The directors present the strategic report for the year ended 31 March 2025.

The directors are pleased with the performance of the group and company in the year and its position at the year end. The group holds properties for both investment and trading purposes. Investment properties consist of two commercial properties used in retail and are leased to tenants until 2030. These properties are held within the group for long term capital appreciation and rental return. The group held five properties in the year for trading purposes. The trading properties held are all commercial in nature and are held with the intention of sale. The commercial use of these properties ranges from two small retail units, a commercial yard, an office and a shopping centre.

In relation to the group’s properties, the Board of directors continues to monitor the local property market within Northern Ireland and to seek sale and purchase opportunities for its trading properties.

At 31 March 2025 the group had property assets of £4,259,708 (2024 - £3,974,800), debt financing of £329,696 (2024 - £253,157) and net assets of £4,552,303 (2024 - £4,500,435). The Board notes this reflects a increase of £76,539 in debt finance, which is a direct result of the acquisition of additional properties in the year, and an increase in net assets of £51,868. The Board’s aim is to service and reduce the debt finance of the group from income.

There were no significant developments within the group's activities or its performance in the year.

In the year under review, as noted above, the group held two properties for investment purposes together with a small number of properties held for trading purposes. Both of the group’s investment properties were fully occupied and rented under leases that are non cancellable until 2030. The investment properties are carried at a valuation of £1,900,000 (2024 - £1,900,000), based on external professional valuations. The valuations carried in the financial statements reflect a yield of 11.4% for investment property and this is considered to be in line with that of similar properties.

No trading properties were sold in the year and two additional units in Kings Square shopping Centre were purchased. Trading properties contribute to the group's performance by returning rental income. Trading properties are stated in the statement of financial position at the lower of cost or net realisable value, that being estimated selling price, less costs to complete and sell. In earlier years the carrying value of some trading properties were written down to their net realisable value as estimated selling price was considered to be less than their original cost. Movement in stock value reflects the cost of the additional properties purchased.

Key performance indicators, as discussed on page 2, are in line with the Board's expectations. The profit on ordinary activities before tax of £200,349 is significantly lower than the profit returned in the prior year of £501,413, however in the prior year the sale of two properties generated profit of £322,358. As disclosed at note 3 to the financial statements overall rental and service charge income is lower than that achieved in the prior period primarily due to the sale of trading property in the prior year and the rental income on these properties ceasing. Investment properties continue to be fully let which gives the group a secure rental basis. Occupancy rates are detailed on page 2. Arrears as a percentage of rental and service debts has continued to decrease in the 2025 year with operational cash flow positive.

As referred to above, the Board continue to monitor the local property market within Northern Ireland with a view to seeking sale opportunities for the group’s trading properties and, although there are no plans to expand the group’s property portfolio, the Board is always open to fully considering any opportunity that might improve the group’s performance or asset position.

The group's key performance indicators are as follows:        

                         2025     2024

Turnover                        £401,871     £1,367,875

Profit / (loss) on ordinary activities before taxation    £200,349     £501,413

Operational cash flow                 £2,949    £1,162,255

Occupancy rates on investment property         100%     100%

Occupancy rates on trading properties         90%     82%

Arrears as a % of rental and service charge debtors     31%     40%

Performance in the sector is affected by general economic conditions and specific sectoral factors such as interest rates, property values and property rental values. Also, the directors consider that maintaining relationships and facilities with its bankers to ensure finance is available when required to purchase new stock is important. The Board of directors carries out regular strategic reviews including assessments of market trends and forecasts.

Environment

The group recognises its corporate responsibility to carry out its operations whilst minimising environmental impacts. The directors' continued aim is to comply with all applicable environmental legislation, prevent pollution and reduce waste wherever possible.

Health and Safety

The group is committed to achieving the highest practical standards in health and safety management and strives to make all premises safe environments for employees and customers alike.

Financial risk management

The group's operations expose it to financial risks that include the effects of changes in credit risk, liquidity risk and interest rate cash flow risk. The group has in place a risk management programme that seeks to limit the adverse effects on the financial performance of the group by monitoring the level of risk which it faces. Given the size of the group, the directors have not delegated the responsibility of monitoring financial risk management to a sub-committee of the board.

Credit risk

The group has implemented policies that require appropriate credit checks on potential tenants before contracts are agreed. The amount of exposure to individual tenants is subject to a limit which is reassessed regularly by the Board. Due to the general economic climate the directors recognise an increase in credit risk in relation to existing tenants operations and their ability to pay rents and service charges.

Liquidity risk

The group maintains a mixture of finance that is designed to ensure the group has sufficient available funds for operations and any planned expansions and development of properties.

The group has both interest bearing assets and interest bearing liabilities. Interest bearing assets include only cash balances, all of which earn interest. Interest bearing liabilities qualify as basic financial instruments and relate to bank loans and overdrafts on which the group pays variable rates of interest. The group has a policy of maintaining a quantum of debt at variable rates and further detail of these can be found at note 22 of the financial statements. All loans subject to variable interest rates are due to be fully repaid by the group within the next 10 years. Following recent Bank of England rate reductions, near-term interest charges are expected to stabilise or potentially decline, although they will remain sensitive to movements in market rates.

Future funding

The group is financed through long term loans described above. Any short term working capital requirement is funded through the group's overdraft facility.

The directors recognise their duty to act, in good faith, in order to promote the success of the group and company for the benefit of its members as a whole, and in doing so, having due regard (amongst other matters) to:

• the likely consequence of any decision in the long term

• the interests of any of the group and company’s employees

• the need to foster the group and company’s business relationships with suppliers, customers and others

• the impact of the group and company’s operations on the community and the environment

• the desirability of the group and company maintaining a reputation for high standards of business conduct

• the need to act fairly as between members of the company.

The group and company's key stakeholders are considered to be:

• equity investors

• customers

• funders

• suppliers

The directors strive to understand the interests of its stakeholders and the impact of decisions on them and do this by continued engagement.

Except for decision making in relation to purchase of two more units within the Kings Square Shopping Centre, no significant decisions were made in the year and there was no change to the groups core operations.

On behalf of the board

The directors present their annual report and financial statements for the year ended 31 March 2025.

The principal activity of the company and group continued to be that of dealing in property and holding investments for return.

The results for the year are set out on page 12.

Dividends of £100,170 were declared and paid during the year. The directors propose a final dividend of £0.06 per share.

The directors who held office during the year and up to the date of signature of the financial statements were as follows:

The directors are responsible for preparing the Annual 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 United Kingdom Generally Accepted Accounting Practice (United Kingdom Accounting Standards and applicable law). 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 group and company, and of the profit or loss of the group for that period. In preparing these financial statements, the directors are required to:

• select suitable accounting policies 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 group and company will continue in business.

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

The truegroup has chosen in accordance with Companies Act 2006, s. 414C(11) to set out in the group's strategic report information required by Large and Medium-sized Companies and Groups (Accounts and Reports) Regulations 2008, Sch. 7 to be contained in the directors' report.

So far as each person who was a director at the date of approving this report is aware, there is no relevant audit information of which the auditor of the company is unaware. Additionally, the directors individually have taken all the necessary steps that they ought to have taken as directors in order to make themselves aware of all relevant audit information and to establish that the auditor of the company is aware of that information.

We have audited the financial statements of Union Arch Properties PLC (the 'parent company') and its subsidiaries (the 'group') for the year ended 31 March 2025 which comprise the group statement of comprehensive income, the group statement of financial position, the company statement of financial position, the group statement of changes in equity, the company statement of changes in equity, the group statement of cash flows, the company statement of cash flows and notes to the financial statements, including significant accounting policies. 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).

In our opinion the financial statements:

• give a true and fair view of the state of the group's and the parent company's affairs as at 31 March 2025 and of the group's profit for the year then ended;

• have been properly prepared in accordance with United Kingdom Generally Accepted Accounting Practice; and

• have been prepared in accordance with the requirements of the Companies Act 2006.

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 group and parent company in accordance with the ethical requirements that are relevant to our audit of the financial statements in the UK, including 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 group's and parent 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.

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.

Opinions on other matters prescribed by the Companies Act 2006

In our opinion, based on the work undertaken in the course of our 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 group and the parent company and their environment obtained in the course of the audit, we have not identified material misstatements in the strategic report or the directors' report.

We have nothing to report in respect of the following matters in relation to which the Companies Act 2006 requires us to report to you if, in our opinion:

• adequate accounting records have not been kept by the parent company, or returns adequate for our audit have not been received from branches not visited by us; or

• the parent company 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.

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 parent 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 parent company or to cease operations, or have no realistic alternative but to do so.

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.

The extent to which our procedures are capable of detecting irregularities, including fraud, is detailed below.

We identify and assess the risks of material misstatement of the financial statements, whether due to fraud or error, and then design and perform audit procedures responsive to those risks, including obtaining audit evidence that is sufficient and appropriate to provide a basis for our opinion.

In identifying and assessing potential risks of material misstatement in respect of irregularities, including fraud and non-compliances with laws and regulations, we considered the following:

• The nature of the industry and sector, control environment and business performance, including the company’s remuneration policies for directors, bonus levels and performance targets, if any;

• Results of our enquiries of management about their own identification and assessment of the risks of irregularities;

• Any matters we identified having obtained and reviewed the company’s documentation of their policies and procedures relating to:

  • Identifying, evaluating and complying with laws and regulations and whether they were aware of any instance of non-compliance;

  • Detecting and responding to the risks of fraud and whether they have knowledge of any actual, suspected or alleged fraud; and

  • The internal controls established to mitigate risks of fraud or non-compliance with laws and regulations;

• The matters discussed among the audit engagement team regarding how and where fraud might occur in the financial statements and potential indicators of fraud.

As a result of these procedures, we considered the opportunities and incentives that may exist within the company for fraud and identified the greatest potential for fraud in income recognition. In common with all audits under ISAs (UK), we are also required to perform specific procedures to respond to the risk of management override.

We also obtained an understanding of the legal and regulatory frameworks that the company operates in, focusing on provisions of those laws and regulations that had a direct effect on the determination of material amounts and disclosures in the financial statements. The key laws and regulations we considered in this context included the Companies Act 2006, and local tax legislation.

In addition, we considered provisions of other laws and regulations that 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.

Our procedures to respond to the risks identified included the following:

• Reviewing the financial statement disclosures and testing to supporting documentation to assess compliance with provisions of relevant laws and regulations described as having a direct effect on the financial statements;

• Enquiring of management concerning actual and potential litigation and claims;

• Performing analytical procedures to identify any unusual or unexpected relationships that may indicate risks of material misstatement due to fraud;

• Reading minutes of meetings of those charged with governance and reviewing correspondence with tax authorities; and

• In addressing the risk of fraud through management override of controls, testing the appropriateness of journal entries and other adjustments; assessing whether the judgements made in making accounting estimates are indicative of a potential bias; and evaluating the business rationale of any significant transactions that are unusual or outside the normal course of business.

We also communicated relevant identified laws and regulations and potential fraud risks to all engagement team members and remained alert to any indications of fraud or non-compliance with laws and regulations throughout the audit.

Owing to the inherent limitations of an audit, there is an unavoidable risk that we may not have detected some material misstatements in the financial statements, even though we have properly planned and performed our audit in accordance with auditing standards. In addition, as with any audit, there remains a higher risk of non-detection of irregularities, as they may involve collusion, forgery, intentional omissions, misrepresentations, or the override of internal controls. We are not responsible for preventing non-compliance and cannot be expected to detect non-compliance with all laws and regulations.

A further description of our responsibilities is available on the Financial Reporting Council’s website at: https://www.frc.org.uk/auditorsresponsibilities. This description forms part of our auditor's report.

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.

As permitted by s408 Companies Act 2006, the company has not presented its own profit and loss account and related notes. The company made a profit in the year of £151,969 (2023 - £449,697).

Union Arch Properties PLC (“the company”) is a public limited company domiciled and incorporated in Northern Ireland. The registered office is 1 Tattygare Road, Lisbellaw, Co Fermanagh, BT94 5GT.

The group consists of Union Arch Properties PLC and all of its subsidiaries.

These financial statements have been prepared in accordance with FRS 102 “The Financial Reporting Standard applicable in the UK and Republic of Ireland” (“FRS 102”) and the requirements of the Companies Act 2006.

The financial statements are prepared in sterling, which is the functional currency of the company. Monetary amounts in these financial statements are rounded to the nearest £.

The financial statements have been prepared under the historical cost convention, modified to include of investment properties and certain financial instruments at fair value. The principal accounting policies adopted are set out below.

In the parent company financial statements, the cost of a business combination is the fair value at the acquisition date of the assets given, equity instruments issued and liabilities incurred or assumed, plus costs directly attributable to the business combination. The excess of the cost of a business combination over the fair value of the identifiable assets, liabilities and contingent liabilities acquired is recognised as goodwill. The cost of the combination includes the estimated amount of contingent consideration that is probable and can be measured reliably, and is adjusted for changes in contingent consideration after the acquisition date. Provisional fair values recognised for business combinations in previous periods are adjusted retrospectively for final fair values determined in the 12 months following the acquisition date. Investments in subsidiaries, joint ventures and associates are accounted for at cost less impairment.

Deferred tax is recognised on differences between the value of assets (other than goodwill) and liabilities recognised in a business combination accounted for using the purchase method and the amounts that can be deducted or assessed for tax, considering the manner in which the carrying amount of the asset or liability is expected to be recovered or settled. The deferred tax recognised is adjusted against goodwill or negative goodwill.

The consolidated group financial statements consist of the financial statements of the parent company Union Arch Properties PLC together with all entities controlled by the parent company (its subsidiaries) and the group’s share of its interests in joint ventures and associates.

All financial statements are made up to 31 March 2025. Where necessary, adjustments are made to the financial statements of subsidiaries to bring the accounting policies used into line with those used by other members of the group.

All intra-group transactions, balances and unrealised gains on transactions between group companies are eliminated on consolidation. Unrealised losses are also eliminated unless the transaction provides evidence of an impairment of the asset transferred.

Entities in which the group holds an interest and which are jointly controlled by the group and one or more other venturers under a contractual arrangement are treated as joint ventures. Entities other than subsidiary undertakings or joint ventures, in which the group has a participating interest and over whose operating and financial policies the group exercises a significant influence, are treated as associates.

At the time of approving the financial statements, the directors have a reasonable expectation that the group has adequate resources to continue in operational existence for the foreseeable future. Thus the directors continue to adopt the going concern basis of accounting in preparing the financial statements.

Turnover is recognised at the fair value of the consideration received or receivable for goods and services provided in the normal course of business, and is shown net of VAT and other sales related taxes. The fair value of consideration takes into account trade discounts, settlement discounts and volume rebates.

When cash inflows are deferred and represent a financing arrangement, the fair value of the consideration is the present value of the future receipts. The difference between the fair value of the consideration and the nominal amount received is recognised as interest income.

Revenue from the sale of properties is recognised when the significant risks and rewards of ownership of the properties have passed to the buyer, the amount of revenue can be measured reliably, it is probable that the economic benefits associated with the transaction will flow to the entity and the costs incurred or to be incurred in respect of the transaction can be measured reliably.

Revenue from operating leases is recognised on a straight line basis over the term of the relevant lease. Initial direct costs incurred in negotiating and arranging an operating lease are added to the carrying amount of the leased asset and recognised on a straight line basis over the lease term.

Tangible fixed assets are initially measured at cost and subsequently measured at cost or valuation, net of depreciation and any impairment losses.

Depreciation is recognised so as to write off the cost or valuation of assets less their residual values over their useful lives on the following bases:

The gain or loss arising on the disposal of an asset is determined as the difference between the sale proceeds and the carrying value of the asset, and is recognised in the income statement.

Investment property, which is property held to earn rentals and/or for capital appreciation, is initially recognised at cost, which includes the purchase cost and any directly attributable expenditure. Subsequently it is measured at fair value at the reporting end date. Changes in fair value are recognised in profit or loss.

Equity investments are measured at fair value through profit or loss, except for those equity investments that are not publicly traded and whose fair value cannot otherwise be measured reliably, which are recognised at cost less impairment until a reliable measure of fair value becomes available.

In the parent company financial statements, investments in subsidiaries, associates and jointly controlled entities are initially measured at cost and subsequently measured at cost less any accumulated impairment losses.

A subsidiary is an entity controlled by the group. Control is the power to govern the financial and operating policies of the entity so as to obtain benefits from its activities.

An associate is an entity, being neither a subsidiary nor a joint venture, in which the company holds a long-term interest and where the company has significant influence. The group considers that it has significant influence where it has the power to participate in the financial and operating decisions of the associate.

Investments in associates are initially recognised at the transaction price (including transaction costs) and are subsequently adjusted to reflect the group’s share of the profit or loss, other comprehensive income and equity of the associate using the equity method. Any difference between the cost of acquisition and the share of the fair value of the net identifiable assets of the associate on acquisition is recognised as goodwill. Any unamortised balance of goodwill is included in the carrying value of the investment in associates.

Losses in excess of the carrying amount of an investment in an associate are recorded as a provision only when the company has incurred legal or constructive obligations or has made payments on behalf of the associate.

In the parent company financial statements, investments in associates are accounted for at cost less impairment.

Entities in which the group has a long term interest and shares control under a contractual arrangement are classified as jointly controlled entities.

At each reporting period end date, the group reviews the carrying amounts of its tangible assets to determine whether there is any indication that those assets have suffered an impairment loss. If any such indication exists, the recoverable amount of the asset is estimated in order to determine the extent of the impairment loss (if any). Where it is not possible to estimate the recoverable amount of an individual asset, the company estimates the recoverable amount of the cash-generating unit to which the asset belongs.

The carrying amount of the investments accounted for using the equity method is tested for impairment as a single asset. Any goodwill included in the carrying amount of the investment is not tested separately for impairment.

Recoverable amount is the higher of fair value less costs to sell and value in use. In assessing value in use, the estimated future cash flows are discounted to their present value using a pre-tax discount rate that reflects current market assessments of the time value of money and the risks specific to the asset for which the estimates of future cash flows have not been adjusted.

If the recoverable amount of an asset (or cash-generating unit) is estimated to be less than its carrying amount, the carrying amount of the asset (or cash-generating unit) is reduced to its recoverable amount. An impairment loss is recognised immediately in profit or loss, unless the relevant asset is carried at a revalued amount, in which case the impairment loss is treated as a revaluation decrease.

Recognised impairment losses are reversed if, and only if, the reasons for the impairment loss have ceased to apply. Where an impairment loss subsequently reverses, the carrying amount of the asset (or cash-generating unit) is increased to the revised estimate of its recoverable amount, but so that the increased carrying amount does not exceed the carrying amount that would have been determined had no impairment loss been recognised for the asset (or cash-generating unit) in prior years. A reversal of an impairment loss is recognised immediately in profit or loss, unless the relevant asset is carried at a revalued amount, in which case the reversal of the impairment loss is treated as a revaluation increase.

Stocks consist of properties for resale. These properties are held as trading property stocks as they are held with the intention for sale rather than being held primarily for rental return or capital appreciation.

Stocks are stated at the lower of cost and estimated selling price less costs to complete and sell. Cost comprises direct purchases and, where applicable, direct labour costs and those overheads that have been incurred in bringing the stocks to their present location and condition.

At each reporting date, an assessment is made for impairment. Any excess of the carrying amount of stocks over its estimated selling price less costs to complete and sell is recognised as an impairment loss in profit or loss. Reversals of impairment losses are also recognised in profit or loss.

Cash and cash equivalents are basic financial assets and include cash in hand, deposits held at call with banks, other short-term liquid investments with original maturities of three months or less, and bank overdrafts. Bank overdrafts are shown within borrowings in current liabilities.

The group has elected to apply the provisions of Section 11 ‘Basic Financial Instruments’ and Section 12 ‘Other Financial Instruments Issues’ of FRS 102 to all of its financial instruments.

Financial instruments are recognised in the group's statement of financial position when the group becomes party to the contractual provisions of the instrument.

Financial assets and liabilities are offset and the net amounts presented in the financial statements when there is a legally enforceable right to set off the recognised amounts and there is an intention to settle on a net basis or to realise the asset and settle the liability simultaneously.

Basic financial assets, which include debtors and cash and bank balances, are initially measured at transaction price including transaction costs and are subsequently carried at amortised cost using the effective interest method unless the arrangement constitutes a financing transaction, where the transaction is measured at the present value of the future receipts discounted at a market rate of interest. Financial assets classified as receivable within one year are not amortised.

Other financial assets, including investments in equity instruments which are not subsidiaries, associates or joint ventures, are initially measured at fair value, which is normally the transaction price. Such assets are subsequently carried at fair value and the changes in fair value are recognised in profit or loss, except that investments in equity instruments that are not publicly traded and whose fair values cannot be measured reliably are measured at cost less impairment.

Financial assets, other than those held at fair value through profit and loss, are assessed for indicators of impairment at each reporting end date.

Financial assets are impaired where there is objective evidence that, as a result of one or more events that occurred after the initial recognition of the financial asset, the estimated future cash flows have been affected. If an asset is impaired, the impairment loss is the difference between the carrying amount and the present value of the estimated cash flows discounted at the asset’s original effective interest rate. The impairment loss is recognised in profit or loss.

If there is a decrease in the impairment loss arising from an event occurring after the impairment was recognised, the impairment is reversed. The reversal is such that the current carrying amount does not exceed what the carrying amount would have been, had the impairment not previously been recognised. The impairment reversal is recognised in profit or loss.

Financial assets are derecognised only when the contractual rights to the cash flows from the asset expire or are settled, or when the group transfers the financial asset and substantially all the risks and rewards of ownership to another entity, or if some significant risks and rewards of ownership are retained but control of the asset has transferred to another party that is able to sell the asset in its entirety to an unrelated third party.

Financial liabilities and equity instruments are classified according to the substance of the contractual arrangements entered into. An equity instrument is any contract that evidences a residual interest in the assets of the group after deducting all of its liabilities.

Basic financial liabilities, including creditors, bank loans, loans from fellow group companies and preference shares that are classified as debt, are initially recognised at transaction price unless the arrangement constitutes a financing transaction, where the debt instrument is measured at the present value of the future payments discounted at a market rate of interest. Financial liabilities classified as payable within one year are not amortised.

Debt instruments are subsequently carried at amortised cost, using the effective interest rate method.

Trade creditors are obligations to pay for goods or services that have been acquired in the ordinary course of business from suppliers. Amounts payable are classified as current liabilities if payment is due within one year or less. If not, they are presented as non-current liabilities. Trade creditors are recognised initially at transaction price and subsequently measured at amortised cost using the effective interest method.

Derivatives, including interest rate swaps and forward foreign exchange contracts, are not basic financial instruments. Derivatives are initially recognised at fair value on the date a derivative contract is entered into and are subsequently re-measured at their fair value. Changes in the fair value of derivatives are recognised in profit or loss in finance costs or finance income as appropriate, unless hedge accounting is applied and the hedge is a cash flow hedge.

Debt instruments that do not meet the conditions in FRS 102 paragraph 11.9 are subsequently measured at fair value through profit or loss. Debt instruments may be designated as being measured at fair value through profit or loss to eliminate or reduce an accounting mismatch or if the instruments are measured and their performance evaluated on a fair value basis in accordance with a documented risk management or investment strategy.

Financial liabilities are derecognised when the group's contractual obligations expire or are discharged or cancelled.

Equity instruments issued by the group are recorded at the proceeds received, net of transaction costs. Dividends payable on equity instruments are recognised as liabilities once they are no longer at the discretion of the group.

The tax expense represents the sum of the tax currently payable and deferred tax.

The tax currently payable is based on taxable profit for the year. Taxable profit differs from net profit as reported in the income statement because it excludes items of income or expense that are taxable or deductible in other years and it further excludes items that are never taxable or deductible. The group’s liability for current tax is calculated using tax rates that have been enacted or substantively enacted by the reporting end date.

Deferred tax liabilities are generally recognised for all timing differences and deferred tax assets are recognised to the extent that it is probable that they will be recovered against the reversal of deferred tax liabilities or other future taxable profits. Such assets and liabilities are not recognised if the timing difference arises from goodwill or from the initial recognition of other assets and liabilities in a transaction that affects neither the tax profit nor the accounting profit.

The carrying amount of deferred tax assets is reviewed at each reporting end date and reduced to the extent that it is no longer probable that sufficient taxable profits will be available to allow all or part of the asset to be recovered. Deferred tax is calculated at the tax rates that are expected to apply in the period when the liability is settled or the asset is realised. Deferred tax is charged or credited in the income statement, except when it relates to items charged or credited directly to equity, in which case the deferred tax is also dealt with in equity. Deferred tax assets and liabilities are offset if, and only if, there is a legally enforceable right to offset current tax assets and liabilities and the deferred tax assets and liabilities relate to taxes levied by the same tax authority.

The costs of short-term employee benefits are recognised as a liability and an expense, unless those costs are required to be recognised as part of the cost of stock or fixed assets.

The cost of any unused holiday entitlement is recognised in the period in which the employee’s services are received.

Termination benefits are recognised immediately as an expense when the company is demonstrably committed to terminate the employment of an employee or to provide termination benefits.

In the application of the group’s accounting policies, the directors are required to make judgements, estimates and assumptions about the carrying amount of assets and liabilities that are not readily apparent from other sources. The estimates and associated assumptions are based on historical experience and other factors that are considered to be relevant. Actual results may differ from these estimates.

The estimates and underlying assumptions are reviewed on an ongoing basis. Revisions to accounting estimates are recognised in the period in which the estimate is revised where the revision affects only that period, or in the period of the revision and future periods where the revision affects both current and future periods.

The following judgements and estimates have had the most significant effect on amounts recognised in the financial statements.

Fixed asset investments are investments held by the group in unlisted entities. As the fair value of these investments cannot be measured reliably, these investments are recognised at cost less impairment. The directors consider the latest financial information available for underlying investments when considering whether indicators of impairment exist. Where such indicators exist the directors assess the recoverable amount of the asset. The assessment of recoverable amount involves a degree of judgement and uncertainty when considering the potential selling price of an investment.

At each balance sheet date investment property is remeasured to fair value. As disclosed at note 13 the assessment of the fair value took account of valuations performed by external property consultant, Chris Murtagh, Chartered Surveyor. The directors reassessed these in the light of changes in the commercial property market in Northern Ireland and considered transactions in any similar properties. Assessing the fair value of investment property therefore involves some judgement and estimation uncertainty the extent of which can depend on the level of transactions in the property market of similar properties.

At each balance sheet date trading stocks are assessed for impairment. If stock is impaired, the carrying amount is reduced to its estimated selling price less costs to sell. The assessment of the selling price involves considering the local property market and recent similar transactions. The estimation of any impairment of such stock therefore involves some estimation uncertainty, the extent of which can depend on the level of comparable transactional activity in the property market.

Classification of property

Property owned by the group is classified as either investment property or trading stock. Classification depends upon whether the property is judged to be held primarily for long term rental return and for capital appreciation, in which case it is classified as in investment property, or held for resale, in which case it is classified as trading stock.

Short term debtors are measured at transaction price, less any impairment. Impairment of such debtors involves some estimation uncertainty.

Judgements are made in relation to the calculation of certain aspects of the year end tax provisions and the respective tax charge. The directors used external professional advice to support the year end provisions and tax charge.

The average monthly number of persons (including directors) employed by the group and company during the year was:

Their aggregate remuneration comprised:

The group's fixed asset equity investments are not publicly traded and fair value cannot otherwise be measured reliably. These investments are therefore stated at cost less impairment. The impairment losses in respect of financial assets are recognised in other gains and losses in the income statement.

Impairment losses and reversals thereof have been recognised in profit or loss as follows:

The proposed final dividend for the year ended 31 March 2025 is:

The proposed final dividend is subject to approval by shareholders and has not been included as a liability in these financial statements.

The fair value of investment property has been arrived at by the directors at 31 March 2025. When assessing the fair value of investment property the directors took account of external valuations carried out in May 2023 by Chris Murtagh, Chartered Surveyor, who is not connected with the company, together with general changes to the local property market and recent property transactions within that market. The fair value valuation was made on an open market value basis by reference to yields attained on similar properties within the market and also market evidence of transaction prices for similar properties. For the purposes of considering transaction prices for similar properties the directors have assumed that a potential purchaser will not pay more for a property than it would to purchase a comparable substitute property.

The historic cost of investment property is £2,090,125, with an aggregate accumulated depreciation charge of £334,420, resulting in a carrying amount under historic cost of £1,775,705.

Details of associates at 31 March 2025 are as follows:

The company's profit, based on the latest financial information available, that being the year ended 31 January 2024, amounted to £16,704 (2024 - £13,639). The company's share capital and reserves as at 31 January 2024 amounted to £83,522 (2024 - £68,197).

Details of the company's subsidiaries at 31 March 2025 are as follows:

The total value of properties held for resale pledged as security amounted to £2,359,708 (2024 - £2,074,800).

Included in group and company other debtors is a loan of £749,997 advanced to a company in which Union Arch Properties plc holds an investment, by way of share capital, of 16.67%. Other debtors also include two other loans totalling £28,649, advanced to third parties. No interest is receivable on these loans and there are no terms of repayment attaching. The loans are therefore considered to be repayable on demand and have been classed as due within one year.

Bank loans and overdrafts are secured as described in note 22.

Bank loans and overdrafts are secured as described in note 22.

Bank loans and overdrafts are secured by way of a charge over the group's investment properties and all of the group's trading properties. The total carrying value of the trading properties given as security is £2,359,708.

The group has two bank loans that are secured by way of a charge over the trading properties of the group. One bank loan is repayable by monthly instalments of £833 and interest is charged at 2.5%, the other is repayable by monthly instalments of £867 and interest charged at 3% above base rate.

Other borrowings consist of loans that are repayable on demand. These borrowings are unsecured with interest being payable at 10%.

The following are the major deferred tax liabilities and assets recognised by the group and company, and movements thereon:

The deferred tax provision has been made in relation to one of the group's properties held for resale. The deferred tax provided will crystallise when this property is sold. The decrease in deferred tax in the year is as a result of the reduction of the carrying value of the properties in the group accounts.

At the balance sheet date there exists a deferred tax asset of £49,112 (2024 - £49,112) at a corporation tax rate of 25% (2024 - 25%).

This reserve records the amount above the nominal value for shares sold, less transaction costs.

Profit and loss account

This reserve records retained earnings and accumulated losses.

After the reporting date the directors of Union Arch Properties PLC proposed a final dividend amounting to £100,170, subject to shareholder approval. The dividends have not been recognised as liabilities as at 31 March 2025.

The group owns two investments properties for rental purposes. Rental income earned on these properties during the year was £216,593. The properties have committed tenants and have lease terms of 25 years in place to 2030. Rentals are subject to five-yearly upward only rent reviews at either 2.5% or prevailing market rates. There are no options in place for either party to extend the lease terms.

Three properties held for resale have leases in place with tenants, one of which includes a shopping centre with various units, leased out individually. The lease terms for the trading properties vary from 5 to 10 years, with the latest expiry date being July 2032.

At the reporting end date the group had contracted with tenants for the following minimum lease payments in relation to investment properties.

At the year end, the company owed a director of the company £25,000 (2024 - £25,000). Interest is charged at 10% (2024 - 10%) on the outstanding balance and there are no formal terms of repayment.

The directors are considered to be key management. Director's renumeration is disclosed at note 6.

No other transactions are noted to have taken place which would be required to be disclosed under the Companies Act 2006 or FRS 102.