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REGISTERED NUMBER: 09213918 (England and Wales)

| CINNABAR PROPERTY LIMITED |

| UNAUDITED FINANCIAL STATEMENTS |

| FOR THE YEAR ENDED 31 MARCH 2026 |

CINNABAR PROPERTY LIMITED (REGISTERED NUMBER: 09213918)

CONTENTS OF THE FINANCIAL STATEMENTS

for the year ended 31 March 2026

Page |

Company Information | 1 |

Balance Sheet | 2 |

Notes to the Financial Statements | 4 |

Chartered Accountants' Report | 8 |

CINNABAR PROPERTY LIMITED

COMPANY INFORMATION

for the year ended 31 March 2026

| DIRECTORS: | Mr P K Rooke

| Mrs P Rooke

| Mr S T P Rooke

| REGISTERED OFFICE: | Flat 50

| Cinnabar Wharf Central

| 24 Wapping High Road

| London

| E1W 1NQ

| REGISTERED NUMBER: | 09213918 (England and Wales)

| ACCOUNTANTS: | Bessler Hendrie LLP

| Chartered Accountants

| Ashbourne House

| The Guildway

| Old Portsmouth Road

| Guildford

| Surrey

| GU3 1LR

CINNABAR PROPERTY LIMITED (REGISTERED NUMBER: 09213918)

BALANCE SHEET

31 March 2026

2026 | 2025 |

| Notes | £ | £

FIXED ASSETS

Tangible assets | 5 | 26,353 |  | 1,579 |  |

Investment property | 6 | 4,408,000 |  | 4,650,787 |  |

4,434,353 |  | 4,652,366 |  |

CURRENT ASSETS

Debtors | 7 | 56,600 |  | 51,880 |  |

Cash at bank | 298,752 |  | 99,680 |  |

355,352 |  | 151,560 |  |

CREDITORS

Amounts falling due within one year | 8 | (2,957,380 | ) | (3,511,081 | ) |

NET CURRENT LIABILITIES | (2,602,028 | ) | (3,359,521 | ) |

TOTAL ASSETS LESS CURRENT LIABILITIES | 1,832,325 |  | 1,292,845 |  |

CREDITORS

Amounts falling due after more than one year | 9 | (943,750 | ) | (1,041,563 | ) |

PROVISIONS FOR LIABILITIES | (6,588 | ) | (420 | ) |

NET ASSETS | 881,987 |  | 250,862 |  |

CAPITAL AND RESERVES

Called up share capital | 12 | 270 |  | 102 |  |

Share premium | 500,472 |  | - |  |

Retained earnings | 381,245 |  | 250,760 |  |

SHAREHOLDERS' FUNDS | 881,987 |  | 250,862 |  |

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

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

The directors acknowledge their responsibilities for:

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

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

CINNABAR PROPERTY LIMITED (REGISTERED NUMBER: 09213918)

BALANCE SHEET - continued

31 March 2026

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 Profit and Loss Account has not been delivered.

The financial statements were approved by the Board of Directors and authorised for issue on 2 May 2026 and were signed on its behalf by:

Mr P K Rooke - Director

CINNABAR PROPERTY LIMITED (REGISTERED NUMBER: 09213918)

NOTES TO THE FINANCIAL STATEMENTS

for the year ended 31 March 2026

1. | STATUTORY INFORMATION

| Cinnabar Property Ltd 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. | STATEMENT OF COMPLIANCE

| These financial statements have been prepared in accordance with Financial Reporting Standard 102 "The Financial Reporting Standard applicable in the UK and Republic of Ireland" including the provisions of Section 1A "Small Entities" and the Companies Act 2006.

3. | ACCOUNTING POLICIES

| Basis of preparing the financial statements

| Unless indicated otherwise in the accounting policies below, the financial statements have been prepared under the historical cost convention.

| Significant judgements and estimates

| The directors have made key assumptions in the determination of the fair value of the investment properties.

| Turnover

| Turnover represents the rental income receivable, excluding value added tax.

| Rent free periods or other incentives received for entering into a lease are accounted for over the period of the lease so as to spread the benefits received over the lease term.

| Tangible fixed assets

| Tangible assets are stated at cost less accumulated depreciation. Cost includes the original purchase price and costs directly attributable to bringing the asset to its working condition for its intended use.

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

| Plant and machinery etc - 20% and 33.3% straight line

| On disposal, the difference between net proceeds and the carrying amount of item sold is recognised in the profit and loss account and is included in administrative expenses.

| Investment property

| Investment property is initially measured at cost, including transaction costs. Subsequently investment property is shown at the most recent valuation, being the fair value of the property. Any aggregate surplus or deficit arising from changes in fair value is recognised in the profit and loss account and is subsequently transferred to non-distributable reserves on the balance sheet.

| Where a deficit arising is in excess of a previously recognised surplus, the change in fair value is only transferred to non-distributable reserves so far as to match previous upwards valuations.

| Financial instruments

| Financial assets and liabilities are recognised when the company becomes a party to the contractual provisions of the instrument.

| All financial assets and liabilities are initially measured at the transaction price (including transaction cost), and with the exception of investment property the company has no financial assets classified at fair value through profit or loss.

| All subsequent remeasurement of financial assets and liabilities are recognised at amortised cost.

CINNABAR PROPERTY LIMITED (REGISTERED NUMBER: 09213918)

NOTES TO THE FINANCIAL STATEMENTS - continued

for the year ended 31 March 2026

3. | ACCOUNTING POLICIES - continued

| Taxation

| Current tax is the amount of corporation tax payable in respect of the taxable profit for the period or prior periods. Tax is calculated on the basis of tax rates and laws that have been enacted or substantively enacted by the period end.

| Deferred tax is recognised in respect of all timing differences that have originated but not reversed at the balance sheet date where transactions or events that result in an obligation to pay more tax in the future or a right to pay less tax in the future have occurred at the balance sheet date. Timing differences are differences between the company's taxable profits and its results as stated in the financial statements.

| Deferred tax is measured at the average tax rates that are expected to apply in the periods in which timing differences are expected to reverse, based on tax rates and laws that have been enacted or substantially enacted by the balance sheet date. Deferred tax is measured on a non-discounted basis.

| Operating lease - lessor accounting

| Investment properties are held for use in operating leases. Rent receivable under operating leases are charged to income on a straight line basis over the lease term.

| The cost of rent free periods granted as incentives to lessees is spread over the lease term.

4. | EMPLOYEES AND DIRECTORS

| The average number of employees during the year was 5 (2025 - 4 ) .

5. | TANGIBLE FIXED ASSETS

Plant and |

machinery |

etc |

| £

| COST

| At 1 April 2025 | 13,011 |  |

| Additions | 28,414 |  |

| Disposals | (543 | ) |

| At 31 March 2026 | 40,882 |  |

| DEPRECIATION

| At 1 April 2025 | 11,432 |  |

| Charge for year | 3,640 |  |

| Eliminated on disposal | (543 | ) |

| At 31 March 2026 | 14,529 |  |

| NET BOOK VALUE

| At 31 March 2026 | 26,353 |  |

| At 31 March 2025 | 1,579 |  |

CINNABAR PROPERTY LIMITED (REGISTERED NUMBER: 09213918)

NOTES TO THE FINANCIAL STATEMENTS - continued

for the year ended 31 March 2026

6. | INVESTMENT PROPERTY

Total |

| £

| FAIR VALUE

| At 1 April 2025 | 4,650,787 |  |

| Disposals | (230,000 | ) |

| Change in fair value | (12,787 | ) |

| At 31 March 2026 | 4,408,000 |  |

| NET BOOK VALUE

| At 31 March 2026 | 4,408,000 |  |

| At 31 March 2025 | 4,650,787 |  |

| Freehold investment property was valued on an open market basis at 31 March 2026 by the directors. Open market value is considered to be equal to the property’s fair value. The property is included at the directors’ valuation, which is based on Red Book valuations carried out by a firm of Chartered Surveyors in September 2025. The directors consider that these valuations remain appropriate at 31 March 2026.

| The company has granted a fixed charge over three of the investment properties with a combined carrying value of £2,213,000 as security for the bank loan.

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

2026 | 2025 |

| £ | £

| Trade debtors | 7,468 |  | 1,671 |  |

| Other debtors | 49,132 |  | 50,209 |  |

56,600 |  | 51,880 |  |

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

2026 | 2025 |

| £ | £

| Bank loans | 25,000 |  | 25,000 |  |

| Trade creditors | 9,490 |  | 3,057 |  |

| Taxation and social security | 56,581 |  | 62,063 |  |

| Other creditors | 2,866,309 |  | 3,420,961 |  |

2,957,380 |  | 3,511,081 |  |

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

2026 | 2025 |

| £ | £

| Bank loans | 18,750 |  | 43,750 |  |

| Other creditors | 925,000 |  | 997,813 |  |

943,750 |  | 1,041,563 |  |

| Other creditors relates to loan notes which are redeemable by 2036.

CINNABAR PROPERTY LIMITED (REGISTERED NUMBER: 09213918)

NOTES TO THE FINANCIAL STATEMENTS - continued

for the year ended 31 March 2026

10. | LEASING AGREEMENTS

| The company has a number of operating leases relating to its investment properties.

| The minimum rent receivable under non-cancellable operating leases are as follows:

|  | 2026 |  | 2025 |  |

|  | £ |  | £ |  |

| Within one year |  | 155,589 |  | 155,514 |  |

| Between one and five years |  | 613,753 |  | 775,733 |  |

| In more than five years |  | 272,998 |  | 370,230 |  |

|  | 1,042,340 |  | 1,301,477 |  |

11. | SECURED DEBTS

| The following secured debts are included within creditors:

2026 | 2025 |

| £ | £

| Bank loans | 43,750 |  | 68,750 |  |

| The bank loans are secured by way of a fixed charge over three of the investment properties.

12. | CALLED UP SHARE CAPITAL

| Allotted, issued and fully paid:

| Number: |  | Class |  |  | Nominal |  | 2026 |  |  | 2025 |

|  | Value |  | £ |  |  | £ |

| 78 |  | Ordinary A |  |  | £1 |  | 78 |  |  | 78 |

| 64 |  | Ordinary B |  |  | £1 |  | 64 |  |  | 8 |

| 64 |  | Ordinary C |  |  | £1 |  | 64 |  |  | 8 |

| 64 |  | Ordinary D |  |  | £1 |  | 64 |  |  | 8 |

|  | 270 |  |  | 100 |

| During the year, 56 Ordinary B £1 shares, 56 Ordinary C £1 shares and 56 Ordinary D £1 shares were issued for £2,980 per share.

13. | RELATED PARTY DISCLOSURES

| Included within other creditors is £2,814,293 (2025: £3,362,183) owed to the directors and other related parties to the directors. The loan is interest free and repayable on demand.

CHARTERED ACCOUNTANTS' REPORT TO THE BOARD OF DIRECTORS

ON THE UNAUDITED FINANCIAL STATEMENTS OF

CINNABAR PROPERTY LIMITED

The following reproduces the text of the report prepared for the directors in respect of the company's annual unaudited financial statements. In accordance with the Companies Act 2006, the company is only required to file a Balance Sheet. Readers are cautioned that the Income Statement and certain other primary statements and the Report of the Directors are not required to be filed with the Registrar of Companies.

In order to assist you to fulfil your duties under the Companies Act 2006, we have prepared for your approval the financial statements of Cinnabar Property Limited for the year ended 31 March 2026 which comprise the Profit and Loss Account, Balance Sheet, Statement of Changes in Equity and the related notes from the company'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 Board of Directors of Cinnabar Property Limited, 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 Cinnabar Property Limited and state those matters that we have agreed to state to the Board of Directors of Cinnabar Property Limited, 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 Cinnabar Property Limited and its Board of Directors, as a body, for our work or for this report.

It is your duty to ensure that Cinnabar Property Limited 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 profit of Cinnabar Property Limited. You consider that Cinnabar Property Limited 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 Cinnabar Property Limited. 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.

This report should not be regarded as suitable to be used or relied on by any other party wishing to acquire any rights against Bessler Hendrie LLP for any purpose or in any context. Any party, other than the Directors, who obtain access to this report or a copy and chooses to rely on this report (or any part of it) will do so at its own risk.

Bessler Hendrie LLP

Chartered Accountants

Ashbourne House

The Guildway

Old Portsmouth Road

Guildford

Surrey

GU3 1LR

2 May 2026