequate for our audit have not been received from branches not visited by us; or
the financial statements are not in agreement with the accounting records and returns; or
certain disclosures of directors’ remuneration specified by law are not made; or
we have not received all the information and explanations we require for our audit.

We have nothing to report in respect of these matters.

USE OF OUR REPORT

This report is made solely to the company’s members, as a body, in accordance with Chapter 3 of Part 16 of the Companies Act 2006. Our audit work has been undertaken so that we might state to the company’s members those matters we are required to state to them in an auditor’s report and for no other purpose. To the fullest extent permitted by law, we do not accept or assume responsibility to anyone other than the company and the company’s members as a body, for our audit work, for this report, or for the opinions we have formed.






Georgina Robb FCA (Senior statutory auditor)
For and on behalf of Deloitte LLP
Statutory Auditor
London, United Kingdom
26 June 2025
Page 10

 
CANARY WHARF INVESTMENTS LIMITED
 

STATEMENT OF COMPREHENSIVE INCOME
FOR THE YEAR ENDED 31 DECEMBER 2024

2024
2023
Note
£
£

  

Turnover
 4 
391,275
504,292

Cost of sales
  
(39,234)
(1,148,067)

GROSS PROFIT/(LOSS)
  
352,041
(643,775)

Administrative expenses
  
(19,703)
(231,646)

Movement in fair value of investment properties
 12 
(1,254,921)
36,352,535

OPERATING (LOSS)/PROFIT
  
(922,583)
35,477,114

Income from shares in group undertakings
 11 
146,609,964
5,961,722

Movement in provision against investments
 11 
522,785
(20,796,728)

Interest receivable and similar income
 7 
77,062
671,754

Interest payable and similar charges
 8 
(128,755)
(24,941)

PROFIT BEFORE TAX
  
146,158,473
21,288,921

Tax on profit
 9 
-
-

PROFIT FOR THE FINANCIAL YEAR
  
146,158,473
21,288,921

Other comprehensive income for the year
  
-
-

TOTAL COMPREHENSIVE INCOME FOR THE YEAR
  
146,158,473
21,288,921

The notes on pages 14 to 33 form part of these financial statements.

Page 11

 
CANARY WHARF INVESTMENTS LIMITED
REGISTERED NUMBER: 02127410

STATEMENT OF FINANCIAL POSITION
AS AT 31 DECEMBER 2024

2024
2023
Note
£
£

FIXED ASSETS
  

Tangible assets
 10 
1,325,316
-

Investments
 11 
389,792,636
268,467,849

Investment property
 12 
78,910,156
92,494,850

  
470,028,108
360,962,699

CURRENT ASSETS
  

Debtors: amounts falling due within one year
 13 
117,123,146
38,404,963

Cash at bank and in hand
 14 
1,041,488
1,110,416

  
118,164,634
39,515,379

Creditors: amounts falling due within one year
 15 
(57,718,400)
(17,515,045)

NET CURRENT ASSETS
  
60,446,234
22,000,334

TOTAL ASSETS LESS CURRENT LIABILITIES
  
530,474,342
382,963,033

Creditors: amounts falling due after more than one year
 16 
(1,352,836)
-

  

NET ASSETS
  
529,121,506
382,963,033


CAPITAL AND RESERVES
  

Called up share capital 
 18 
154,044,955
154,044,955

Share premium account
 19 
150,522,727
150,522,727

Retained earnings
 19 
224,553,824
78,395,351

  
529,121,506
382,963,033


The financial statements were approved and authorised for issue by the board and were signed on its behalf on 26 June 2025.







I J Benham
Director

The notes on pages 14 to 33 form part of these financial statements.

Page 12

 
CANARY WHARF INVESTMENTS LIMITED
 

STATEMENT OF CHANGES IN EQUITY
FOR THE YEAR ENDED 31 DECEMBER 2024


Called up share capital
Share premium account
Retained earnings
Total equity

£
£
£
£

At 1 January 2024
154,044,955
150,522,727
78,395,351
382,963,033


COMPREHENSIVE INCOME FOR THE YEAR

Profit for the year
-
-
146,158,473
146,158,473
TOTAL COMPREHENSIVE INCOME FOR THE YEAR
-
-
146,158,473
146,158,473


AT 31 DECEMBER 2024
154,044,955
150,522,727
224,553,824
529,121,506



STATEMENT OF CHANGES IN EQUITY
FOR THE YEAR ENDED 31 DECEMBER 2023


Called up share capital
Share premium account
Retained earnings
Total equity

£
£
£
£

At 1 January 2023
154,044,955
150,522,727
57,106,430
361,674,112


COMPREHENSIVE INCOME FOR THE YEAR

Profit for the year
-
-
21,288,921
21,288,921
TOTAL COMPREHENSIVE INCOME FOR THE YEAR
-
-
21,288,921
21,288,921


AT 31 DECEMBER 2023
154,044,955
150,522,727
78,395,351
382,963,033


The notes on pages 14 to 33 form part of these financial statements.

Page 13

 
CANARY WHARF INVESTMENTS LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 DECEMBER 2024

1.


GENERAL INFORMATION

Canary Wharf Investments Limited is a private company limited by shares incorporated in the UK under the Companies Act 2006 and registered in England and Wales at One Canada Square, Canary Wharf, London, E14 5AB.
The nature of the company's operations and its principal activities are set out in the Directors' Report.

2.ACCOUNTING POLICIES

  
2.1
Basis of preparation of financial statements

The financial statements have been prepared under the historical cost convention, modified to include certain items at fair value and in accordance with United Kingdom Accounting Standards (United Kingdom Generally Accepted Accounting Practice, including FRS 102 “the Financial Reporting Standard applicable in the United Kingdom and Republic of Ireland”). 
The Company meets the definition of a qualifying entity under FRS 102 and has therefore taken advantage of the disclosure exemptions available to it in respect of its separate financial statements. The Company is consolidated in the financial statements of its parent, Canary Wharf Group Investment Holdings plc,  which may be obtained from the Company Secretary, One Canada Square, Canary Wharf, London E14 5AB.
The preparation of financial statements in compliance with FRS 102 requires the use of certain critical accounting estimates. It also requires management to exercise judgement in applying the company's accounting policies (see Note 3). 
The functional currency of the company is considered to be pounds sterling because that is the currency of the primary economic environment in which they operate.
The principal accounting policies have been applied consistently throughout the year and the preceding year and are summarised below:

 
2.2

Going concern

In assessing the going concern basis of the company the directors have considered a period of at least 12 months from the date of approval of these financial statements. 
 
At the year end the company was in a net current asset position. Having made the requisite enquiries and assessed the resources at the disposal of the company, the directors have a reasonable expectation that the company will have adequate resources to continue its operation for the foreseeable future, being a period of a least 12 months from the date of approval of these financial statements. Accordingly, the directors continue to adopt the going concern basis in preparing the financial statements.

  
2.3
Cash flow statement

The company has taken the exemption from preparing the cash flow statement under Section 1.12(b) as it is a member of a group where the parent of the group prepares publicly available consolidated accounts which are intended to give a true and fair view.

Page 14

 
CANARY WHARF INVESTMENTS LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 DECEMBER 2024

2.ACCOUNTING POLICIES (CONTINUED)

  
2.4
Revenue

Rental income from operating leases is recognised in the Income Statement on a straight-line basis over the term of the lease. Lease incentives granted, including rent free periods, are recognised as an integral part of the net consideration for the use of the property and are therefore also recognised on the same straight line basis. Direct costs incurred in negotiating and arranging new leases are also amortised on the same straight line basis. An adjustment is made to ensure that the carrying value of the related property, including the accrued rent, amortised lease incentives and negotiation costs, does not exceed the external valuation.
Contingent rents, being those lease payments that are not fixed at the inception of a lease, for example turnover rents, are recorded in the periods in which they are earned.
Revenue from property sales is recognised, net of VAT, on completion, when the significant risks and returns pass to the acquirer.

  
2.5
Investment properties

Investment properties, including land and buildings held for development and investment properties under construction, are measured initially at cost including related transaction costs. The finance costs associated with direct expenditure on properties under construction or undergoing refurbishment are capitalised.
Where a property interest is acquired under a lease the investment property and the associated lease liability are initially recognised at the lower of the fair value and the present value of the minimum lease payments including any initial premium. Lease payments are apportioned between the finance charge and a reduction in the outstanding obligation for future amounts payable. The total finance charge is allocated to accounting periods over the lease term so as to produce a constant periodic charge to the remaining balance of the obligation for each accounting period.
Investment properties are subsequently revalued, at each reporting date, to an amount comprising the fair value of the property interest plus the carrying value of the associated lease liability less any separately identified lease incentive assets. The gain or loss on remeasurement is recognised in the income statement. 

  
2.6
Finance lease agreements: lessee

Assets held under finance leases which confer rights and obligations similar to those attached to owned assets are capitalised as tangible fixed assets at the value equal to the present value of minimum lease payments over the term of the lease. 
The corresponding leasing commitments are shown as amounts payable to the lessor. Lease payments are apportioned between the finance charge and a reduction in the outstanding obligation for future amounts payable. The total finance charge is allocated to accounting periods over the lease term so as to produce a constant periodic charge to the remaining balance of the obligation for each accounting period.

  
2.7
Investments

Investments in subsidiaries are stated at cost less any provision for impairment.
Income from investments is recognised as the company becomes entitled to receive payment.

Page 15

 
CANARY WHARF INVESTMENTS LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 DECEMBER 2024

2.ACCOUNTING POLICIES (CONTINUED)

  
2.8
Financial instruments

The directors have taken advantage of the exemption in paragraph 1.12c of FRS 102 allowing the company not to disclose the summary of financial instruments by the categories specified in paragraph 11.41.
Trade and other receivables
Trade and other receivables are recognised initially at fair value. A provision for impairment is established where there is objective evidence that the company will not be able to collect all amounts due according to the original terms of the debtor concerned.
Loans receivable
Loans receivable are recognised initially at the transaction price including transaction costs. Subsequent to initial recognition, loans receivable are stated at amortised cost with any difference between the amount initially recognised and redemption value being recognised in the Income Statement over the period of the loan, using the effective interest method.
Trade and other payables
Trade and other creditors are stated at cost.
Borrowings
Loans payable are recognised initially at fair value less attributable transaction costs. Subsequent to initial recognition, loans payable are stated at amortised cost with any difference between the amount initially recognised and the redemption value being recognised in the Income Statement over the period of the loan, using the effective interest method.
The effective interest method is a method of calculating the amortised cost of a financial liability and of allocating interest expense over the relevant period.  The effective interest rate is the rate that exactly discounts estimated future cash flows (including all fees that form an integral part of the effective interest rate, transaction costs and other premiums or discounts) through the expected life of the financial liability.

  
2.9
Taxation

Current tax is provided at amounts expected to be paid or recovered using the tax rates and laws that have been enacted or substantively enacted at the balance sheet date. 

  
2.10
Tangible fixed assets

Tangible fixed assets, other than investment properties, are depreciated so as to write off the cost in equal annual instalments over the expected useful economic lives of the assets concerned. The principal annual rates used for this purpose is based below:
Right of use asset:  the lease term

Page 16

 
CANARY WHARF INVESTMENTS LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 DECEMBER 2024

3.


CRITICAL ACCOUNTING JUDGEMENTS AND KEY SOURCES OF ESTIMATION UNCERTAINTY

The preparation of financial statements in conformity with generally accepted accounting principles requires the use of estimates and assumptions that affect the reported amounts of assets and liabilities at the date of the financial statements and the reported amounts of revenue and expenses during the reporting period. Although these estimates are based on management’s best knowledge of the amount, event or actions, actual results ultimately may differ from those estimates.
The preparation of financial statements also requires use of judgements, apart from those involving estimation, that management makes in the process of applying the entity’s accounting policies.


Impairment of investments

Investments in subsidiaries are stated at cost less any provision for impairment. In assessing provisions for impairment, the directors have valued each subsidiary at its net asset value, as adjusted for material differences between the fair value and carrying value of its assets and liabilities.

Valuation of investment properties

The company uses valuations performed by independent valuers as the fair value of its properties. The valuations are based upon assumptions including future rental income, anticipated void costs and the appropriate discount rate or yield. The valuers also make reference to market evidence of transaction prices for similar properties. 
For the year ended 31 December 2024, the financial statements of the company did not contain any significant items that required the application of judgements, apart from those involving estimation.


4.


TURNOVER

An analysis of turnover by class of business is as follows:


2024
2023
£
£

Rental income
383,990
499,712

Insurance recoveries
7,285
4,580

391,275
504,292


All turnover arose within the United Kingdom.


5.


AUDITOR'S REMUNERATION

Auditor's remuneration of £9,200 (2023 - £8,500) for the audit of the company for the year has been borne by another group undertaking.



Page 17

 
CANARY WHARF INVESTMENTS LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 DECEMBER 2024

6.


EMPLOYEES




The Company had no employees during the year (2023 - Nil). No remuneration was paid by the Company to Directors for their services to the Company and no costs were allocated or recharged to the Company  (2023 - £NIL).


7.


INTEREST RECEIVABLE SIMILAR INCOME

2024
2023
£
£


Interest receivable from group undertakings
58,766
653,341

Bank and other interest receivable
18,296
18,413

77,062
671,754


8.


INTEREST PAYABLE AND SIMILAR CHARGES

2024
2023
£
£


Bank interest payable
24,660
-

Interest payable to group undertakings
29,077
24,941

Finance lease interest
75,018
-

128,755
24,941

Page 18

 
CANARY WHARF INVESTMENTS LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 DECEMBER 2024

9.


TAXATION


2024
2023
£
£



Current tax on profit for the year
-
-


TOTAL CURRENT TAX

-
-

FACTORS AFFECTING TAX CHARGE FOR THE YEAR

The tax assessed for the year is different to the standard rate of corporation tax in the UK of 25% (2023 - 23.5%). The differences are explained below:

2024
2023
£
£


Profit on ordinary activities before tax
146,158,473
21,288,921


Profit on ordinary activities multiplied by standard rate of corporation tax in the UK of 25% (2023 - 23.5%)
36,539,618
5,002,896

EFFECTS OF:


Property rental business
(124,738)
(5,054)

Expenses not deductible for tax purposes
80,095
(1,401,005)

Capital allowances for year in excess of depreciation
(20,943)
(21,217)

Fair value movements not subject to tax
183,034
(3,655,615)

Non-taxable income
(36,652,491)
88,195

Group relief
(4,575)
(8,200)

TOTAL TAX CHARGE FOR THE YEAR
-
-


FACTORS THAT MAY AFFECT FUTURE TAX CHARGES

In October 2022, the government announced changes to the Corporation Tax rate from 1 April 2023, increasing the main rate of Corporation Tax to 25%. 
The company is a member of a REIT headed by Stork Holdings Limited. As a consequence all qualifying property rental business is exempt from corporation tax. Only income and expenses relating to non-qualifying activities will continue to be taxable. 

Page 19

 
CANARY WHARF INVESTMENTS LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 DECEMBER 2024

10.


TANGIBLE FIXED ASSETS





Right of Use asset

£



COST OR VALUATION


Additions
1,353,308



At 31 December 2024

1,353,308



DEPRECIATION


Charge for the year
27,992



At 31 December 2024

27,992



NET BOOK VALUE



At 31 December 2024
1,325,316



At 31 December 2023
-

The right of use asset relates to the Eden dock bridge finance lease in Canary Wharf ending in December 2073.

Page 20

 
CANARY WHARF INVESTMENTS LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 DECEMBER 2024

11.


FIXED ASSET INVESTMENTS





Investments in subsidiary companies

£



COST 


At 1 January 2024
375,645,217


Additions
120,802,004


Disposals
(2)



At 31 December 2024

496,447,219



IMPAIRMENT


At 1 January 2024
107,177,368


Charge for the period
(522,785)



At 31 December 2024

106,654,583



NET BOOK VALUE



At 31 December 2024
389,792,636



At 31 December 2023
268,467,849

Details of the direct and indirect subsidiaries of the company are shown in Note 21.
During the year, the company disposed of 1 ordinary £1 shares in Canary Wharf Retail Limited and Wood Wharf Retail Limited in exchange for 2 ordinary £1 shares in Canary Wharf Retail Finance Limited.
Additionally, the company acquired an additional 1 ordinary £1 shares in Canary Wharf Retail Finance Limited for consideration of £120,802,000. The company also acquired 1 ordinary £1 shares in Canary Wharf (CS Park Pavilion) Limited and Admirals Way Investment Limited at par.
Dividends totalling £
146,609,964 (2023 - £5,961,722) were received from subsidiaries during the year ended 31 December 2024.
At 31 December 2024, the net realisable value of certain subsidiaries was less than the carrying value in the company's balance sheet. An increase in the provision for impairment of £
522,785 (2023 -  £20,796,728) has been recognised in the income statement.
In accordance with Section 400 of the Companies Act 2006, financial information is only presented in these financial statements about the company as an individual undertaking and not about its group because the company and its subsidiary undertakings are included in the consolidated financial statements of a larger group (Note 21).
The directors are of the opinion that the value of the company's investments at 31 December 2024, net of the provision for impairment, was not less than the amount shown in the company's statement of financial position.




Page 21

 
CANARY WHARF INVESTMENTS LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 DECEMBER 2024

12.


INVESTMENT PROPERTY


Freehold properties held for development
Freehold investment properties
Leasehold investment properties
Total

£
£
£
£



VALUATION


At 1 January 2024
25,210,000
50,087,100
17,197,750
92,494,850


Additions at cost
3,474,894
-
45,333
3,520,227


Disposals
-
(2,550,000)
(13,300,000)
(15,850,000)


Revaluation
(624,894)
(505,700)
(124,327)
(1,254,921)



AT 31 DECEMBER 2024
28,060,000
47,031,400
3,818,756
78,910,156

The company holds investments in various freehold and leashold property interests in Canary Wharf, London.
During the year, the company had sold its interest in 5-6 Chancellor Passage, 5-6 Frobisher Passage and 20 Canada Square storage to Canary Wharf Retail 2 Limited, a fellow subsidiary undertaking, for consideration of £13,900,000. The company also sold its interest in Churchill Place Car Park to Canary Wharf Retail Limited, a fellow subsidiary undertaking, for consideration of £1,950,000.
At 31 December 2024, the company's investment property interests were valued externally by Savills and CBRE, qualified valuers with recent experience in office properties at Canary Wharf. The fair value was determined in accordance with the Appraisal and Valuation Manual published by the Royal Institution of Chartered Surveyors, using:
- Discounted cash flow based on inputs provided by the company (current rents, terms and conditions of lease agreements) and assumptions and valuation models adopted by the valuers (estimated rental values, terminal values and discount rates).
- Yield methodology based on inputs provided by the company (current rents) and assumptions and valuation models adopted by the valuers (estimated rental values and market capitalisation rates).
The resulting valuations are cross checked against the initial yields and the fair market values per square foot derived from actual market transactions.
£3,081,000 (2023 - £4,152,000) of the company's leasehold investment properties and £96,400 (2023 - £97,100) of the company's freehold investment properties were valued by the directors on the basis of discounted future cash flows. 
No allowance was made for any expenses of realisation nor for any taxation which might arise in the event of disposal.


If the investment properties had been accounted for under the historic cost accounting rules, the properties would have been measured as follows:


2024
2023
£
£


Historic cost
44,651,546
47,177,800

44,651,546
47,177,800

Page 22

 
CANARY WHARF INVESTMENTS LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 DECEMBER 2024
 
12.INVESTMENT PROPERTY (CONTINUED)

The company lets its investment property interests to various group and external tenants.

The fair value has been allocated to the following balance sheet items:


2024
2023
£
£



Investment properties
78,910,156
92,494,850

Negotiation costs
2,444
114,387

Lease incentives
-
759,863

78,912,600
93,369,100


The future minimum rents receivable under non-cancellable operating leases are as follows:

2024
2023
£
£



Within one year
87,158
813,337

In one to five years
4,946
2,901,647

After more than five years
-
8,199,649

92,104
11,914,633


13.


DEBTORS: Amounts falling due within one year

2024
2023
£
£


Trade debtors
162,365
229,547

Loan to a fellow subsidiary undertaking
1,192,151
1,133,385

Amounts owed by group undertakings
115,536,031
35,944,443

Other debtors
191,628
958,455

Prepayments and accrued income
40,971
139,133

117,123,146
38,404,963


The loan to a fellow subsidiary undertaking carries interest at a rate linked to SONIA and is repayable on demand. 
Amounts owed by group undertakings are interest free and repayable on demand.

Page 23

 
CANARY WHARF INVESTMENTS LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 DECEMBER 2024

14.


CASH AND CASH EQUIVALENTS

2024
2023
£
£

Unrestricted cash
3,034
121,514

Restricted cash
1,038,454
988,902

1,041,488
1,110,416


Restricted cash relates to tenant deposits.


15.


CREDITORS: AMOUNTS FALLING DUE WITHIN ONE YEAR

2024
2023
£
£

Trade creditors
19
9,632

Loan from a fellow subsidiary undertaking
5,343,399
1,443,478

Amounts owed to group undertakings
51,162,858
14,596,323

Finance lease (Note 16)
75,490
-

Other creditors
1,129,717
1,080,549

Accruals and deferred income
6,917
385,063

57,718,400
17,515,045


The loan from a fellow subsidiary undertaking of £588,108 (2023 - £559,031) bears interest at a rate linked to SONIA and is repayable on demand.
Loan from fellow subsidiary undertakings of £4,755,291 (2023 - £884,447) are interest free and repayable on demand.
Amounts owed to group undertakings are interest free and repayable on demand.


16.


CREDITORS: AMOUNTS FALLING DUE AFTER MORE THAN ONE YEAR

2024
2023
£
£

Finance lease (Note 16)
1,352,836
-

1,352,836
-


Page 24

 
CANARY WHARF INVESTMENTS LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 DECEMBER 2024

17.


FINANCE LEASE


The finance lease obligations fall due as follows:

2024
2023
£
£


Within one year
75,490
-

Between 1-5 years
192,240
-

Over 5 years
1,160,596
-

1,428,326
-

During the year, the Company entered into a finance lease for the surrounding area of Middle Dock ending 18 December 2073. The finance lease has a fixed interest rate of 5.35% per annum.


18.


SHARE CAPITAL

2024
2023
£
£
ALLOTTED, CALLED UP AND FULLY PAID



37,878,869 (2023 - 37,878,869) Deferred ordinary shares of £1.00 each
37,878,869
37,878,869
116,166,086 (2023 - 116,166,086) Ordinary shares of £1.00 each
116,166,086
116,166,086

154,044,955

154,044,955


The deferred ordinary shares of £1 each entitle the holder to a restricted participation in the profits or assets of the company and do not carry any right to attend and vote at any general meeting.
Following the year end, on 14 April 2025 the Company issued 1 £1 ordinary share at par.



19.


RESERVES

The distributable reserves of the company differ from its retained earnings as follows:


2024
2023
£
£



Retained earnings
224,553,824
78,395,351

Revaluation of investment properties
(34,258,610)
(45,210,138)

Distributable reserves
190,295,214
33,185,213

Page 25

 
CANARY WHARF INVESTMENTS LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 DECEMBER 2024

20.OTHER FINANCIAL COMMITMENTS

The company has guaranteed the obligations of Canary Wharf Limited under certain agreements with the tenants of Canary Wharf group companies and in relation to certain property transactions at Canary Wharf.
The company has given guarantees and fixed and floating charges over substantially all its assets to secure the borrowing and other liabilities of certain fellow subsidiary undertakings.


21.


CONTROLLING PARTY

The company's immediate parent undertaking is Canary Wharf Holdings Limited.
As at 31 December 2024, the smallest group of which the company is a member and for which group financial statements are drawn up is the consolidated financial statements of Canary Wharf Group Investment Holdings plc. Copies of the financial statements may be obtained from the Company Secretary, One Canada Square, Canary Wharf, London E14 5AB.
The largest group of which the company is a member for which group financial statements are drawn up is the consolidated financial statements of Stork HoldCo LP, an entity registered in Bermuda and the ultimate parent undertaking and controlling party. Stork HoldCo LP is registered at 73 Front Street, 5th Floor, Hamilton HM12, Bermuda.
Stork HoldCo LP is controlled as to 50% by Brookfield Property Partners LP and as to 50% by Qatar Investment Authority.
The directors have taken advantage of the exemption in paragraph 33.1A of FRS 102 allowing the company not to disclose related party transactions with respect to other wholly-owned group companies.

Page 26

 
CANARY WHARF INVESTMENTS LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 DECEMBER 2024

22.


SUBSIDIARY UNDERTAKINGS

The following were subsidiary undertakings of the company:
 
DIRECT SUBSIDIARY UNDERTAKINGS
 
ole3b00.png

Page 27

 
CANARY WHARF INVESTMENTS LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 DECEMBER 2024
ole6c41.png
Page 28

 
CANARY WHARF INVESTMENTS LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 DECEMBER 2024

ole1c44.png
ole4416.png

Page 29

 
CANARY WHARF INVESTMENTS LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 DECEMBER 2024

INDIRECT SUBSIDIARY UNDERTAKINGS

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Page 30

 
CANARY WHARF INVESTMENTS LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 DECEMBER 2024
ole0551.png

Page 31

 
CANARY WHARF INVESTMENTS LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 DECEMBER 2024
ole219a.png

Page 32

 
CANARY WHARF INVESTMENTS LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 DECEMBER 2024
ole01c0.png

Subsidiaries incorporated in England and Wales are registered at One Canada Square, Canary Wharf, London E14 5AB. Subsidiaries incorporated in Scotland are registered at Saltire Court, 20 Castle Terrace, Edinburgh, EH1 2EN. Subsidiaries incorporated in Jersey are registered at 47 Esplanade, St Helier, Jersey, JE1 0BD.

Page 33