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REGISTERED NUMBER: 11778174 (England and Wales)

| Unaudited Financial Statements |

| for the Year Ended 31 January 2025 |

| for |

| Xcube Limited |

| Xcube Limited (Registered number: 11778174) |

Contents of the Financial Statements

for the Year Ended 31 January 2025

Page |

| Company Information | 1 |

| Chartered Accountants' Report | 2 |

| Statement of Financial Position | 3 |

| Notes to the Financial Statements | 4 |

| Xcube Limited |

Company Information

for the Year Ended 31 January 2025

| DIRECTOR: | Ms M Zhu

| REGISTERED OFFICE: | 138 Kedleston Road

| Derby

| DE22 1FX

| REGISTERED NUMBER: | 11778174 (England and Wales)

| ACCOUNTANTS: | M. J. Shapcott & Co. Limited

| Chartered Accountants

| Charter House, Wyvern Court

| Stanier Way

| Derby

| DE21 6BF

Chartered Accountants' Report to the Director

on the Unaudited Financial Statements of

Xcube Limited

The following reproduces the text of the report prepared for the director in respect of the company's annual unaudited financial statements. In accordance with the Companies Act 2006, the company is only required to file a Statement of Financial Position. Readers are cautioned that the Income Statement and certain other primary statements and the Report of the Director are not required to be filed with the Registrar of Companies.

In order to assist you to fulfil your duties under the Companies Act 2006, we have prepared for your approval the financial statements of Xcube Limited for the year ended 31 January 2025 which comprise the Income Statement, Statement of Financial Position and the related notes from the company's accounting records and from information and explanations you have given us.

As a practising member firm of the Institute of Chartered Accountants in England and Wales (ICAEW), we are subject to its ethical and other professional requirements which are detailed within the ICAEW's regulations and guidance at http://www.icaew.com/en/membership/regulations-standards-and-guidance.

This report is made solely to the director of Xcube Limited in accordance with our terms of engagement. Our work has been undertaken solely to prepare for your approval the financial statements of Xcube Limited and state those matters that we have agreed to state to the director of Xcube Limited in this report in accordance with ICAEW Technical Release 07/16AAF. To the fullest extent permitted by law, we do not accept or assume responsibility to anyone other than Xcube Limited and its director for our work or for this report.

It is your duty to ensure that Xcube Limited has kept adequate accounting records and to prepare statutory financial statements that give a true and fair view of the assets, liabilities, financial position and profit of Xcube Limited. You consider that Xcube Limited is exempt from the statutory audit requirement for the year.

We have not been instructed to carry out an audit or a review of the financial statements of Xcube Limited. For this reason, we have not verified the accuracy or completeness of the accounting records or information and explanations you have given to us and we do not, therefore, express any opinion on the statutory financial statements.

M. J. Shapcott & Co. Limited

Chartered Accountants

Charter House, Wyvern Court

Stanier Way

Derby

DE21 6BF

13 October 2025

| Xcube Limited (Registered number: 11778174) |

Statement of Financial Position

31 January 2025

| 2025 | 2024 |

| Notes | £ | £ | £ | £ |

FIXED ASSETS

Investment property | 4 | 1,795,000 |  | 1,721,683 |  |

CURRENT ASSETS

Debtors | 5 | 8 |  | 1,476 |  |

Cash at bank | 9,415 |  | 785 |  |

9,423 |  | 2,261 |  |

CREDITORS

Amounts falling due within one year | 6 | 1,622,754 |  | 1,600,276 |  |

NET CURRENT LIABILITIES | (1,613,331 | ) | (1,598,015 | ) |

TOTAL ASSETS LESS CURRENT LIABILITIES | 181,669 |  | 123,668 |  |

PROVISIONS FOR LIABILITIES | (47,896 | ) | (23,325 | ) |

ACCRUALS AND DEFERRED INCOME | (915 | ) | (894 | ) |

NET ASSETS | 132,858 |  | 99,449 |  |

CAPITAL AND RESERVES

Called up share capital | 100 |  | 100 |  |

Fair value reserve | 7 | 170,145 |  | 134,560 |  |

Retained earnings | (37,387 | ) | (35,211 | ) |

132,858 |  | 99,449 |  |

The company is entitled to exemption from audit under Section 477 of the Companies Act 2006 for the year ended 31 January 2025.

The members have not required the company to obtain an audit of its financial statements for the year ended 31 January 2025 in accordance with Section 476 of the Companies Act 2006.

The director acknowledges her responsibilities for:

(a) | ensuring that the company keeps accounting records which comply with Sections 386 and 387 of the Companies Act 2006 and

(b) | preparing financial statements which give a true and fair view of the state of affairs of the company as at the end of each financial year and of its profit or loss for each financial year in accordance with the requirements of Sections 394 and 395 and which otherwise comply with the requirements of the Companies Act 2006 relating to financial statements, so far as applicable to the company.

The financial statements have been prepared and delivered in accordance with the provisions applicable to companies subject to the small companies regime.

In accordance with Section 444 of the Companies Act 2006, the Income Statement has not been delivered.

The financial statements were approved by the director and authorised for issue on 13 October 2025 and were signed by:

Ms M Zhu - Director

| Xcube Limited (Registered number: 11778174) |

Notes to the Financial Statements

for the Year Ended 31 January 2025

1. | STATUTORY INFORMATION

| Xcube Limited is a private company, limited by shares , registered in England and Wales. The company's registered number and registered office address can be found on the Company Information page.

| The presentation currency of the financial statements is the Pound Sterling (£).

2. | ACCOUNTING POLICIES

| Basis of preparing the financial statements

| These financial statements have been prepared in accordance with Financial Reporting Standard 102 "The Financial Reporting Standard applicable in the UK and Republic of Ireland" including the provisions of Section 1A "Small Entities" and the Companies Act 2006. The financial statements have been prepared under the historical cost convention as modified by the revaluation of certain assets.

| Turnover

| Turnover is measured at the fair value of the consideration received or receivable, excluding discounts, rebates, value added tax and other sales taxes.

| Investment property

| Investment property is shown at most recent valuation. Any aggregate surplus or deficit arising from changes in fair value is recognised in profit or loss.

| Taxation

| Taxation for the year comprises current and deferred tax. Tax is recognised in the Income Statement, except to the extent that it relates to items recognised in other comprehensive income or directly in equity.

| Current or deferred taxation assets and liabilities are not discounted.

| Current tax is recognised at the amount of tax payable using the tax rates and laws that have been enacted or substantively enacted by the statement of financial position date.

| Deferred tax

| Deferred tax is recognised in respect of all timing differences that have originated but not reversed at the statement of financial position date.

| Timing differences arise from the inclusion of income and expenses in tax assessments in periods different from those in which they are recognised in financial statements. Deferred tax is measured using tax rates and laws that have been enacted or substantively enacted by the year end and that are expected to apply to the reversal of the timing difference.

| Unrelieved tax losses and other deferred tax assets are recognised only to the extent that it is probable that they will be recovered against the reversal of deferred tax liabilities or other future taxable profits.

| Going concern

| These accounts have been prepared on the going concern basis. The director will continue to support the company.

3. | EMPLOYEES AND DIRECTORS

| The average number of employees during the year was NIL (2024 - NIL).

4. | INVESTMENT PROPERTY

| Total

£ |

| FAIR VALUE

| At 1 February 2024 | 1,721,683 |  |

| Additions | 13,160 |  |

| Revaluations | 60,157 |  |

| At 31 January 2025 | 1,795,000 |  |

| NET BOOK VALUE

| At 31 January 2025 | 1,795,000 |  |

| At 31 January 2024 | 1,721,683 |  |

| Xcube Limited (Registered number: 11778174) |

Notes to the Financial Statements - continued

for the Year Ended 31 January 2025

4. | INVESTMENT PROPERTY - continued

| Fair value at 31 January 2025 is represented by:

£ |

| Valuation in 2024 | 157,885 |  |

| Valuation in 2025 | 60,156 |  |

| Cost | 1,576,959 |  |

1,795,000 |  |

| If the investment properties had not been revalued they would have been included at the following historical cost:

2025 | 2024 |

£ | £ |

| Cost | 1,576,959 |  | 1,563,798 |  |

| Aggregate depreciation | (175,934 | ) | (143,079 | ) |

| The investment properties were valued on an open market basis on 31 January 2024 by the director .

5. | DEBTORS: AMOUNTS FALLING DUE WITHIN ONE YEAR |

2025 | 2024 |

£ | £ |

| Other debtors | 8 |  | 1,476 |  |

6. | CREDITORS: AMOUNTS FALLING DUE WITHIN ONE YEAR |

2025 | 2024 |

£ | £ |

| Other creditors | 1,622,754 |  | 1,600,276 |  |

7. | RESERVES

| Fair

| value

| reserve

£ |

| At 1 February 2024 | 134,560 |  |

| Transfer | 35,585 |  |

| At 31 January 2025 | 170,145 |  |