REGISTERED NUMBER: OC437651 (England and Wales)

MODALITY PROPERTY INVESTMENTS LLP

Unaudited Financial Statements for the Year Ended 31 March 2025

Page

General Information

1

Balance Sheet

2

Notes to the Financial Statements

4

Chartered Accountants' Report

6

DESIGNATED MEMBERS:

V Y H Sai

Dr M Gupta

REGISTERED OFFICE:

Granville House

2 Tettenhall Road

Wolverhampton

WV1 4SB

REGISTERED NUMBER:

OC437651 (England and Wales)

ACCOUNTANTS:

Lancaster Haskins Limited

Granville House

2 Tettenhall Road

Wolverhampton

West Midlands

WV1 4SB

FIXED ASSETS

Investments

4

786,783

786,783

Investment property

5

3,385,410

2,900,000

4,172,193

3,686,783

CURRENT ASSETS

Debtors

6

336,916

405,512

Cash at bank

445,740

117,349

782,656

522,861

CREDITORS

Amounts falling due within one year

7

4,954,849

4,209,644

NET CURRENT LIABILITIES

(4,172,193

)

(3,686,783

)

TOTAL ASSETS LESS CURRENT LIABILITIES

and

NET LIABILITIES ATTRIBUTABLE TO MEMBERS

-

-

LOANS AND OTHER DEBTS DUE TO MEMBERS

-

-

TOTAL MEMBERS' INTERESTS

Amounts due from members

6

(136,772

)

(69,150

)

The LLP is entitled to exemption from audit under Section 477 of the Companies Act 2006 as applied to LLPs by the Limited Liability Partnerships (Accounts and Audit) (Application of Companies Act 2006) Regulations 2008 for the year ended 31 March 2025.

The members acknowledge their responsibilities for:

(a)	ensuring that the LLP keeps accounting records which comply with Sections 386 and 387 of the Companies Act 2006 as applied to LLPs by the Limited Liability Partnerships (Accounts and Audit) (Application of Companies Act 2006) Regulations 2008 and

(b)

preparing financial statements which give a true and fair view of the state of affairs of the LLP 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 as applied to LLPs by the Limited Liability Partnerships (Accounts and Audit) (Application of Companies Act 2006) Regulations 2008 relating to financial statements, so far as applicable to the LLP.

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

In accordance with Section 444 of the Companies Act 2006 as applied to LLPs by the Limited Liability Partnerships (Accounts and Audit) (Application of Companies Act 2006) Regulations 2008, the Income Statement has not been delivered.

The financial statements were approved by the members of the LLP and authorised for issue on 22 December 2025 and were signed by:

V Y H Sai - Designated member

1.	STATUTORY INFORMATION

Modality Property Investments LLP is registered in England and Wales. The LLP's registered number and registered office address can be found on the General Information page.

2.	ACCOUNTING POLICIES

Basis of preparing the financial statements

The entity has interests in Theia Investments LLP (OC438743) which is owned jointly with other companies. The financial statements recognise:

- its share of the assets and liabilities that it controls.

- its share of the income, less expenses, that it earns from the activities of the joint arrangements.

Turnover

Turnover which is all generated in the UK, relates primarily to rental income. Rental income arising from operating leases on investment properties is accounted for on a straight line basis over the lease and is shown net of VAT.

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.

3.	EMPLOYEE INFORMATION

The average number of employees during the year was 2 (2024 - 2 ) .

4.	FIXED ASSET INVESTMENTS

Other

investments

£

COST

At 1 April 2024

and 31 March 2025

786,783

NET BOOK VALUE

At 31 March 2025

786,783

At 31 March 2024

786,783

5.	INVESTMENT PROPERTY

Total

£

FAIR VALUE

At 1 April 2024

2,900,000

Additions

543,024

Revaluations

(57,614

)

At 31 March 2025

3,385,410

NET BOOK VALUE

At 31 March 2025

3,385,410

At 31 March 2024

2,900,000

The 2025 valuations were made by Jones Lang LaSalle, on an open market for existing use basis.

Valuations have been prepared in accordance with the Appraisal and valuation Manual of the Royal Institution of Chartered Surveyors.

6.

DEBTORS: AMOUNTS FALLING DUE WITHIN ONE YEAR

31.3.25

31.3.24

£

£

Trade debtors

44,739

195,013

Amounts owed by group undertakings

135,852

118,203

Amounts due from members

136,772

69,150

Other debtors

3,308

466

Prepayments

16,245

22,680

336,916

405,512

7.

CREDITORS: AMOUNTS FALLING DUE WITHIN ONE YEAR

31.3.25

31.3.24

£

£

Amounts owed to participating interests

527,055

-

Amounts owed to joint ventures

4,389,392

4,182,892

Accrued expenses

38,402

26,752

4,954,849

4,209,644

The following reproduces the text of the report prepared for the members in respect of the LLP's annual unaudited financial statements. In accordance with the Companies Act 2006, the LLP 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 Members 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 as applied to LLPs by the Limited Liability Partnerships (Accounts and Audit) (Application of Companies Act 2006) Regulations 2008, we have prepared for your approval the financial statements of Modality Property Investments LLP for the year ended 31 March 2025 which comprise the Income Statement, Balance Sheet and the related notes from the LLP'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 members of Modality Property Investments LLP, as a body, in accordance with our terms of engagement. Our work has been undertaken solely to prepare for your approval the financial statements of Modality Property Investments LLP and state those matters that we have agreed to state to the members of Modality Property Investments LLP, as a body, 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 Modality Property Investments LLP and its members, as a body, for our work or for this report.

It is your duty to ensure that Modality Property Investments LLP 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 loss of Modality Property Investments LLP. You consider that Modality Property Investments LLP 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 Modality Property Investments LLP. 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.

Lancaster Haskins Limited

Granville House

2 Tettenhall Road

Wolverhampton

West Midlands

WV1 4SB

23 December 2025