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REGISTERED NUMBER: 03141193 (England and Wales)

UNAUDITED FINANCIAL STATEMENTS

FOR THE YEAR ENDED 31 JANUARY 2025

FOR

TWYCROSS ESTATES LIMITED

TWYCROSS ESTATES LIMITED (REGISTERED NUMBER: 03141193) |

CONTENTS OF THE FINANCIAL STATEMENTS

FOR THE YEAR ENDED 31 JANUARY 2025

Page |

| Company Information | 1 |

| Balance Sheet | 2 |

| Notes to the Financial Statements | 4 |

| Statement of Directors' Responsibilities | 8 |

| Independent Chartered Certified Accountants' Review Report | 9 |

| TWYCROSS ESTATES LIMITED |

COMPANY INFORMATION

FOR THE YEAR ENDED 31 JANUARY 2025

| DIRECTORS: | D R England

| S J England

| Mrs S Paice

| SECRETARY: | Mrs S M England

| REGISTERED OFFICE: | High Cross Building

| Lancaster Road

| Hinckley

| Leicestershire

| LE10 0AW

| REGISTERED NUMBER: | 03141193 (England and Wales)

| ACCOUNTANTS: | PWH Accountancy Ltd

| The Counting House

| High Street

| Lutterworth

| Leicestershire

| LE17 4AY

TWYCROSS ESTATES LIMITED (REGISTERED NUMBER: 03141193) |

BALANCE SHEET

31 JANUARY 2025

| 31.1.25 | 31.1.24 |

| Notes | £ | £ | £ | £ |

FIXED ASSETS

Tangible assets | 5 | - |  | - |  |

Investment property | 6 | 816,000 |  | 816,000 |  |

816,000 |  | 816,000 |  |

CURRENT ASSETS

Debtors | 7 | 497,880 |  | 475,538 |  |

Cash at bank | 186,144 |  | 166,780 |  |

684,024 |  | 642,318 |  |

CREDITORS

Amounts falling due within one year | 8 | 2,655 |  | 13,254 |  |

NET CURRENT ASSETS | 681,369 |  | 629,064 |  |

TOTAL ASSETS LESS CURRENT LIABILITIES | 1,497,369 |  | 1,445,064 |  |

CAPITAL AND RESERVES

Called up share capital | 9 | 1 |  | 1 |  |

Other reserves | 10 | 91,400 |  | 91,400 |  |

Retained earnings | 10 | 1,405,968 |  | 1,353,663 |  |

SHAREHOLDERS' FUNDS | 1,497,369 |  | 1,445,064 |  |

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 directors acknowledge their 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.

TWYCROSS ESTATES LIMITED (REGISTERED NUMBER: 03141193) |

BALANCE SHEET - continued

31 JANUARY 2025

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 Board of Directors and authorised for issue on 14 October 2025 and were signed on its behalf by:

Mrs S Paice - Director

S J England - Director

TWYCROSS ESTATES LIMITED (REGISTERED NUMBER: 03141193) |

NOTES TO THE FINANCIAL STATEMENTS

FOR THE YEAR ENDED 31 JANUARY 2025

1. | STATUTORY INFORMATION

| Twycross Estates 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. | STATEMENT OF COMPLIANCE

| 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.

3. | ACCOUNTING POLICIES

| Basis of preparing the financial statements

| The financial statements have been prepared under the historical cost convention as modified by the revaluation of certain assets.

| Critical accounting judgements and key sources of estimation uncertainty

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

| Turnover

| Revenue comprises the fair value of the consideration received or receivable for the rendering of services in the ordinary course of the company's activities. Revenue is shown net of VAT and trade discounts.

| The company recognises revenue when the amount of revenue can be reliably measured, it is probable that future economic benefits will flow to the entity and specific criteria have been met for each of the company's activities. The amount of revenue is not considered to be reliably measurable until all contingencies relating to the sale have been resolved. The company bases its estimates on historical results, taking into consideration the type of customer, the type of transaction and the specifics of each arrangement.

| The company's principal source of revenue in rental income.

| Tangible fixed assets

| Depreciation is provided at the following annual rates in order to write off each asset over its estimated useful life.

| Fixtures, fittings & equipment | - | 15% on reducing balance

| 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.

TWYCROSS ESTATES LIMITED (REGISTERED NUMBER: 03141193) |

NOTES TO THE FINANCIAL STATEMENTS - continued

FOR THE YEAR ENDED 31 JANUARY 2025

3. | ACCOUNTING POLICIES - continued

| Financial instruments

| Financial assets

| Receivables are stated at amortised cost using the effective interest rate method. A provision for impairment of receivables 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 payment. Receivables are considered for impairment on a case by case basis and any provision is based on the directors' assessment of the amount recoverable on each receivable.

| Financial liabilities

| The company's financial liabilities include trade and other payables, which are measured at amortised cost using the effective interest rate method. Financial liabilities are recognised when the company becomes a party to the contractual agreements of the instrument. Interest-related charges are recognised as an expense in the period in which they are incurred.

| Cash and cash equivalents

| Cash and cash equivalents includes cash in hand, deposits held at call with banks, other short-term highly liquid investments with original maturities of three months or less, and bank overdrafts.

| 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 balance sheet date.

| Deferred tax

| Deferred tax is recognised in respect of all timing differences that have originated but not reversed at the balance sheet 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.

| Rental income

| Rental income is accounted for on a receivable basis.

| Bank interest

| On new developments, bank interest is capitalised up to the date the whole development is available for letting, after which date the interest is charged to Profit and Loss Account.

4. | EMPLOYEES AND DIRECTORS

| The average number of employees during the year was 3 (2024 - 3 ) .

TWYCROSS ESTATES LIMITED (REGISTERED NUMBER: 03141193) |

NOTES TO THE FINANCIAL STATEMENTS - continued

FOR THE YEAR ENDED 31 JANUARY 2025

5. | TANGIBLE FIXED ASSETS

| Fixtures,

| fittings

| & equipment

£ |

| COST

| At 1 February 2024

| and 31 January 2025 | 4,015 |  |

| DEPRECIATION

| At 1 February 2024

| and 31 January 2025 | 4,015 |  |

| NET BOOK VALUE

| At 31 January 2025 | - |  |

| At 31 January 2024 | - |  |

6. | INVESTMENT PROPERTY

| Total

£ |

| COST OR VALUATION

| At 1 February 2024

| and 31 January 2025 | 816,000 |  |

| NET BOOK VALUE

| At 31 January 2025 | 816,000 |  |

| At 31 January 2024 | 816,000 |  |

| Cost or valuation at 31 January 2025 is represented by:

£ |

| Valuation in 2025 | 816,000 |  |

| If Investment property had not been revalued it would have been included at the following historical cost:

| 31.1.25 |  | 31.1.24

£ | £ |

| Cost | 728,436 |  | 728,436 |  |

| Investment property was valued on an open market basis on 31 January 2025 by the directors .

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

| 31.1.25 |  | 31.1.24

£ | £ |

| Amounts owed by group undertakings | 486,542 |  | 464,200 |  |

| Other debtors | 11,338 |  | 11,338 |  |

497,880 |  | 475,538 |  |

TWYCROSS ESTATES LIMITED (REGISTERED NUMBER: 03141193) |

NOTES TO THE FINANCIAL STATEMENTS - continued

FOR THE YEAR ENDED 31 JANUARY 2025

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

| 31.1.25 |  | 31.1.24

£ | £ |

| Tax | - |  | 9,432 |  |

| Accrued expenses | 2,655 |  | 3,822 |  |

2,655 |  | 13,254 |  |

9. | CALLED UP SHARE CAPITAL

| Allotted, issued and fully paid:

| Number: | Class: | Nominal | 31.1.25 |  | 31.1.24

| value: | £ | £ |

| 1 | Ordinary | £1 | 1 |  | 1 |  |

10. | RESERVES

| Retained |  | Other |

| earnings |  | reserves |  | Totals

£ | £ | £ |

| At 1 February 2024 | 1,353,663 |  | 91,400 |  | 1,445,063 |  |

| Profit for the year | 52,305 |  | 52,305 |  |

| At 31 January 2025 | 1,405,968 |  | 91,400 |  | 1,497,368 |  |

11. | ULTIMATE CONTROLLING PARTY

| The controlling party was Mr D R England by reason of his controlling interest in the shares of the parent company, D R E Group Limited.

TWYCROSS ESTATES LIMITED (REGISTERED NUMBER: 03141193) |

STATEMENT OF DIRECTORS' RESPONSIBILITIES

FOR THE YEAR ENDED 31 JANUARY 2025

The following reproduces the text of the report prepared for the directors 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 Balance Sheet. Readers are cautioned that the Income Statement and certain other primary statements and the Report of the Directors are not required to be filed with the Registrar of Companies.

The directors are responsible for preparing the Report of the Directors 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 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 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 enable them to ensure that the financial statements comply with the Companies Act 2006. They 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.

ON BEHALF OF THE BOARD:

Mrs S Paice - Director

S J England - Director

14 October 2025

INDEPENDENT CHARTERED CERTIFIED ACCOUNTANTS' REVIEW REPORT TO THE DIRECTORS O

TWYCROSS ESTATES LIMITED

The following reproduces the text of the report prepared for the directors 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 Balance Sheet. Readers are cautioned that the Income Statement and certain other primary statements and the Report of the Directors are not required to be filed with the Registrar of Companies.

We have reviewed the financial statements of Twycross Estates Limited for the year ended 31 January 2025, which comprise the Income Statement, Balance Sheet and Notes to the Financial Statements, including a summary of significant accounting policies. The financial reporting framework that has been applied in their preparation is applicable law and United Kingdom Accounting Standards (United Kingdom Generally Accepted Accounting Practice).

Directors' responsibility for the financial statements

As explained more fully in the Statement of Directors' Responsibilities set out on page eight, the directors are responsible for the preparation of the financial statements and for being satisfied that they give a true and fair view.

Accountants' responsibility

Our responsibility is to express a conclusion on the financial statements. We conducted our review in accordance with International Standard on Review Engagements (ISRE) 2400 (Revised), 'Engagements to review historical financial statements' and ICAEW Technical Release TECH 09/13AAF (Revised) 'Assurance review engagements on historical financial statements'. ISRE 2400 (Revised) requires us to conclude whether anything has come to our attention that causes us to believe that the financial statements, taken as a whole, are not prepared, in all material respects, in accordance with United Kingdom Accounting Standards (United Kingdom Generally Accepted Accounting Practice). ISRE 2400 (Revised) also requires us to comply with the ICAEW Code of Ethics and the FRC's Ethical Standard, as applicable.

Scope of the assurance review

A review of financial statements in accordance with ISRE 2400 (Revised) is a limited assurance engagement. We have performed additional procedures, primarily consisting of making enquiries of management and others within the entity, as appropriate, applying analytical procedures and evaluating the evidence obtained. The procedures performed in a review are substantially less than those performed in an audit conducted in accordance with International Standards on Auditing (UK). Accordingly, we do not express an audit opinion on these financial statements.

Conclusion

Based on our review, nothing has come to our attention that causes us to believe that the financial statements have not been prepared:

- | so as to give a true and fair view of the state of the company's affairs as at 31 January 2025 and of its profit for the year then ended;

- | in accordance with United Kingdom Generally Accepted Accounting Practice; and

- | in accordance with the requirements of the Companies Act 2006.

Use of our report

This report is made solely to the company's directors, as a body, in accordance with our terms of engagement. Our review has been undertaken so that we might state to the directors those matters that we have agreed with them in a reviewer'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 directors as a body for our work, for this report, or for the conclusions we have formed.

PWH Accountancy Ltd

The Counting House

High Street

Lutterworth

Leicestershire

LE17 4AY

14 October 2025