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REGISTERED NUMBER: 08715325 (England and Wales)

DIRECTORS' REPORT AND

AUDITED FINANCIAL STATEMENTS FOR THE YEAR ENDED 30 JUNE 2025

FOR

MARLBOROUGH PROPERTY (WATER COURT)

LIMITED

MARLBOROUGH PROPERTY (WATER COURT)

LIMITED (REGISTERED NUMBER: 08715325)

CONTENTS OF THE FINANCIAL STATEMENTS

FOR THE YEAR ENDED 30 JUNE 2025

Page |

Company Information | 1 |

Directors' Report | 2 |

Directors' Responsibilities Statement | 3 |

Independent Auditors' Report | 4 |

Profit and Loss Account | 8 |

Balance Sheet | 9 |

Statement of Changes in Equity | 10 |

Notes to the Financial Statements | 11 |

MARLBOROUGH PROPERTY (WATER COURT)

LIMITED

COMPANY INFORMATION

FOR THE YEAR ENDED 30 JUNE 2025

| DIRECTORS: | Sir W L Adderley

| Mr D L Wright

| REGISTERED OFFICE: | Two Marlborough Court

| Watermead Business Park

| Syston

| Leicestershire

| LE7 1AD

| REGISTERED NUMBER: | 08715325 (England and Wales)

| INDEPENDENT AUDITORS: | RSM UK Audit LLP (Statutory Auditor)

| Rivermead House

| 7 Lewis Court

| Grove Park

| Leicester

| LE19 1SD

MARLBOROUGH PROPERTY (WATER COURT)

LIMITED (REGISTERED NUMBER: 08715325)

DIRECTORS' REPORT

FOR THE YEAR ENDED 30 JUNE 2025

The directors present their report with the financial statements of the company for the year ended 30 June 2025.

PRINCIPAL ACTIVITY

The principal activity of the company in the year under review was that of commercial property investment.

DIVIDENDS

No dividends will be distributed for the year ended 30 June 2025 (2024: nil).

DIRECTORS

The directors shown below have held office during the whole of the period from 1 July 2024 to the date of this report.

Sir W L Adderley

Mr D L Wright

QUALIFYING THIRD PARTY INDEMNITY PROVISIONS

The company has made qualifying third party indemnity provisions for the benefit of its directors during the year. These provisions remain in force at the reporting date.

STATEMENT AS TO DISCLOSURE OF INFORMATION TO AUDITORS

So far as the directors are aware, there is no relevant audit information (as defined by Section 418 of the Companies Act 2006) of which the company's auditors are unaware, and each director has taken all the steps that he ought to have taken as a director in order to make himself aware of any relevant audit information and to establish that the company's auditors are aware of that information.

SMALL COMPANIES EXEMPTION

This report has been prepared in accordance with the provisions applicable to companies entitled to the small companies exemption.

AUDITORS

The auditor, RSM UK Audit LLP, are deemed to be reappointed under Section 487(2) of the Companies Act 2006.

ON BEHALF OF THE BOARD:

Mr D L Wright - Director

12 December 2025

MARLBOROUGH PROPERTY (WATER COURT)

LIMITED (REGISTERED NUMBER: 08715325)

DIRECTORS' RESPONSIBILITIES STATEMENT

FOR THE YEAR ENDED 30 JUNE 2025

The directors are responsible for preparing the Directors' Report 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 they have elected to prepare the financial statements in accordance with applicable law and Section 1A of FRS 102 The Financial Reporting Standard applicable in the UK and Republic of Ireland (UK Generally Accepted Accounting Practice applicable to Smaller Entities).

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 estimates that are reasonable and prudent; and

- 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.

INDEPENDENT AUDITORS' REPORT TO THE MEMBERS OF

MARLBOROUGH PROPERTY (WATER COURT)

LIMITED

Opinion

We have audited the financial statements of Marlborough Property (Water Court) Limited (the 'company') for the year ended 30 June 2025 which comprise the Profit and Loss Account, Balance Sheet, Statement of Changes in Equity and notes to the financial statements, including significant accounting policies. The financial reporting framework that has been applied in their preparation is applicable law and United Kingdom Accounting Standards, including FRS 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 company's affairs as at 30 June 2025 and of its profit for the year then ended;

- have been properly prepared in accordance with United Kingdom Generally Accepted Accounting Practice;

- 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 Auditor's responsibilities for the audit of the financial statements section of our report. We are independent of the company in accordance with the ethical requirements that are relevant to our audit of the financial statements in the UK, including the FRC'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 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.

Other information

The other information comprises the information included in the annual report, other than the financial statements and our auditor's report thereon. The directors are responsible for the other information contained within the annual report. Our 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.

INDEPENDENT AUDITORS' REPORT TO THE MEMBERS OF

MARLBOROUGH PROPERTY (WATER COURT)

LIMITED

Opinions 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 directors' report for the financial year for which the financial statements are prepared is consistent with the financial statements; and

- the directors' report has 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 company and its environment obtained in the course of the audit, we have not identified material misstatements in 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, or returns adequate for our audit have not been received from branches not visited by us; or

- the 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; or

- the directors were not entitled to prepare the financial statements in accordance with the small companies regime and take advantage of the small companies exemption from the requirement to prepare a strategic report or in preparing the directors' report.

Responsibilities of directors

As explained more fully in the directors' responsibilities statement set out on page 3, 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 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 company or to cease operations, or have no realistic alternative but to do so.

Auditor's 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 auditor's 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 financial statements.

The extent to which the audit was considered capable of detecting irregularities, including fraud

Irregularities are instances of non-compliance with laws and regulations. The objectives of our audit are to obtain sufficient appropriate audit evidence regarding compliance with laws and regulations that have a direct effect on the determination of material amounts and disclosures in the financial statements, to perform audit procedures to help identify instances of non-compliance with other laws and regulations that may have a material effect on the financial statements, and to respond appropriately to identified or suspected non-compliance with laws and regulations identified during the audit.

INDEPENDENT AUDITORS' REPORT TO THE MEMBERS OF

MARLBOROUGH PROPERTY (WATER COURT)

LIMITED

In relation to fraud, the objectives of our audit are to identify and assess the risk of material misstatement of the financial statements due to fraud, to obtain sufficient appropriate audit evidence regarding the assessed risks of material misstatement due to fraud through designing and implementing appropriate responses and to respond appropriately to fraud or suspected fraud identified during the audit.

However, it is the primary responsibility of management, with the oversight of those charged with governance, to ensure that the entity's operations are conducted in accordance with the provisions of laws and regulations and for the prevention and detection of fraud.

In identifying and assessing risks of material misstatement in respect of irregularities, including fraud, the audit engagement team:

- obtained an understanding of the nature of the industry and sector, including the legal and regulatory framework that the company operates in and how the company is complying with the legal and regulatory framework;

- inquired of management, and those charged with governance, about their own identification and assessment of the risks of irregularities, including any known actual, suspected or alleged instances of fraud;

- discussed matters about non-compliance with laws and regulations and how fraud might occur including assessment of how and where the financial statements may be susceptible to fraud.

As a result of these procedures we consider the most significant laws and regulations that have a direct impact on the financial statements are FRS 102, the Companies Act 2006 and tax compliance regulations. We performed audit procedures to detect non-compliances which may have a material impact on the financial statements which included reviewing financial statement disclosures and inspecting correspondence with local tax authorities.

There are no significant laws and regulations that have an indirect impact on the financial statements given the entity does not operate in a highly regulated industry.

The audit engagement team identified the risk of management override of controls as the area where the financial statements were most susceptible to material misstatement due to fraud. Audit procedures performed included but were not limited to testing manual journal entries and other adjustments and evaluating the business rationale in relation to significant, unusual transactions and transactions entered into outside the normal course of business.

A further description of our responsibilities for the audit of the financial statements is located on the Financial Reporting Council's website at: http://www.frc.org.uk/auditorsresponsibilities This description forms part of our auditor's 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 2006. Our 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 auditor'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 members as a body, for our audit work, for this report, or for the opinions we have formed.

INDEPENDENT AUDITORS' REPORT TO THE MEMBERS OF

MARLBOROUGH PROPERTY (WATER COURT)

LIMITED

Gareth Jones (Senior Statutory Auditor)

for and on behalf of RSM UK Audit LLP (Statutory Auditor)

Rivermead House

7 Lewis Court

Grove Park

Leicester

LE19 1SD

12 December 2025

MARLBOROUGH PROPERTY (WATER COURT)

LIMITED (REGISTERED NUMBER: 08715325)

PROFIT AND LOSS ACCOUNT

FOR THE YEAR ENDED 30 JUNE 2025

30/6/25 | 30/6/24 |

| Notes | £ | £

TURNOVER | 358,620 |  | 358,512 |  |

Cost of sales | 18,056 |  | 17,948 |  |

GROSS PROFIT | 340,564 |  | 340,564 |  |

Administrative expenses | 9,996 |  | 18,005 |  |

OPERATING PROFIT | 330,568 |  | 322,559 |  |

Interest receivable and similar income | 5 | 2,227 |  | 3,351 |  |

332,795 |  | 325,910 |  |

Fair value adjustment on

investment property | - |  | (2,025,000 | ) |

332,795 |  | (1,699,090 | ) |

Interest payable and similar expenses | 6 | 153,884 |  | 201,919 |  |

PROFIT/(LOSS) BEFORE TAXATION | 178,911 |  | (1,901,009 | ) |

Tax on profit/(loss) | 7 | 82,644 |  | (365,362 | ) |

PROFIT/(LOSS) FOR THE FINANCIAL YEAR | 96,267 |  | (1,535,647 | ) |

MARLBOROUGH PROPERTY (WATER COURT)

LIMITED (REGISTERED NUMBER: 08715325)

BALANCE SHEET

30 JUNE 2025

30/6/25 | 30/6/24 |

| Notes | £ | £

FIXED ASSETS

Investment property | 9 | 2,475,000 |  | 2,475,000 |  |

CURRENT ASSETS

Debtors | 10 | 32,927 |  | 67,363 |  |

Cash at bank | 101,165 |  | 106,881 |  |

134,092 |  | 174,244 |  |

CREDITORS: AMOUNTS FALLING DUE WITHIN ONE YEAR | 11 | (1,138,387 | ) | (1,280,097 | ) |

NET CURRENT LIABILITIES | (1,004,295 | ) | (1,105,853 | ) |

TOTAL ASSETS LESS CURRENT LIABILITIES | 1,470,705 |  | 1,369,147 |  |

PROVISIONS FOR LIABILITIES | 12 | (149,966 | ) | (144,675 | ) |

NET ASSETS | 1,320,739 |  | 1,224,472 |  |

CAPITAL AND RESERVES

Called up share capital | 100 |  | 100 |  |

Retained earnings | 1,320,639 |  | 1,224,372 |  |

SHAREHOLDERS' FUNDS | 1,320,739 |  | 1,224,472 |  |

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

The financial statements were approved by the Board of Directors and authorised for issue on 12 December 2025 and were signed on its behalf by:

Mr D L Wright - Director

MARLBOROUGH PROPERTY (WATER COURT)

LIMITED (REGISTERED NUMBER: 08715325)

STATEMENT OF CHANGES IN EQUITY

FOR THE YEAR ENDED 30 JUNE 2025

Called up |  |

share | Retained | Total |

capital | earnings | equity |

| £ | £ | £

Balance at 1 July 2023 | 100 |  | 2,760,019 |  | 2,760,119 |  |

Changes in equity

Total comprehensive income | - |  | (1,535,647 | ) | (1,535,647 | ) |

Balance at 30 June 2024 | 100 |  | 1,224,372 |  | 1,224,472 |  |

Changes in equity

Total comprehensive income | - |  | 96,267 |  | 96,267 |  |

Balance at 30 June 2025 | 100 |  | 1,320,639 |  | 1,320,739 |  |

MARLBOROUGH PROPERTY (WATER COURT)

LIMITED (REGISTERED NUMBER: 08715325)

NOTES TO THE FINANCIAL STATEMENTS

FOR THE YEAR ENDED 30 JUNE 2025

1. | STATUTORY INFORMATION

| Marlborough Property (Water Court) 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.

2. | ACCOUNTING POLICIES

| Basis of preparing the financial statements

| These financial statements have been prepared in accordance with FRS 102 "The Financial Reporting Standard applicable in the UK and Republic of Ireland ("FRS 102"), the requirements of the Companies Act 2006 as applicable to companies subject to the small companies regime. The disclosure requirements of section 1A of FRS 102 have been applied other than where additional disclosure is required to show a true and fair view.

| The financial statements are prepared in sterling, which is the functional currency of the Company. Monetary amounts in these financial statements are rounded to the nearest £.

| The financial statements have been prepared under the historical cost convention, modified to include certain financial instruments at fair value.

| Going concern

| Notwithstanding the net current liabilities of £1,004,295 (2024: £1,105,853) at 30 June 2025, the financial statements have been prepared on a going concern basis which the directors consider to be appropriate for the following reasons.

| The directors have prepared forecasts for a period of 12 months from the date of approval of these financial statements.

| The forecasts prepared by the Directors are dependent on Marlborough Property Company Limited not seeking repayment of the amounts currently due to that company, which at 30 June 2025 amounted to £949,837. The parent company, Marlborough Property Company Limited has indicated its intention to continue to make available such funds as are needed by the company, and that it does not seek repayment of the amount owed to it at the balance sheet date, for the period covered by the forecasts or until the investment property is sold or other funding becomes available.

| As with any company placing reliance on other group companies for financial support, the Directors acknowledge that there can be no certainty that this support will continue although, at the date of approval of the financial statements, they have no reason to believe that it will not do so.

| Turnover

| Turnover represents rental income receivable on assets leased under operating leases on a straight-line basis over the term of the lease. It is measured at the fair value of the consideration received or receivable, excluding value added tax.

MARLBOROUGH PROPERTY (WATER COURT)

LIMITED (REGISTERED NUMBER: 08715325)

NOTES TO THE FINANCIAL STATEMENTS - continued

FOR THE YEAR ENDED 30 JUNE 2025

2. | ACCOUNTING POLICIES - continued

| Investment property

| Investment property, which is property held to earn rental income and/or for capital appreciation, is initially recognised at cost, which includes the purchase cost and any directly attributable expenditure. Subsequently, it is measured at fair value at the reporting end date. Changes in fair value are recognised in the profit and loss. For the property adopting the fair value method, no depreciation is provided.

| Financial instruments

| The Company has elected to apply the provisions of Section 11 'Basic Financial Instruments' and Section 12 'Other Financial Instruments Issues' of FRS 102 to all of its financial instruments.

| Financial instruments are recognised when the Company becomes party to the contractual provisions of the instrument.

| Financial assets and liabilities are offset and 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 and settle the liability simultaneously.

| Basic financial assets

| Basic financial assets, which include other debtors and cash and bank balances, are initially measured at transaction price including transaction costs and are subsequently carried at amortised cost using the effective interest method unless the arrangement constitutes a financing transaction, where the financial asset is measured at the present value of the future receipts discounted at a market rate of interest.

| Impairment of financial assets

| Financial assets, other than those held at fair value through profit and loss, are assessed for indicators of impairment at each reporting end date.

| Financial assets are impaired where there is objective evidence that, as a result of one or more events that occurred after the initial recognition of the financial asset, the estimated future cash flows have been affected. 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 decrease in the impairment loss arising from an event occurring after the impairment was recognised, the impairment is reversed. The reversal is such that the current carrying amount does not exceed what the carrying amount would have been, had the impairment not previously been recognised. The impairment reversal is recognised in profit or loss.

| Derecognition of financial assets

| Financial assets are derecognised only when the contractual rights to the cash flows from the asset expire or are settled, or when the Company transfers the financial asset and substantially all the risks and rewards of ownership to another entity, or if some significant risks and rewards of ownership are retained but control of the asset has transferred to another party that is able to sell the asset in its entirety to an unrelated third party.

MARLBOROUGH PROPERTY (WATER COURT)

LIMITED (REGISTERED NUMBER: 08715325)

NOTES TO THE FINANCIAL STATEMENTS - continued

FOR THE YEAR ENDED 30 JUNE 2025

2. | ACCOUNTING POLICIES - continued

| Classification of 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 deducting all of its liabilities.

| Basic financial liabilities

| Basic financial liabilities, including trade and other creditors and loans from fellow group companies, are initially recognised at transaction price unless the arrangement constitutes a financing transaction, where the debt instrument is measured at the present value of the future payments discounted at a market rate of interest.

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

| Derecognition of financial liabilities

| Financial liabilities are derecognised when, and only when, the Company's contractual obligations are discharged, cancelled or they expire.

| Equity instruments

| Equity instruments issued by the Company are recorded at the fair value of proceeds received, net of transaction costs. Dividends payable on equity instruments are recognised as liabilities once they are no longer at the discretion of the Company.

| Taxation

| Taxation for the year comprises current and deferred tax. Tax is recognised in the Profit and Loss Account, 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.

| Lease incentives

| Lease incentives are recognised on a straight line basis over the full length of the lease.

MARLBOROUGH PROPERTY (WATER COURT)

LIMITED (REGISTERED NUMBER: 08715325)

NOTES TO THE FINANCIAL STATEMENTS - continued

FOR THE YEAR ENDED 30 JUNE 2025

2. | ACCOUNTING POLICIES - continued

| Cash and cash equivalents

| Cash and cash equivalents are basic financial instruments and include cash in hand, deposits held at call with banks and other short-term liquid investments with original maturities of three months or less.

3. | EMPLOYEES AND DIRECTORS

| The Company does not have any legal employees (2024: none), other than the two directors (2024: 2).

4. | DIRECTORS' EMOLUMENTS

| The Directors are remunerated by the ultimate parent company, WA Capital Limited.

5. | INTEREST RECEIVABLE AND SIMILAR INCOME |

30/6/25 | 30/6/24 |

| £ | £

| Bank interest received | 2,227 |  | 3,351 |  |

6. | INTEREST PAYABLE AND SIMILAR EXPENSES |

30/6/25 | 30/6/24 |

| £ | £

| Bank loan interest | 131,483 |  | 133,450 |  |

| Refinancing costs | 22,401 |  | 68,469 |  |

153,884 |  | 201,919 |  |

7. | TAXATION

| Analysis of the tax charge/(credit)

| The tax charge/(credit) on the profit for the year was as follows:

30/6/25 | 30/6/24 |

| £ | £

| Current tax:

| UK corporation tax | 77,353 |  | - |  |

| Deferred tax | 5,291 |  | (365,362 | ) |

| Tax on profit/(loss) | 82,644 |  | (365,362 | ) |

| The deferred tax balances within these financial statements have been calculated at 25% (2024: 25%).

MARLBOROUGH PROPERTY (WATER COURT)

LIMITED (REGISTERED NUMBER: 08715325)

NOTES TO THE FINANCIAL STATEMENTS - continued

FOR THE YEAR ENDED 30 JUNE 2025

8. | AUDITORS' REMUNERATION

| Auditor's remuneration has been recognised by the company's parent and sole shareholder Marlborough Property Co Limited. The costs recognised were for Marlborough Property Co Limited and its subsidiaries at the time.

9. | INVESTMENT PROPERTY

Total |

| £

| COST OR VALUATION

| At 1 July 2024

| and 30 June 2025 | 2,475,000 |  |

| NET BOOK VALUE

| At 30 June 2025 | 2,475,000 |  |

| At 30 June 2024 | 2,475,000 |  |

| The investment property is held as security against bank loans in the parent company, Marlborough Property Co Limited.

| Fair value at 30 June 2025 is represented by:

| £ |  |

| Cost |  | 2,829,725 |

| Fair value adjustment in 2017 |  | 1,960,275 |

| Fair value adjustment in 2019 |  | 140,000 |

| Fair value adjustment in 2023 |  | (430,000 | )

| Fair value adjustment in 2024 |  |  | (2,025,000 | )

|  | 2,475,000 |

| If the investment property were stated on an historical cost basis rather than a fair value basis, the amounts would have been included as follows:

|  | 30/06/25 |  | 30/06/24 |  |

|  | £ |  | £ |  |

| Cost |  | 2,829,725 |  | 2,829,725 |  |

| The investment property was valued on 30th June 2025 by the Directors who are knowledgeable on the UK property market and utilise professional guidance where considered necessary.

| The property was valued on an investment method basis by comparing the current passing rent and market rent for the property capitalised at an appropriate yield. The yield was derived from transactions over other similar properties for which price information was available. This rate was then adjusted to reflect differences in age, size, condition, location and any other factors considered relevant.

MARLBOROUGH PROPERTY (WATER COURT)

LIMITED (REGISTERED NUMBER: 08715325)

NOTES TO THE FINANCIAL STATEMENTS - continued

FOR THE YEAR ENDED 30 JUNE 2025

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

30/6/25 | 30/6/24 |

| £ | £

| Prepayments and accrued income | 32,927 |  | 67,363 |  |

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

30/6/25 | 30/6/24 |

| £ | £

| Amounts owed to group undertakings | 949,837 |  | 1,168,881 |  |

| Corporation tax | 77,353 |  | - |  |

| VAT | 18,732 |  | 18,750 |  |

| Accruals and deferred income | 92,465 |  | 92,466 |  |

1,138,387 |  | 1,280,097 |  |

| The company has loans from its parent, Marlborough Property Co Limited which are repayable on demand.

| Marlborough Property Co Limited recharges the interest paid on the loan from its bankers to its subsidiary companies on a proportional basis, based on the subsidiaries property valuation.

12. | PROVISIONS FOR LIABILITIES

30/6/25 | 30/6/24 |

| £ | £

| Deferred tax

| Accelerated capital allowances | 149,966 |  | 144,675 |  |

Deferred tax |

| £

| Balance at 1 July 2024 | 144,675 |  |

| Charge to Profit & Loss | 5,291 |  |

| Balance at 30 June 2025 | 149,966 |  |

MARLBOROUGH PROPERTY (WATER COURT)

LIMITED (REGISTERED NUMBER: 08715325)

NOTES TO THE FINANCIAL STATEMENTS - continued

FOR THE YEAR ENDED 30 JUNE 2025

13. | PARENT COMPANY

| The immediate parent company is Marlborough Property Co Limited, a company incorporated in England and Wales with registered address of Two Marlborough Court, Watermead Business Park, Syston, Leicestershire, LE7 1AD.

| The ultimate parent undertaking is WA Capital Limited, a company incorporated in England and Wales with registered address of Two Marlborough Court, Watermead Business Park, Syston, Leicestershire, LE7 1AD. Transactions between the company and fellow wholly owned subsidiaries or with the parent undertaking are exempt from disclosure.

| The smallest group in which the results of the Company are consolidated is that headed by Marlborough Property Co Limited and the largest group is WA Capital Limited. The consolidated financial statements of Marlborough Property Co Limited and WA Capital Limited are available from its registered office, Two Marlborough Court, Watermead Business Park, Syston, Leicestershire, LE7 1AD.