Caseware UK (AP4) 2024.0.164 2024.0.164 2024-12-312024-12-312024-01-01false00falsefalsefalse 05389385 2024-01-01 2024-12-31 05389385 2023-01-01 2023-12-31 05389385 2024-12-31 05389385 2023-12-31 05389385 2023-01-01 05389385 5 2024-01-01 2024-12-31 05389385 5 2023-01-01 2023-12-31 05389385 d:Director1 2024-01-01 2024-12-31 05389385 d:Director3 2024-01-01 2024-12-31 05389385 d:Director4 2024-01-01 2024-12-31 05389385 d:Director5 2024-01-01 2024-12-31 05389385 e:LeaseholdInvestmentProperty 2024-12-31 05389385 e:LeaseholdInvestmentProperty 2023-12-31 05389385 e:CurrentFinancialInstruments 2024-12-31 05389385 e:CurrentFinancialInstruments 2023-12-31 05389385 e:Non-currentFinancialInstruments 2024-12-31 05389385 e:Non-currentFinancialInstruments 2023-12-31 05389385 e:CurrentFinancialInstruments e:WithinOneYear 2024-12-31 05389385 e:CurrentFinancialInstruments e:WithinOneYear 2023-12-31 05389385 e:Non-currentFinancialInstruments e:AfterOneYear 2024-12-31 05389385 e:Non-currentFinancialInstruments e:AfterOneYear 2023-12-31 05389385 e:UKTax 2024-01-01 2024-12-31 05389385 e:UKTax 2023-01-01 2023-12-31 05389385 e:ShareCapital 2024-01-01 2024-12-31 05389385 e:ShareCapital 2024-12-31 05389385 e:ShareCapital 2023-01-01 2023-12-31 05389385 e:ShareCapital 2023-12-31 05389385 e:ShareCapital 2023-01-01 05389385 e:RetainedEarningsAccumulatedLosses 2024-01-01 2024-12-31 05389385 e:RetainedEarningsAccumulatedLosses 2024-12-31 05389385 e:RetainedEarningsAccumulatedLosses 2023-01-01 2023-12-31 05389385 e:RetainedEarningsAccumulatedLosses 2023-12-31 05389385 e:RetainedEarningsAccumulatedLosses 2023-01-01 05389385 d:OrdinaryShareClass1 2024-01-01 2024-12-31 05389385 d:OrdinaryShareClass1 2024-12-31 05389385 d:OrdinaryShareClass1 2023-12-31 05389385 d:FRS102 2024-01-01 2024-12-31 05389385 d:Audited 2024-01-01 2024-12-31 05389385 d:FullAccounts 2024-01-01 2024-12-31 05389385 d:PrivateLimitedCompanyLtd 2024-01-01 2024-12-31 05389385 6 2024-01-01 2024-12-31 05389385 3 2024-12-31 05389385 3 2023-12-31 05389385 f:PoundSterling 2024-01-01 2024-12-31 xbrli:shares iso4217:GBP xbrli:pure




img7eb3.png










CANARY WHARF HOLDINGS (FC2) LIMITED

Registered number: 05389385




DIRECTORS' REPORT AND FINANCIAL STATEMENTS

FOR THE YEAR ENDED 31 DECEMBER 2024

 
CANARY WHARF HOLDINGS (FC2) LIMITED
 

CONTENTS



Page
Directors' Report
1 - 2
Directors' Responsibilities Statement
3
Independent Auditor's Report
4 - 7
Statement of Comprehensive Income
8
Statement of Financial Position
9
Statement of Changes in Equity
10
Notes to the Financial Statements
11 - 20


 
CANARY WHARF HOLDINGS (FC2) 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.

In preparing this report, the directors have taken advantage of the small companies exemptions provided by sections 414B and 415A of the Companies Act 2006.

PRINCIPAL ACTIVITY

The principal activity of the company is property investment. The company holds 10 Cabot Square, Canary Wharf, London directly and via a Jersey Property Unit Trust ('JPUT'). The activities of the company are not expected to change over the next 12 months.

RESULTS AND DIVIDENDS

The profit for the year, after taxation, amounted to £97,924 (2023 - loss £2,546,056).

No dividends have been paid or proposed for the year and to the date of this report (2023 - £NIL).

GOING CONCERN

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

DIRECTORS

The directors who served during the year and up 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 imdemnity 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 year 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.

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

Deloitte LLP have indicated their willingness to continue as auditors to the company.

Page 1

 
CANARY WHARF HOLDINGS (FC2) LIMITED
 

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

This report was approved by the board on 19 June 2025 and signed on its behalf.
 





I J Benham
Director

Page 2

 
CANARY WHARF HOLDINGS (FC2) LIMITED
 

DIRECTORS' RESPONSIBILITIES STATEMENT
FOR THE YEAR ENDED 31 DECEMBER 2024

The directors are responsible for preparing 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;

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 3

 
CANARY WHARF HOLDINGS (FC2) LIMITED
 

 
INDEPENDENT AUDITOR'S REPORT TO THE MEMBERS OF CANARY WHARF HOLDINGS (FC2) LIMITED
 

REPORT ON THE AUDIT OF THE FINANCIAL STATEMENTS

OPINION

In our opinion the financial statements of Canary Wharf Holdings (FC2) 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 15.

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 4

 
CANARY WHARF HOLDINGS (FC2) LIMITED
 

 
INDEPENDENT AUDITOR'S REPORT TO THE MEMBERS OF CANARY WHARF HOLDINGS (FC2) 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 5

 
CANARY WHARF HOLDINGS (FC2) LIMITED
 

 
INDEPENDENT AUDITOR'S REPORT TO THE MEMBERS OF CANARY WHARF HOLDINGS (FC2) 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 and the directors 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 6

 
CANARY WHARF HOLDINGS (FC2) LIMITED
 

 
INDEPENDENT AUDITOR'S REPORT TO THE MEMBERS OF CANARY WHARF HOLDINGS (FC2) 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 directors’ report for the financial year for which the financial statements are prepared is consistent with the financial statements; and
the directors’ report has 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 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; or
the directors were not entitled to take advantage of the small companies' exemptions in preparing the directors’ report and from the requirement to prepare a strategic report. 

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.






Sarah Cairns FCA (Senior statutory auditor) 
For and on behalf of Deloitte LLP
Statutory Auditor
London, United Kingdom
19 June 2025
Page 7

 
CANARY WHARF HOLDINGS (FC2) LIMITED
 

STATEMENT OF COMPREHENSIVE INCOME
FOR THE YEAR ENDED 31 DECEMBER 2024

2024
2023
Note
£
£

  

Profit/(loss) from investment in Jersey Property Unit Trust
 8 
1,408,830
(1,934,578)

Interest payable and similar charges
 6 
(1,310,906)
(611,478)

PROFIT/(LOSS) BEFORE TAX
  
97,924
(2,546,056)

Tax on profit/(loss)
 7 
-
-

PROFIT/(LOSS) FOR THE FINANCIAL YEAR
  
97,924
(2,546,056)

Other comprehensive income for the year
  
-
-

TOTAL COMPREHENSIVE INCOME/(EXPENSE) FOR THE YEAR
  
97,924
(2,546,056)

The notes on pages 11 to 20 form part of these financial statements.

Page 8

 
CANARY WHARF HOLDINGS (FC2) LIMITED
REGISTERED NUMBER: 05389385

STATEMENT OF FINANCIAL POSITION
AS AT 31 DECEMBER 2024

2024
2023
Note
£
£

FIXED ASSETS
  

Investments
 8 
16,794,191
16,696,266

Investment property
 9 
10,000
10,000

  
16,804,191
16,706,266

CURRENT ASSETS
  

Debtors: amounts falling due within one year
 10 
640,375
340,102

  
640,375
340,102

Creditors: amounts falling due within one year
 11 
(535,537)
(235,263)

NET CURRENT ASSETS
  
104,838
104,839

TOTAL ASSETS LESS CURRENT LIABILITIES
  
16,909,029
16,811,105

Creditors: amounts falling due after more than one year
 12 
(12,369,026)
(12,369,026)

  

NET ASSETS
  
4,540,003
4,442,079


CAPITAL AND RESERVES
  

Called up share capital 
 13 
5,001
5,001

Retained earnings
 14 
4,535,002
4,437,078

  
4,540,003
4,442,079


The financial statements were approved and authorised for issue by the board and were signed on its behalf on 19 June 2025.




I J Benham
Director

The notes on pages 11 to 20 form part of these financial statements.

Page 9

 
CANARY WHARF HOLDINGS (FC2) LIMITED
 

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


Called up share capital
Retained earnings
Total equity

£
£
£

At 1 January 2024
5,001
4,437,078
4,442,079


COMPREHENSIVE INCOME FOR THE YEAR

Profit for the year
-
97,924
97,924
TOTAL COMPREHENSIVE INCOME FOR THE YEAR
-
97,924
97,924


AT 31 DECEMBER 2024
5,001
4,535,002
4,540,003



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


Called up share capital
Retained earnings
Total equity

£
£
£

At 1 January 2023
5,001
6,983,134
6,988,135


COMPREHENSIVE EXPENSE FOR THE YEAR

Loss for the year
-
(2,546,056)
(2,546,056)
TOTAL COMPREHENSIVE EXPENSE FOR THE YEAR
-
(2,546,056)
(2,546,056)


AT 31 DECEMBER 2023
5,001
4,437,078
4,442,079


The notes on pages 11 to 20 form part of these financial statements.

Page 10

 
CANARY WHARF HOLDINGS (FC2) LIMITED
 

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

1.


GENERAL INFORMATION

Canary Wharf Holdings (FC2) 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 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 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, Stork Holdings Limited, which may be obtained at 7 Esplanade, St Helier, JE1 0BD Jersey.
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 11

 
CANARY WHARF HOLDINGS (FC2) LIMITED
 

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

2.ACCOUNTING POLICIES (CONTINUED)

 
2.4

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 an investment property interest is acquired under a lease the associated lease liability is 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 separately identified accrued rent, amortised lease incentives and negotiation costs. The gain or loss on remeasurement is recognised in the income statement. 

 
2.5

Investments

Investments in subsidiaries are stated at cost less any provision for impairment.
Investments in unit trusts are stated at fair value. The fair value is calculated by reference to the company’s share of the net assets of the investment, as adjusted for assets and liabilities which are not carried at fair value. Any movement is taken to the income statement.

 
2.6

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.
Trade and other payables
Trade and other creditors are stated at cost.

Page 12

 
CANARY WHARF HOLDINGS (FC2) LIMITED
 

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

2.ACCOUNTING POLICIES (CONTINUED)

  
Borrowings

Standard loans payable are recognised initially at transaction price including 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.
Where loans are subject to contractual terms and arrangements that are non-standard they are carried at fair value. The fair value is assessed as the present value of most likely cash flows, subject to the limitations of the underlying terms. Any movements are recognised in the income statement.

  
2.7
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. 

Page 13

 
CANARY WHARF HOLDINGS (FC2) 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.


Valuation of investments
Investments in JPUTs are carried at fair value. The directors have valued the investment at the company’s share of the JPUT's net asset value, as adjusted for the fair value of the JPUT's property interest.

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.


AUDITOR'S REMUNERATION

Auditor's remuneration of £17,040 (2023 - £15,000) for the audit of the company for the year has been borne by another group undertaking.




5.


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).


6.


INTEREST PAYABLE AND SIMILAR CHARGES

2024
2023
£
£


Interest to group undertakings
1,310,906
611,478

1,310,906
611,478


7.


TAXATION


2024
2023
£
£



Current tax on losses for the year
-
-


TOTAL CURRENT TAX
-
-
Page 14

 
CANARY WHARF HOLDINGS (FC2) LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 DECEMBER 2024
 
7.TAXATION (CONTINUED)


FACTORS AFFECTING TAX CREDIT FOR THE YEAR

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 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/(loss) on ordinary activities before tax
97,924
(2,546,056)


Profit/(loss) on ordinary activities multiplied by standard rate of corporation tax in the UK of 25% (2023 - 23.5%)
24,481
(598,323)

EFFECTS OF:


Property rental business
(145,574)
(68,748)

Fair value movements not subject to tax
11,834
667,071

Interest restriction
109,259
-

TOTAL TAX CHARGE FOR THE YEAR
-
-


FACTORS THAT MAY AFFECT FUTURE TAX CHARGES

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 15

 
CANARY WHARF HOLDINGS (FC2) LIMITED
 

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

8.


FIXED ASSET INVESTMENTS





Investments in subsidiary companies
Investment in Jersey Property Unit Trust
Total

£
£
£



COST OR VALUATION


At 1 January 2024
5,001
16,696,266
16,701,267


Revaluations
-
97,925
97,925



At 31 December 2024

5,001
16,794,191
16,799,192



IMPAIRMENT


At 1 January 2024
5,001
-
5,001



At 31 December 2024

5,001
-
5,001



NET BOOK VALUE



At 31 December 2024
-
16,794,191
16,794,191



At 31 December 2023
-
16,696,266
16,696,266

Investments in subsidiary companies are stated at cost less any provision for impairment. Investment in Jersey Property Unit Trust are stated at fair value.


INVESTMENT IN JERSEY PROPERTY UNIT TRUST

2024
2023
£
£



Cost of interest in Jersey Property Unit Trust
11,800,000
11,800,000

Share of accumulated capital profits
4,994,191
4,896,265

16,794,191
16,696,265

At 31 December 2024 and 31 December 2023 the company held 97.9% of the units in the 10 Cabot Square II Unit Trust.
The share of capital profits relates to the revaluation of an investment property recognised in the income statement of Jersey Property Unit Trust.

Page 16

 
CANARY WHARF HOLDINGS (FC2) LIMITED
 

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

During the year the company received distributions as follows:

2024
2023
£
£



Accrued distributions brought forward
(235,263)
(284,769)

Distributions received
1,010,632
660,986

Accrued distributions carried forward
535,536
235,263

Share of capital profits
97,925
(2,546,058)

Income from Jersey Property Unit Trust
1,408,830
(1,934,578)

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 investment are included in the consolidated financial statements of a larger group (Note 15).
 
Page 17

 
CANARY WHARF HOLDINGS (FC2) LIMITED
 

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

9.


INVESTMENT PROPERTY


Long term leasehold investment property

£



VALUATION


At 1 January 2024
10,000



AT 31 DECEMBER 2024
10,000

At 31 December 2024, the property was valued externally by Savills (UK) Limited, 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 flows 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.
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
10,000
10,000

10,000
10,000

The property is let to the 10 Cabot Square II Unit Trust until August 2187 at a peppercorn rent.

Page 18

 
CANARY WHARF HOLDINGS (FC2) LIMITED
 

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

10.


DEBTORS: AMOUNTS FALLING DUE WITHIN ONE YEAR

2024
2023
£
£


Amounts owed by group undertakings
640,375
104,839

Prepayments and accrued income
-
235,263

640,375
340,102


Amounts owed by group undertakings are interest free and repayable on demand.


11.


CREDITORS: AMOUNTS FALLING DUE WITHIN ONE YEAR

2024
2023
£
£

Amounts owed to group undertakings
535,537
235,263

535,537
235,263


Amounts owed to group undertakings are interest free and repayable on demand.


12.


CREDITORS: AMOUNTS FALLING DUE AFTER MORE THAN ONE YEAR

2024
2023
£
£

Loan from fellow subsidiary undertaking
12,369,026
12,369,026

12,369,026
12,369,026


The loan from a fellow subsidiary undertaking bears interest at 10%, subject to certain caps and is repayable on 22 April 2038.

Page 19

 
CANARY WHARF HOLDINGS (FC2) LIMITED
 

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

13.


SHARE CAPITAL

2024
2023
£
£
ALLOTTED, CALLED UP AND FULLY PAID



5,001 (2023 - 5,001) Ordinary shares of £1.00 each
5,001
5,001



14.


RESERVES

The company has no distributable reserves at 31 December 2024. The total of the company's realised gains and losses was as follows:


2024
2023
£
£



Retained earnings
4,535,002
4,437,078

Revaluation of investments
(4,994,191)
(4,896,265)

Distributable reserves
(459,189)
(459,187)

The share of capital profits relates to the revaluation of an investment property recognised in the income statement of Jersey Property Unit Trust. The company recognises its share of this unrealised profit in the carrying value of its investment.


15.


CONTROLLING PARTY

The company's immediate parent undertaking is Canary Wharf Funding (FC2/FC4) 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 20