Company No: 08716273 (England and Wales)

Contents

• Company Information
• Balance Sheet
• Notes to the Financial Statements

Director	R M Harris (Resigned 25 April 2024)
	L G Marks

Secretary

I Gadhile

Registered office	2nd Floor
	168 Shoreditch High Street
	London
	United Kingdom

Company number

08716273 (England and Wales)

Accountant	Kreston Reeves LLP
	2nd Floor
	168 Shoreditch High Street
	London
	E1 6RA

	Note	2024		2023
		£		£
Fixed assets
Investment property	3	2,250,000		0
Investments	4	4,877,347		6,650,253
		7,127,347		6,650,253
Current assets
Debtors	5	17,989,457		17,315,970
Cash at bank and in hand		659,727		1,817,150
		18,649,184		19,133,120
Creditors: amounts falling due within one year	6	( 110,887)		( 1,383,586)
Net current assets		18,538,297		17,749,534
Total assets less current liabilities		25,665,644		24,399,787
Net assets		25,665,644		24,399,787
Capital and reserves
Called-up share capital	7	100		100
Revaluation reserve		91,009		0
Profit and loss account		25,574,535		24,399,687
Total shareholders' funds		25,665,644		24,399,787

For the financial year ending 31 December 2024 the Company was entitled to exemption from audit under section 477 of the Companies Act 2006 relating to small companies.

Director's responsibilities:

• The members have not required the Company to obtain an audit of its financial statements for the financial year in accordance with section 476;
• The director acknowledges their responsibilities for complying with the requirements of the Companies Act 2006 with respect to accounting records and the preparation of financial statements; and
• These financial statements have been prepared and delivered in accordance with the provisions applicable to companies subject to the small companies regime and a copy of the Profit and Loss Account has not been delivered.

The financial statements of Rias Investments One Limited (registered number: 08716273) were approved and authorised for issue by the Director on 25 September 2025. They were signed on its behalf by:

L G Marks Director

1. Accounting policies

The principal accounting policies are summarised below. They have all been applied consistently throughout the financial year and to the preceding financial year, unless otherwise stated.

General information and basis of accounting

Rias Investments One Limited (the Company) is a private company, limited by shares, incorporated in the United Kingdom under the Companies Act 2006 and is registered in England and Wales. The address of the Company's registered office is 2nd Floor 168 Shoreditch High Street, London, United Kingdom. The principal activity of the company is holding investments and investment property.

The financial statements have been prepared under the historical cost convention, modified to include certain items at fair value, and in accordance with Section 1A of Financial Reporting Standard 102 (FRS 102) ‘The Financial Reporting Standard applicable in the UK and Republic of Ireland’ issued by the Financial Reporting Council and the requirements of the Companies Act 2006 as applicable to companies subject to the small companies regime.

The financial statements are presented in pounds sterling which is the functional currency of the Company and rounded to the nearest £.

Foreign currency

Functional and presentation currency:

The Company's functional and presentational currency is GBP.

Transactions and balances:

Foreign currency transactions are translated into the functional currency using the spot exchange rates at the dates of the transactions.

At each period end foreign currency monetary items are translated using the closing rate. Nonmonetary items measured at historical cost are translated using the exchange rate at the date of the transaction and non-monetary items measured at fair value are measured using the exchange rate when fair value was determined.

Foreign exchange gains and losses resulting from the settlement of transactions and from the translation at period-end exchange rates of monetary assets and liabilities
denominated in foreign currencies are recognised in profit or loss except when deferred in other comprehensive income as qualifying cash flow hedges.

Foreign exchange gains and losses that relate to borrowings and cash and cash equivalents are presented in the Profit and loss account within 'finance income or costs'. All other foreign exchange gains and losses are presented in profit or loss within 'other operating income'.

Turnover

Turnover represents rents from tenants, credit for which is taken on an accrual basis excluding discounts, rebates value added tax and other sales taxes.

Interest income

Interest income is recognised when it is probable that the economic benefits will flow to the Company and the amount of revenue can be measured reliably. Interest income is accrued on a time basis, by reference to the principal outstanding at the effective interest rate applicable, which is the rate that exactly discounts estimated future cash receipts through the expected life of the financial asset to that asset's net carrying amount on initial recognition.

Dividend income

Dividend income from investments is recognised when the shareholders' rights to receive payment have been established (provided that it is probable that the economic benefits will flow to the Company and the amount of revenue can be measured reliably).

Taxation

Current tax
Tax is recognised in profit or loss except that a charge attributable to an item of income and expense recognised as other comprehensive income or to an item recognised directly in equity is also recognised in other comprehensive income or directly in equity respectively.

The current income tax charge is calculated on the basis of tax rates and laws that have been enacted or substantively enacted by the balance sheet date in the countries where the Company operates and generates income.

Borrowing costs

Borrowing costs that are directly attributable to acquisition, construction or production of qualifying assets, are capitalised as part of the cost of those assets. Capitalisation begins when both finance costs and expenditures for the asset are being incurred and activities that are necessary to get the asset ready for use are in progress. Capitalisation ceases when substantially all the activities that are necessary to get the asset ready for use are complete.

All other borrowing costs are recognised in profit or loss in the period in which they are incurred.

Investment property

Investment property is initially recognised at cost, which includes the purchase cost and any directly attributable expenditure. Subsequently it is measured at fair value at each reporting date with changes in fair value recognised in profit or loss. Deferred taxation is provided on these gains at the rate expected to apply when the property is sold.

The fair value is determined annually by the director, on an open market value for existing use basis.

Fixed asset investments

Investments in subsidiaries are measured at cost less accumulated impairment.

Unlisted investments are measured at cost less accumulated impairment.

Investments in listed company shares are remeasured to market value at each reporting date. Gains and losses on remeasurement are recognised in profit or loss for the period.

Trade and other debtors

Trade and other debtors are initially recognised at fair value and thereafter stated at amortised cost using the effective interest method less impairment losses for bad and doubtful debts, except where the effect of discounting would be immaterial. In such cases the receivables are stated at cost less impairment losses for bad and doubtful debts.

Cash and cash equivalents

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 creditors: amounts falling due within one year.

Trade and other creditors

Trade and other creditors are initially recognised at fair value and thereafter stated at amortised cost using the effective interest rate method, unless the effect of discounting would be immaterial, in which case they are stated at cost.

Financial instruments

Financial assets and financial liabilities are recognised when the Company becomes a party to the contractual provisions of the instrument.

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 Company after deducting all of its liabilities.

Financial assets and liabilities are only offset in the Balance Sheet when, and only when there exists a legally enforceable right to set off the recognised amounts and the Company intends either to settle on a net basis, or to realise the asset and settle the liability simultaneously.

2. Employees

	2024		2023
	Number		Number
Monthly average number of persons employed by the Company during the year, including the director	1		1

3. Investment property

	Investment property
	£
Valuation
As at 01 January 2024	0
Fair value movement	(50,000)
Transfer from investments	2,300,000
As at 31 December 2024	2,250,000

The 2024 valuation was made by the director, on an open market value for existing use basis.

Historic cost

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

	2024		2023
	£		£
Historic cost	2,574,223		0

4. Fixed asset investments

	Listed investments		Investments in associates		Investments in joint ventures		Total
	£		£		£		£
Cost or valuation before impairment
At 01 January 2024	2,745,201		12,255,355		1,879,222		16,879,778
Additions	1,613,952		0		0		1,613,952
Disposals	( 1,329,783)		0		0		( 1,329,783)
Revaluation	477,925		0		0		477,925
Transfer to investment property	0		(1,200,000)		(1,374,223)		(2,574,223)
At 31 December 2024	3,507,295		11,055,355		504,999		15,067,649
Provisions for impairment
At 01 January 2024	0		9,805,302		424,223		10,229,525
Impairment	0		385,000		0		385,000
Transfer to investment property	0		0		(424,223)		(424,223)
At 31 December 2024	0		10,190,302		0		10,190,302
Carrying value at 31 December 2024	3,507,295		865,053		504,999		4,877,347
Carrying value at 31 December 2023	2,745,201		2,450,053		1,454,999		6,650,253

The remaining joint venture business was acquired at the start of the financial year. The investments in the joint venture have been transferred to investment property.

5. Debtors

	2024		2023
	£		£
Trade debtors	53,284		0
Amounts owed by Group undertakings	16,675,009		15,934,448
Other debtors	1,261,164		1,381,522
	17,989,457		17,315,970

6. Creditors: amounts falling due within one year

	2024		2023
	£		£
Trade creditors	2,199		0
Taxation and social security	19,000		5,542
Other creditors	89,688		1,378,044
	110,887		1,383,586

7. Called-up share capital

	2024		2023
	£		£
Allotted, called-up and fully-paid
100 Ordinary shares of £ 1.00 each	100		100

8. Reserves

Profit & loss account

The profit and loss account comprises all current and prior period retained profits and losses.

Share capital

This represents the nominal value of shares that have been issued by the company.

Revaluation reserve

The revaluation reserve is used to record the revaluation gains on the investment properties, less any related provision for deferred taxation.

9. Ultimate controlling party

At the year end the company was under the control of the director.