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Registered number: 665763










BANKWAY PROPERTIES LIMITED










ANNUAL REPORT AND FINANCIAL STATEMENTS

FOR THE YEAR ENDED 30 APRIL 2025



 
BANKWAY PROPERTIES LIMITED
 

COMPANY INFORMATION


DIRECTORS
Mark Pears 
Sir Trevor Pears CMG 
David Pears 
WPG Registrars Limited 




COMPANY SECRETARY
William Bennett



REGISTERED NUMBER
665763



REGISTERED OFFICE
12th Floor
Aldgate Tower

2 Leman Street

London

E1W 9US




INDEPENDENT AUDITORS
Gravita Audit II Limited
Chartered Accountants & Statutory Auditor

Aldgate Tower

2 Leman Street

London E1 8FA





 
BANKWAY PROPERTIES LIMITED
 

CONTENTS



Page
Group Strategic Report
1
Directors' Report
2 - 3
Independent Auditors' Report
4 - 7
Consolidated Statement of Comprehensive Income
8
Consolidated Statement of Financial Position
9
Company Statement of Financial Position
10
Consolidated Statement of Changes in Equity
11
Company Statement of Changes in Equity
12
Consolidated Statement of Cash Flows
13
Notes to the Financial Statements
14 - 25


 
BANKWAY PROPERTIES LIMITED
 

GROUP STRATEGIC REPORT
FOR THE YEAR ENDED 30 APRIL 2025

INTRODUCTION
 
The directors present their group strategic report and financial statements for the year ended 30 April 2025.

BUSINESS REVIEW
 
The market for property continues to prove challenging making it difficult to buy large numbers of quality properties at appropriate prices. However the directors will continue to make acquisitions of good quality properties where opportunities arise.
During the year the operating profit decreased to £7,150,093 from £13,417,957. This was due to decrease in sales.

PRINCIPAL RISKS AND UNCERTAINTIES
 
The principal risk for the group is a significant fall in the value of properties owned which would reduce dealing profits.

FINANCIAL KEY PERFORMANCE INDICATORS
 
The Group's key performance indicators during the year were as follows:
Turnover                                                   £17,103,360  (2024: £25,407,601)
Profit after tax                                                     £7,813,107  (2024: £12,038,201)
Equity shareholders' funds                              £129,554,502  (2024: £121,741,395)


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






David Pears
Director

Page 1

 
BANKWAY PROPERTIES LIMITED
 

 
DIRECTORS' REPORT
FOR THE YEAR ENDED 30 APRIL 2025

The directors present their report and the financial statements for the year ended 30 April 2025.

DIRECTORS' RESPONSIBILITIES STATEMENT

The directors are responsible for preparing the Group Strategic Report, the Directors' Report and the consolidated 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 the Group 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 for the Group's financial statements and then apply them consistently;

make judgments 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 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 the Group 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 the Group and hence for taking reasonable steps for the prevention and detection of fraud and other irregularities.

PRINCIPAL ACTIVITY

The principal activity of the group is property dealing.

RESULTS AND DIVIDENDS

The profit for the year, after taxation, amounted to £7,813,107 (2024 - £12,038,201).

There were no dividends paid during the year (2024 - £Nil)

DIRECTORS

The directors who served during the year were:

Mark Pears 
Sir Trevor Pears CMG 
David Pears 
WPG Registrars Limited 
Page 2

 
BANKWAY PROPERTIES LIMITED
 

 
DIRECTORS' REPORT (CONTINUED)
FOR THE YEAR ENDED 30 APRIL 2025

FUTURE DEVELOPMENTS

The directors consider the Company and Group are well positioned for business in the future.

DISCLOSURE OF INFORMATION TO AUDITORS

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 and the Group's auditors are 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 and the Group's auditors are aware of that information.

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






William Bennett
Secretary

Page 3

 
BANKWAY PROPERTIES LIMITED
 

 
INDEPENDENT AUDITORS' REPORT TO THE MEMBERS OF BANKWAY PROPERTIES LIMITED
 

OPINION


We have audited the financial statements of Bankway Properties Limited (the 'parent Company') and its subsidiaries (the 'Group') for the year ended 30 April 2025, which comprise the Group Statement of Comprehensive Income, the Group and Company Statements of Financial Position, the Group Statement of Cash Flows, the Group and Company Statements of Changes in Equity and the related notes, 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, 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 of the parent Company's affairs as at 30 April 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 Auditors' responsibilities for the audit of the financial statements section of our report. We are independent of the Group in accordance with the ethical requirements that are relevant to our audit of the financial statements in the United Kingdom, including the Financial Reporting Council'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 or the 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.


Page 4

 
BANKWAY PROPERTIES LIMITED
 

 
INDEPENDENT AUDITORS' REPORT TO THE MEMBERS OF BANKWAY PROPERTIES LIMITED (CONTINUED)


OTHER INFORMATION


The other information comprises the information included in the Annual Report other than the financial statements and our Auditors' Report thereon. The directors are responsible for the other information contained within the Annual ReportOur 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.


OPINION 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 Group 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 Group Strategic Report and the Directors' Report have been prepared in accordance with applicable legal requirements.


MATTERS ON WHICH WE ARE REQUIRED TO REPORT BY EXCEPTION
 

In the light of the knowledge and understanding of the Group and the parent Company and its environment obtained in the course of the audit, we have not identified material misstatements in the Group 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.


RESPONSIBILITIES OF DIRECTORS
 

As explained more fully in the Directors' Responsibilities Statement set out on page 2, 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 Group's and 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 Group or the parent Company or to cease operations, or have no realistic alternative but to do so.


Page 5

 
BANKWAY PROPERTIES LIMITED
 

 
INDEPENDENT AUDITORS' REPORT TO THE MEMBERS OF BANKWAY PROPERTIES LIMITED (CONTINUED)


AUDITORS' 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 Auditors' 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 Group financial statements.


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. However, the primary responsibility for the prevention and detection of fraud rests with both those charged with governance of the entity and management.

The extent to which the audit was considered capable of detecting irregularities including fraud
Our approach to identifying and assessing the risks of material misstatement in respect of irregularities, including fraud and non-compliance with laws and regulations, was as follows:
 
the engagement partner ensured that the engagement team collectively had the appropriate competence, capabilities and skills to identify or recognise non-compliance with applicable laws and regulations;
we identified the laws and regulations applicable to the company through discussions with directors and other management, and from our commercial knowledge and experience of the property sector;
we focused on specific laws and regulations which we considered may have a direct material effect on the financial statements or the operations of the group including, but not limited to, the Companies Act 2006,  and taxation legislation;
we assessed the extent of compliance with the laws and regulations identified above through making enquiries of management and inspecting correspondence; and
identified laws and regulations were communicated within the audit team regularly and the team remained alert to instances of non-compliance throughout the audit.
 
We assessed the susceptibility of the parent company and group financial statements to material misstatement, including obtaining an understanding of how fraud might occur, by:

understanding the business model as part of the control and business environment;
considering the internal controls in place to mitigate risks of fraud and non-compliance with laws and regulations and;
making enquiries of management as to where they considered there was susceptibility to fraud, their knowledge of actual, suspected and alleged fraud.

To address the risk of fraud through management bias and override of controls, we:

performed analytical procedures to identify any unusual or unexpected relationships;
tested journal entries to identify unusual transactions;
assessed whether judgements and assumptions made in determining the accounting estimates were indicative of potential bias; and
investigated the rationale behind significant or unusual transactions.
 
Page 6

 
BANKWAY PROPERTIES LIMITED
 

 
INDEPENDENT AUDITORS' REPORT TO THE MEMBERS OF BANKWAY PROPERTIES LIMITED (CONTINUED)



In response to the risk of irregularities and non-compliance with laws and regulations, we designed procedures which included, but were not limited to:

agreeing financial statement disclosures to underlying supporting documentation;
enquiring of management as to actual and potential litigation and claims;
reviewing correspondence and enquiring with the group of actual and potential non-compliance with laws and regulations; and
reading the minutes of meetings of those charged with governance.

There are inherent limitations in our audit procedures described above. The more removed that laws and regulations are from financial transactions, the less likely it is that we would become aware of non-compliance. Auditing standards also limit the audit procedures required to identify non-compliance with laws and regulations to enquiry of the directors and other management and the inspection of regulatory and legal correspondence, if any.
Material misstatements that arise due to fraud can be harder to detect than those that arise from error as they may involve deliberate concealment by for example forgery, or intentional misrepresentations or through collusion. Our audit procedures are designed to detect material misstatement. We are not responsible for preventing non-compliance or fraud and cannot be expected to detect non-compliance with all laws and regulations.


A further description of our responsibilities for the audit of the financial statements is located on the Financial Reporting Council's website at: www.frc.org.uk/auditorsresponsibilities. This description forms part of our Auditors' 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 2006Our 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 Auditors' 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.







Ian Hughes ACA (Senior Statutory Auditor)
for and on behalf of
Gravita Audit II Limited
Chartered Accountants
Statutory Auditor
Aldgate Tower
2 Leman Street
London E1 8FA

17 December 2025
Page 7

 
BANKWAY PROPERTIES LIMITED
 

CONSOLIDATED STATEMENT OF COMPREHENSIVE INCOME
FOR THE YEAR ENDED 30 APRIL 2025

2025
2024
Note
£
£

  

Turnover
 3 
17,103,360
25,407,601

Cost of sales
 3 
(5,681,275)
(11,210,498)

GROSS PROFIT
 3 
11,422,085
14,197,103

Administrative expenses
  
(4,303,992)
(811,753)

Other operating income
 4 
32,000
32,607

OPERATING PROFIT
 5 
7,150,093
13,417,957

Interest receivable and similar income
 7 
3,267,384
2,632,977

PROFIT BEFORE TAXATION
  
10,417,477
16,050,934

Tax on profit
 8 
(2,604,370)
(4,012,733)

PROFIT FOR THE FINANCIAL YEAR
  
7,813,107
12,038,201

  

PROFIT FOR THE YEAR ATTRIBUTABLE TO:
  

Owners of the parent Company
  
7,813,107
12,038,201

  
7,813,107
12,038,201

The notes on pages 14 to 25 form part of these financial statements.

Total Comprehensive income for the year was £7,813,107 (2024: £12,038,201).

Page 8

 
BANKWAY PROPERTIES LIMITED
REGISTERED NUMBER: 665763

CONSOLIDATED STATEMENT OF FINANCIAL POSITION
AS AT 30 APRIL 2025

2025
2024
Note
£
£

FIXED ASSETS
  

Investments
 9 
600
600

  
600
600

CURRENT ASSETS
  

Stocks
 10 
55,033,322
55,968,428

Debtors: amounts falling due within one year
 11 
77,176,017
69,010,416

Cash at bank and in hand
  
120,168
469,381

  
132,329,507
125,448,225

Creditors: amounts falling due within one year
 12 
(2,775,605)
(3,707,430)

NET CURRENT ASSETS
  
 
 
129,553,902
 
 
121,740,795

TOTAL ASSETS LESS CURRENT LIABILITIES
  
129,554,502
121,741,395

NET ASSETS
  
129,554,502
121,741,395


CAPITAL AND RESERVES
  

Called up share capital 
 13 
19,411
19,411

Capital redemption reserve
 14 
240
240

Profit and loss account
 14 
129,534,851
121,721,744

EQUITY ATTRIBUTABLE TO OWNERS OF THE PARENT COMPANY
  
129,554,502
121,741,395

TOTAL EQUITY
  
129,554,502
121,741,395


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





................................................
David Pears
Director

The notes on pages 14 to 25 form part of these financial statements.

Page 9

 
BANKWAY PROPERTIES LIMITED
REGISTERED NUMBER: 665763

COMPANY STATEMENT OF FINANCIAL POSITION
AS AT 30 APRIL 2025

2025
2024
Note
£
£

FIXED ASSETS
  

Investments
 9 
1,468,388
1,468,388

  
1,468,388
1,468,388

CURRENT ASSETS
  

Stocks
 10 
54,868,022
55,803,128

Debtors: amounts falling due within one year
 11 
54,888,651
47,017,510

Cash at bank and in hand
  
115,249
467,404

  
109,871,922
103,288,042

Creditors: amounts falling due within one year
 12 
(2,809,571)
(3,748,798)

NET CURRENT ASSETS
  
 
 
107,062,351
 
 
99,539,244

TOTAL ASSETS LESS CURRENT LIABILITIES
  
108,530,739
101,007,632

  

  

NET ASSETS
  
108,530,739
101,007,632


CAPITAL AND RESERVES
  

Called up share capital 
 13 
19,411
19,411

Profit and loss account
 14 
108,511,328
100,988,221

TOTAL EQUITY
  
108,530,739
101,007,632


As permitted by S408 Companies Act 2006, the company has not presented its own statement of comprehensive income and related notes. The company’s profit for the year was £7,523,107 (2024 - £11,762,605).
The financial statements were approved and authorised for issue by the board and were signed on its behalf on 19 November 2025.





................................................
David Pears
Director

The notes on pages 14 to 25 form part of these financial statements.



Page 10

 
BANKWAY PROPERTIES LIMITED
 

CONSOLIDATED STATEMENT OF CHANGES IN EQUITY
FOR THE YEAR ENDED 30 APRIL 2025


Called up share capital
Capital redemption reserve
Profit and loss account
Total equity

£
£
£
£

At 1 May 2024
19,411
240
121,721,744
121,741,395


COMPREHENSIVE INCOME FOR THE YEAR

Profit for the year
-
-
7,813,107
7,813,107
TOTAL COMPREHENSIVE INCOME FOR THE YEAR
-
-
7,813,107
7,813,107


AT 30 APRIL 2025
19,411
240
129,534,851
129,554,502



CONSOLIDATED STATEMENT OF CHANGES IN EQUITY
FOR THE YEAR ENDED 30 APRIL 2024


Called up share capital
Capital redemption reserve
Profit and loss account
Total equity

£
£
£
£

At 1 May 2023
19,411
240
109,683,543
109,703,194


COMPREHENSIVE INCOME FOR THE YEAR

Profit for the year
-
-
12,038,201
12,038,201
TOTAL COMPREHENSIVE INCOME FOR THE YEAR
-
-
12,038,201
12,038,201


AT 30 APRIL 2024
19,411
240
121,721,744
121,741,395


The notes on pages 14 to 25 form part of these financial statements.

Page 11

 
BANKWAY PROPERTIES LIMITED
 

COMPANY STATEMENT OF CHANGES IN EQUITY
FOR THE YEAR ENDED 30 APRIL 2025


Called up share capital
Profit and loss account
Total equity

£
£
£

At 1 May 2024
19,411
100,988,221
101,007,632


COMPREHENSIVE INCOME FOR THE YEAR

Profit for the year
-
7,523,107
7,523,107
TOTAL COMPREHENSIVE INCOME FOR THE YEAR
-
7,523,107
7,523,107


AT 30 APRIL 2025
19,411
108,511,328
108,530,739



COMPANY STATEMENT OF CHANGES IN EQUITY
FOR THE YEAR ENDED 30 APRIL 2024


Called up share capital
Profit and loss account
Total equity

£
£
£

At 1 May 2023
19,411
89,225,616
89,245,027


COMPREHENSIVE INCOME FOR THE YEAR

Profit for the year
-
11,762,605
11,762,605
TOTAL COMPREHENSIVE INCOME FOR THE YEAR
-
11,762,605
11,762,605


AT 30 APRIL 2024
19,411
100,988,221
101,007,632


The notes on pages 14 to 25 form part of these financial statements.

Page 12

 
BANKWAY PROPERTIES LIMITED
 

CONSOLIDATED STATEMENT OF CASH FLOWS
FOR THE YEAR ENDED 30 APRIL 2025

2025
2024
£
£

CASH FLOWS FROM OPERATING ACTIVITIES

Profit for the financial year
7,813,107
12,038,201

ADJUSTMENTS FOR:

Interest received
(3,267,384)
(2,632,977)

Taxation charge
2,604,370
4,012,733

Decrease in stocks
935,106
6,557,363

Increase in debtors
(7,809,685)
(17,757,405)

(Decrease)/increase in creditors
(331,243)
336,033

Corporation tax paid
(3,560,868)
(4,836,000)

NET CASH USED IN OPERATING ACTIVITIES

(3,616,597)
(2,282,052)


CASH FLOWS FROM INVESTING ACTIVITIES

Interest received
3,267,384
2,632,977

NET CASH FROM INVESTING ACTIVITIES

3,267,384
2,632,977


(DECREASE)/INCREASE IN CASH AND CASH EQUIVALENTS
(349,213)
350,925

Cash and cash equivalents at beginning of year
469,381
118,456

CASH AND CASH EQUIVALENTS AT THE END OF YEAR
120,168
469,381


CASH AND CASH EQUIVALENTS AT THE END OF YEAR COMPRISE:

Cash at bank and in hand
120,168
469,381

120,168
469,381


The notes on pages 14 to 25 form part of these financial statements.

Page 13

 
BANKWAY PROPERTIES LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 30 APRIL 2025

1.


GENERAL INFORMATION

Bankway Properties Limited is a private company limited by shares incorporated in England and Wales. The registered office is 12th Floor Aldgate Tower, 2 Leman Street, London E1W 9US. The principal place of business is Haskell House, 152 West End Lane, London NW6 1SD.

2.ACCOUNTING POLICIES

 
2.1

BASIS OF PREPARATION OF FINANCIAL STATEMENTS

The financial statements have been prepared under the historical cost convention unless otherwise specified within these accounting policies and in accordance with Financial Reporting Standard 102, the Financial Reporting Standard applicable in the UK and the Republic of Ireland and the Companies Act 2006.

The group's functional and presentational currency is GBP and rounded to the nearest £1.

The preparation of financial statements in compliance with FRS 102 requires the use of certain critical accounting estimates. It also requires Group management to exercise judgment in applying the Group's accounting policies.

The Company has taken advantage of the exemption allowed under section 408 of the Companies Act 2006 and has not presented its own Statement of Comprehensive Income in these financial statements.
 
The following principal accounting policies have been applied:

  
2.2

BASIS OF CONSOLIDATION

The consolidated financial statements present the results of the Company and its own subsidiaries ("the Group") as if they form a single entity. Intercompany transactions and balances between group companies are therefore eliminated in full.
The consolidated financial statements incorporate the results of business combinations using the purchase method. In the statement of financial position, the acquiree's identifiable assets, liabilities and contingent liabilities are initially recognised at their fair values at the acquisition date. The results of acquired operations are included in the consolidated income statement from the date on which control is obtained. They are deconsolidated from the date control ceases.
 
  
2.3

GOING CONCERN

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 these financial statements.

 
2.4

TURNOVER

Turnover is recognised to the extent that it is probable that the economic benefits will flow to the Group and the revenue can be reliably measured. Turnover is measured as the fair value of the rents receivable and sales of property trading stock.

  
2.5

PROPERTY TRANSACTIONS

Purchases and sales of properties are included on the basis of completions occurring during the year.

Page 14

 
BANKWAY PROPERTIES LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 30 APRIL 2025

2.ACCOUNTING POLICIES (CONTINUED)

 
2.6

VALUATION OF INVESTMENTS

Investments in subsidiaries are measured at cost less accumulated impairment.

 
2.7

STOCKS

Stocks are stated at the lower of cost and estimated selling price less costs to complete and sell.
At each reporting date, Stocks are assessed for impairment. If property is impaired, the carrying amount is reduced to its selling price less costs to complete and sell. The impairment loss is recognised immediately in Income statement.
The Group and Company's trading property is carried in the statement of financial position at the lower of cost and estimated selling price less costs to complete and sell. Provision is made to write down properties to fair value if this is below cost.
The valuation methodology described below determines the fair value of property.
Properties held in the residential and commercial portfolios were valued by the in-house surveyors at Managing Agents employed by the Group. These valuations were reviewed and approved by the directors.
For residential property, the Managing Agent's own qualified surveying team provided a vacant possession value and also recommend the discount to apply to the vacant possession valuations to establish the market value of each property. The discounts are established by tenancy type and are based on evidence gathered from recent transactional market evidence.
Similarly, for Commercial property, the Managing Agent's own qualified surveyors recommend the yield to be applied to the Estimated Rental Value ("ERV") based on the type of property and location to establish the market value of each property.
All repairs, maintenance costs and renewals are written off as incurred.

Certain refurbishment costs which are part of major property refurbishment programmes may, depending on the nature of the works being undertaken, be capitalised in the Statement of financial position as part of property stock.

 
2.8

DEBTORS

Short-term debtors are measured at transaction price, less any impairment. Loans receivable are measured initially at fair value, net of transaction costs, and are measured subsequently at amortised cost using the effective interest method, less any impairment.

 
2.9

CASH AND CASH EQUIVALENTS

Cash is represented by cash in hand and deposits with financial institutions repayable without penalty on notice of not more than 24 hours. Cash equivalents are highly liquid investments that mature in no more than three months from the date of acquisition and that are readily convertible to known amounts of cash with insignificant risk of change in value.

 
2.10

FINANCIAL INSTRUMENTS

The Group has elected to apply the provisions of Section 11 “Basic Financial Instruments” 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.
Page 15

 
BANKWAY PROPERTIES LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 30 APRIL 2025

2.ACCOUNTING POLICIES (CONTINUED)


2.10
FINANCIAL INSTRUMENTS (CONTINUED)


Financial assets and liabilities are offset, with 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

Basic financial assets, which include trade and other debtors, cash and bank balances, are initially measured at their transaction price (adjusted for transaction costs except in the initial measurement of financial assets that are subsequently measured at fair value through profit and loss) and are subsequently carried at their amortised cost using the effective interest method, less any provision for impairment, 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.

Discounting is omitted where the effect of discounting is immaterial. The Group's cash and cash equivalents, trade and most other debtors due with the operating cycle fall into this category of financial instruments.

Other financial assets

Other financial assets, which includes investments in equity instruments which are not classified as subsidiaries, associates or joint ventures, are initially measured at fair value, which is normally the recognised transaction price. Such assets are subsequently measured at fair value with the changes in fair value being recognised in the profit or loss. Where other financial assets are not publicly traded, hence their fair value cannot be measured reliably, they are measured at cost less impairment.

Impairment of financial assets

At the end of each reporting period financial assets measured at amortised cost are assessed for objective evidence of impairment. 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 favourable change in relation to the events surrounding the impairment loss then the impairment can be reviewed for possible reversal. The reversal will not cause the current carrying amount to exceed the original carrying amount had the impairment not been recognised. The impairment reversal is recognised in the profit or loss.

Financial liabilities

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 the deduction of all its liabilities.

Basic financial liabilities, which include trade and other creditors, bank loans, other loans and loans due to fellow group companies are initially measured at their transaction price (adjusting for transaction costs except in the initial measurement of financial liabilities that are subsequently measured at fair value through profit and loss). When this constitutes a financing transaction, whereby the debt instrument is measured at the present value of the future payments discounted at a market rate of interest, discounting is omitted where the effect of discounting is immaterial.

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

Page 16

 
BANKWAY PROPERTIES LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 30 APRIL 2025

2.ACCOUNTING POLICIES (CONTINUED)


2.10
FINANCIAL INSTRUMENTS (CONTINUED)

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

Other financial instruments

Derivatives, including forward exchange contracts, futures contracts and interest rate swaps, are not classified as basic financial instruments. These are initially recognised at fair value on the date the derivative contract is entered into, with costs being charged to the profit or loss. They are subsequently measured at fair value with changes in the profit or loss.

Debt instruments that do not meet the conditions as set out in FRS 102 paragraph 11.9 are subsequently measured at fair value through the profit or loss. This recognition and measurement would also apply to financial instruments where the performance is evaluated on a fair value basis as with a documented risk management or investment strategy.

Derecognition of financial instruments

Derecognition of financial assets

Financial assets are derecognised when their contractual right to future cash flow expire, or are settled, or when the Group transfers the asset and substantially all the risks and rewards of ownership to another party. If significant risks and rewards of ownership are retained after the transfer to another party, then the Group will continue to recognise the value of the portion of the risks and rewards retained.

Derecognition of financial liabilities

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

 
2.11

CREDITORS

Short term creditors are measured at the transaction price.  

 
2.12

INTEREST INCOME

Interest income is recognised in profit or loss using the effective interest method.

 
2.13

TAXATION

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 reporting date in the countries where the Company and the Group operate and generate income.


Page 17

 
BANKWAY PROPERTIES LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 30 APRIL 2025

3.


TURNOVER

Turnover 2025
2024
Cost of Sales 
2025
2024
Gross Profit
2025
2024
        £
        £
        £
        £
        £
        £

Sales of trading stock

8,230,025

16,823,973

(4,733,885)
 
(10,302,754)
 
3,496,140

6,521,219

Rental properties

8,873,335

8,583,628

(947,390)
 
(907,744)
 
7,925,945

7,675,884


17,103,360

25,407,601

(5,681,275)
 
(11,210,498)
 
11,422,085

14,197,103



All turnover arose within the United Kingdom.

Cost of sales of rental income comprises property outgoings.


4.


OTHER OPERATING INCOME

2025
2024
£
£

Sundry income
32,000
32,607

32,000
32,607


Page 18

 
BANKWAY PROPERTIES LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 30 APRIL 2025

5.


OPERATING PROFIT

The operating profit is stated after charging:


2025
2024
£
£



Fees payable to the Group's auditor and its associates for the audit of the
Parent Company and the Group's consolidated financial statements
21,569
20,940

21,569
20,940

During the year, no director received any emoluments Nil (2024: Nil).
 


6.


EMPLOYEES





The average monthly number of employees, including the directors, during the year was as follows:


        2025
        2024
            No.
            No.







Directors
3
3


7.


INTEREST RECEIVABLE AND SIMILAR INCOME

2025
2024
£
£


Other interest receivable
3,267,384
2,632,977

3,267,384
2,632,977

Page 19

 
BANKWAY PROPERTIES LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 30 APRIL 2025

8.


TAXATION


2025
2024
£
£

CORPORATION TAX


Current tax on profits for the year
2,604,370
4,012,733


2,604,370
4,012,733


TOTAL CURRENT TAX
2,604,370
4,012,733

DEFERRED TAX

TOTAL DEFERRED TAX
-
-


TAX ON PROFIT
2,604,370
4,012,733

FACTORS AFFECTING TAX CHARGE FOR THE YEAR

The tax assessed for the year is the same as (2024 -  the same as) the standard rate of corporation tax in the UK of 25% (2024 -25%) as set out below:

2025
2024
£
£


Profit on ordinary activities before tax
10,417,477
16,050,934


Profit on ordinary activities multiplied by standard rate of corporation tax in the UK of 25% (2024 -25%)
2,604,370
4,012,733


TOTAL TAX CHARGE FOR THE YEAR
2,604,370
4,012,733


FACTORS THAT MAY AFFECT FUTURE TAX CHARGES

There were no factors that may affect future tax charges.

Page 20

 
BANKWAY PROPERTIES LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 30 APRIL 2025

9.


FIXED ASSET INVESTMENTS

Group





Trade investments

£



COST OR VALUATION


At 1 May 2024

600






NET BOOK VALUE



At 30 April 2025
600



At 30 April 2024
600

Company





Investments in subsidiary companies

£



COST OR VALUATION


At 1 May 2024
1,468,388



At 30 April 2025

1,468,388






NET BOOK VALUE



At 30 April 2025
1,468,388



At 30 April 2024
1,468,388

Page 21

 
BANKWAY PROPERTIES LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 30 APRIL 2025

SUBSIDIARY UNDERTAKINGS


The following were subsidiary undertakings of the Company:

Name

Registered office

Principal activity

Class of shares

Holding

BPT (Northwood Hills Number 2) Limited
England
Property dealing
Ordinary
100
Battersea Freehold and Leasehold Property Co. Limited
England
Dormant
Ordinary
100
BPT (Northwood Hills) Limited
England
Dormant
Ordinary
100
Herne Hill Holdings Limited
England
Dormant
Ordinary
100
Inworth Property Company Limited
England
Dormant
Ordinary
100
North Hill Freeholds Limited
England
Dormant
Ordinary
100
North London Freeholds Limited
England
Dormant
Ordinary
100
South London Freeholds Limited
England
Dormant
Ordinary
100
Vale Realty Limited
England
Dormant
Ordinary
100
Arlington House Stall Street Management Company Limited
England
Management Company
Ordinary
100

The registered office is 12th Floor Aldgate Tower, 2 Leman Street, London E1W 9US. The principal place of business is Haskell House, 152 West End Lane, London NW6 1SD.


10.


STOCKS

Group
Group
Company
Company
2025
2024
2025
2024
£
£
£
£

Freehold and leasehold property
55,033,322
55,968,428
54,868,022
55,803,128

55,033,322
55,968,428
54,868,022
55,803,128


Page 22

 
BANKWAY PROPERTIES LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 30 APRIL 2025

11.


DEBTORS

Group
Group
Company
Company
2025
2024
2025
2024
£
£
£
£


Amounts owed by group undertakings
-
-
948,923
902,550

Sundry loan
74,743,048
66,973,477
51,566,313
44,139,255

Other debtors
2,395,954
2,004,071
2,336,400
1,942,837

Prepayments and accrued income
37,015
32,868
37,015
32,868

77,176,017
69,010,416
54,888,651
47,017,510



12.


CREDITORS: AMOUNTS FALLING DUE WITHIN ONE YEAR

Group
Group
Company
Company
2025
2024
2025
2024
£
£
£
£

Amounts owed to group undertakings
-
-
106,829
106,830

Corporation tax
28,443
629,027
-
607,251

Other creditors
1,519,212
1,812,034
1,486,617
1,780,931

Accruals and deferred income
1,227,950
1,266,369
1,216,125
1,253,786

2,775,605
3,707,430
2,809,571
3,748,798



13.


SHARE CAPITAL

2025
2024
£
£
ALLOTTED, CALLED UP AND FULLY PAID



19,411 ordinary shares of £1.00 each
19,411
19,411





14.


RESERVES



Capital redemption reserve

This reserve records the nominal value of shares repurchased by the group.

Profit & loss account

The profit and loss account includes all current and prior year retained profit and losses.

Page 23

 
BANKWAY PROPERTIES LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 30 APRIL 2025

15.


RELATED PARTY TRANSACTIONS


Group

During the year there were the following transactions with companies and entities in which the directors Mark Pears, Sir Trevor Pears CMG and David Pears have an interest.    


2025
2024
£
£

Management fees payable
782,400
790,800
Loan interest receivable
3,265,548
2,625,525

At the year end there were the following balances with companies and entities in which the directors Mark  Pears, Sir Trevor Pears CMG and David Pears have an interest.


2025
2024
£
£



Loan due from The William Pears Group of Companies Limited
74,743,048
66,973,477

Balance due from Hamways Limited
1,864,844
1,716,520

The group received estate agents services from a partnership in which the directors have an interest, the cost of which amounted to £40,560 (2024 - £44,640).

Company

The company has taken advantage of the exemptions from disclosure available to subsidiary undertakings under section 33 of FRS 102 in connection with intra group transactions.

During the year there were the following transactions with companies and entities in which the directors, Mark Pears, Sir Trevor Pears CMG and David Pears have an interest.

2025
2024
£
£



Management fees payable
780,000
788,400

Loan interest receivable
2,854,199
2,218,257

At the year end there were the following balances with companies and entities in which the directors Mark Pears, Sir Trevor Pears CMG and David Pears have an interest.

Page 24

 
BANKWAY PROPERTIES LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 30 APRIL 2025

15.


RELATED PARTY TRANSACTIONS (CONTINUED)

2025
2024
£
£



Balance due from Hamways Limited
1,840,415
1,694,347

Loan due from The William Pears Group of Companies Limited
51,566,313
44,139,255

The company received estate agents services from a partnership in which the directors have an interest, the cost of which amounted to £40,560 (2024 - £44,640).


16.


BANKING ARRANGEMENTS

The group, in common with certain family connected companies, participates in a group banking arrangement in respect of overdraft and loan facilities. Companies participating in this arrangement have a joint and several liability to the bank for the total group indebtedness. The total amount outstanding at 30 April 2025 was £Nil (2024 - £Nil). The directors do not consider that the bank will ever need recourse to the group, each family connected company having ample resources to meet its own liabilities.

Page 25