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REGISTERED NUMBER: 09959184 (England and Wales)

UNAUDITED FINANCIAL STATEMENTS FOR THE YEAR ENDED 31 JANUARY 2026

FOR

SYON ESTATES LIMITED

| SYON ESTATES LIMITED (REGISTERED NUMBER: 09959184) |

CONTENTS OF THE FINANCIAL STATEMENTS

FOR THE YEAR ENDED 31 JANUARY 2026

Page |

| Company Information | 1 |

| Balance Sheet | 2 |

| Notes to the Financial Statements | 3 |

| SYON ESTATES LIMITED |

COMPANY INFORMATION

FOR THE YEAR ENDED 31 JANUARY 2026

| DIRECTOR: | M Blencowe

| REGISTERED OFFICE: | Clarence House

| 30-31 North Street

| Brighton

| East Country

| BN1 1EB

| REGISTERED NUMBER: | 09959184 (England and Wales)

| ACCOUNTANTS: | Galloways Accounting (Hove) Limited

| 15 West Street

| Brighton

| East Sussex

| BN1 2RL

| SYON ESTATES LIMITED (REGISTERED NUMBER: 09959184) |

BALANCE SHEET

31 JANUARY 2026

| 2026 | 2025 |

| Notes | £ | £ | £ | £ |

FIXED ASSETS

Investment property | 4 | 4,125,000 |  | - |  |

CURRENT ASSETS

Debtors | 5 | 6,074 |  | 1,487 |  |

Cash at bank | 21,331 |  | - |  |

27,405 |  | 1,487 |  |

CREDITORS

Amounts falling due within one year | 6 | 796,253 |  | 1,386 |  |

NET CURRENT (LIABILITIES)/ASSETS | (768,848 | ) | 101 |  |

TOTAL ASSETS LESS CURRENT LIABILITIES | 3,356,152 |  | 101 |  |

CREDITORS

Amounts falling due after more than one year | 7 | (3,368,360 | ) | - |  |

PROVISIONS FOR LIABILITIES | (97,067 | ) | - |  |

NET (LIABILITIES)/ASSETS | (109,275 | ) | 101 |  |

CAPITAL AND RESERVES

Called up share capital | 100 |  | 100 |  |

Non distributable reserve | 9 | 291,202 |  | - |  |

Retained earnings | (400,577 | ) | 1 |  |

(109,275 | ) | 101 |  |

The company is entitled to exemption from audit under Section 477 of the Companies Act 2006 for the year ended 31 January 2026.

The members have not required the company to obtain an audit of its financial statements for the year ended 31 January 2026 in accordance with Section 476 of the Companies Act 2006.

The director acknowledges his responsibilities for:

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

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

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

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

The financial statements were approved by the director and authorised for issue on 8 April 2026 and were signed by:

M Blencowe - Director

| SYON ESTATES LIMITED (REGISTERED NUMBER: 09959184) |

NOTES TO THE FINANCIAL STATEMENTS

FOR THE YEAR ENDED 31 JANUARY 2026

1. | STATUTORY INFORMATION

| Syon 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. | ACCOUNTING POLICIES

| Basis of preparing the financial statements

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

| Related party exemption

| The company has taken advantage of exemption, under the terms of Financial Reporting Standard 102 'The Financial Reporting Standard applicable in the UK and Republic of Ireland', not to disclose related party transactions with wholly owned subsidiaries within the group.

| Turnover

| Turnover is recognised at the fair value of the consideration received or receivable for goods and services provided in the normal course of business and is shown net of VAT and other sales related taxes. The fair value of consideration takes into account trade discounts, settlement discounts and volume rebates.

| When cash inflows are deferred and represent a financing arrangement, the fair value of the consideration is the present value of the future receipts. The difference between the fair value of the consideration and the nominal amount received is recognised as interest income.

| Turnover comprises revenue recognised by the company in respect of rental income and service charges receivable during the year. Amounts are accrued and prepared as appropriate to recognise the period for which the revenue relates.

| Investment property

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

| Taxation

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

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

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

3. | EMPLOYEES AND DIRECTORS

| The average number of employees during the year was 1 (2025 - NIL ) .

| SYON ESTATES LIMITED (REGISTERED NUMBER: 09959184) |

NOTES TO THE FINANCIAL STATEMENTS - continued

FOR THE YEAR ENDED 31 JANUARY 2026

4. | INVESTMENT PROPERTY

| Total

£ |

| FAIR VALUE

| Additions | 3,805,384 |  |

| Revaluations | 319,616 |  |

| At 31 January 2026 | 4,125,000 |  |

| NET BOOK VALUE

| At 31 January 2026 | 4,125,000 |  |

| The Company's total investment property portfolio was measured using the revaluation model, and valued by the Company directors' on the basis of open market value, by reference to recent market evidence of transactions for similar properties.

| Fair value at 31 January 2026 is represented by:

£ |

| Valuation in 2026 | 319,616 |  |

| Cost | 3,805,384 |  |

4,125,000 |  |

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

2026 | 2025 |

£ | £ |

| Trade debtors | 1,450 |  | - |  |

| Amounts owed by group undertakings | - |  | 1,487 |  |

| VAT | 3,364 |  | - |  |

| Prepayments and accrued income | 1,260 |  | - |  |

6,074 |  | 1,487 |  |

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

2026 | 2025 |

£ | £ |

| Trade creditors | 4,516 |  | - |  |

| Amounts owed to group undertakings | 724,411 |  | - |  |

| Other creditors | 3,808 |  | - |  |

| Accruals and deferred income | 6,990 |  | - |  |

| Accrued expenses | 56,528 |  | 1,386 |  |

796,253 |  | 1,386 |  |

7. | CREDITORS: AMOUNTS FALLING DUE AFTER MORE THAN ONE YEAR |

2026 | 2025 |

£ | £ |

| Bank loans more 5 yr by instal | 3,368,360 |  | - |  |

| Amounts falling due in more than five years:

| Repayable by instalments

| Bank loans more 5 yr by instal | 3,368,360 |  | - |  |

| SYON ESTATES LIMITED (REGISTERED NUMBER: 09959184) |

NOTES TO THE FINANCIAL STATEMENTS - continued

FOR THE YEAR ENDED 31 JANUARY 2026

8. | SECURED DEBTS

| The following secured debts are included within creditors:

2026 | 2025 |

£ | £ |

| Bank loans | 3,368,360 |  | - |  |

| Creditors: amounts falling due after more than one year includes the above liability for which security has been given by the company.

9. | RESERVES

| Non

| distributable

| reserve

£ |

| Movement in reserve | 291,202 |  |

| At 31 January 2026 | 291,202 |  |

10. | ULTIMATE CONTROLLING PARTY

| The controlling party is Moretons Investments Limited.

| The ultimate controlling party is M Blencowe.

| Syons Estates Limited is a 100% subsidiary of Moretons Investments Limited. Mr M Blencowe owns 100% of the issued share capital in Moretons Investments Limited.