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Registered number: 16067958 COOMBE ROAD PROPCO LTD FINANCIAL STATEMENTS FOR THE PERIOD ENDED 31 DECEMBER 2025
COOMBE ROAD PROPCO LTD CONTENTS
| Page
Company information | 1
Balance sheet | 2
Notes to the financial statements | 3 - 8
COOMBE ROAD PROPCO LTD COMPANY INFORMATION
Directors | K J D'Arcy
| P D O'Gorman
Registered number | 16067958
Registered office | A&L Suite 1-3
| The Hop Exchange
| 24 Southwark Street
| London
| United Kingdom
| SE1 1TY
Independent auditors | Blick Rothenberg Audit LLP
| Chartered Accountants & Statutory Auditor
| 16 Great Queen Street
| Covent Garden
| London
| United Kingdom
| WC2B 5AH
Page 1
|  | REGISTERED NUMBER:16067958
COOMBE ROAD PROPCO LTD BALANCE SHEET AS AT 31 DECEMBER 2025
|  | 2025
Note |  | £
Fixed assets |  |  |
Investment property | 4 |  | 16,971,680
Current assets |  |  |
Debtors: amounts falling due within one year | 5 | 112,821 |
Cash at bank and in hand |  | 580,214 |
|  | 693,035 |
Creditors: amounts falling due within one year | 6 | (645,100) |
Net current assets |  |  | 47,935
Net assets |  |  | 17,019,615
Capital and reserves |  |  |
Called up share capital | 7 |  | 17,202,828
Profit and loss account |  |  | (183,213)
Total equity |  |  | 17,019,615
The financial statements have been prepared in accordance with the provisions applicable to companies subject to the small companies regime and in accordance with the provisions of FRS 102 Section 1A - small entities. The financial statements have been delivered in accordance with the provisions applicable to companies subject to the small companies regime. The Company has opted not to file the profit and loss account in accordance with provisions applicable to companies subject to the small companies' regime. The financial statements were approved and authorised for issue by the board and were signed on its behalf by:
K J D'Arcy
Director
Date: 18 March 2026
The notes on pages 3 to 8 form part of these financial statements. Page 2
COOMBE ROAD PROPCO LTD NOTES TO THE FINANCIAL STATEMENTS FOR THE PERIOD ENDED 31 DECEMBER 2025
1. | General information
Coombe Road Propco Ltd is a private company limited by shares which was incorporated in the England and Wales. The principal place of business and the address of its registered office is A&L Suite 1-3, The Hop Exchange, 24 Southwark Street, London, United Kingdom, SE1 1TY. The Company was incorporated on 8 November 2024 commenced trading on that date. This is the first set of financial statements and covers the period of 8 November 2024 to 31 December 2025 The financial statements are presented in Sterling (£), which is the functional currency of the Company. Monetary amounts in these financial statements are rounded to the nearest £. 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 requirements and the Companies Act 2006. 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 preparation of financial statements in compliance with FRS 102 requires the use of certain critical accounting estimates. It also requires management to exercise judgment in applying the Company's accounting policies. The following principal accounting policies have been applied:
| 2.2 | Going concern
The financial statements have been prepared on a going concern basis. The directors have assessed the financial position of the Company as part of the Bywater SFC Holding Group (the Group) level going concern assessment covering all companies within the Group. This assessment considered the Group’s current financial resources, forecast performance, cash flow projections, and the availability of ongoing financial support. As part of this assessment, the directors note that the Group has secured additional funding after the year end, including a combination of share capital injections, loan financing, and other intragroup support arrangements. In addition, the Group has received a letter of financial support from its ultimate parent undertake confirming that it will continue to provide financial assistance to enable the Company to meet its liabilities as they fall due for at least the next twelve months from the date of approval of these financial statements. Having considered these factors, the directors have a reasonable expectation that the Company and the Group have adequate resources to continue in operational existence for the foreseeable future. Accordingly, the directors consider the adoption of the going concern basis to be appropriate in preparing the financial statements.
| 2.3 | Investment property
Investment property is carried at fair value determined annually by external valuers and derived from the current market rents and investment property yields for comparable real estate, adjusted if necessary for any difference in the nature, location or condition of the specific asset. No depreciation is provided. Changes in fair value are recognised in profit and loss. If fair value cannot be reliably measured, the cost method with impairment assessment is applied in accordance with FRS 102. Page 3
COOMBE ROAD PROPCO LTD NOTES TO THE FINANCIAL STATEMENTS FOR THE PERIOD ENDED 31 DECEMBER 2025 2.Accounting policies (continued)
| 2.4 | Financial instruments
The Company has elected to apply Sections 11 and 12 of FRS 102 in respect of financial instruments. Financial assets and financial liabilities are recognised when the Company becomes party to the contractual provisions of the instrument. 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 Company after deducting all of its liabilities. The company’s policies for its major classes of financial assets and financial liabilities are set out below. Financial assets Basic financial assets, including other debtors, cash and bank balances and amounts owed by group companies are initially recognised at transaction price, 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 for a similar debt instrument. Financing transactions are those in which payment is deferred beyond normal business terms or is financed at a rate of interest that is not a market rate. Such assets are subsequently carried at amortised cost using the effective interest method, less any impairment. Financial liabilities Basic financial liabilities, including trade and other creditors, 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 for a similar debt instrument. Financing transactions are those in which payment is deferred beyond normal business terms or is financed at a rate of interest that is not a market rate. Debt instruments are subsequently carried at amortised cost, using the effective interest rate method. Page 4
COOMBE ROAD PROPCO LTD NOTES TO THE FINANCIAL STATEMENTS FOR THE PERIOD ENDED 31 DECEMBER 2025 2.Accounting policies (continued) Financial instruments (continued) Impairment of financial assets Financial assets measured at cost and amortised cost are assessed at the end of each reporting period for objective evidence of impairment. If objective evidence of impairment is found, an impairment loss is recognised in the profit and loss account. For financial assets measured at cost less impairment, the impairment loss is measured as the difference between the asset's carrying amount and the best estimate of the amount the Company would receive for the asset if it were to be sold at the reporting date. For financial assets measured at amortised cost, the impairment loss is measured as the difference between the asset's carrying amount and the present value of estimated cash flows discounted at the asset's original effective interest rate. If the financial asset has a variable interest rate, the discount rate for measuring any impairment loss is the current effective interest rate determined under the contract. 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 and loss. Derecognition of financial assets and financial liabilities Financial assets are derecognised when (a) the contractual rights to the cash flows from the asset expire or are settled, or (b) substantially all the risks and rewards of the ownership of the asset are transferred to another party or (c) despite having retained some significant risks and rewards of ownership, control of the asset has been transferred to another party who has the practical ability to unilaterally sell the asset to an unrelated third party without imposing additional restrictions. Financial liabilities are derecognised when the liability is extinguished, that is when the contractual obligation is discharged, cancelled or expires. Offsetting of financial assets and financial liabilities Financial assets and liabilities are offset and the net amount reported in the balance sheet when there is an 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.
| 2.5 | 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.
| 2.6 | Share capital
Ordinary shares are classified as equity.
| 2.7 | Interest income
All interest income are recognised in profit and loss in the year in which they are incurred. Page 5
COOMBE ROAD PROPCO LTD NOTES TO THE FINANCIAL STATEMENTS FOR THE PERIOD ENDED 31 DECEMBER 2025 2.Accounting policies (continued)
| 2.8 | Current and deferred tax
The tax expense for the year comprises current and deferred tax. Tax is recognised in the profit and loss account, 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. Current tax is the amount of income tax payable in respect of taxable profit for the year or prior years. The current income tax charge is calculated on the basis of tax rates and laws that have been enacted or substantively enacted by the balance sheet date in the countries where the Company operates and generates income. Deferred tax arises from timing differences between taxable profits and total comprehensive income as stated in the financial statements. These timing differences arise from the inclusion of income and expenses in tax assessments in periods different from those in which they are recognised in the financial statements. Deferred tax balances are recognised in respect of all timing differences that have originated but not reversed by the balance sheet date, except that: ∙The recognition of deferred tax assets is limited to the extent that it is probable that they will be recovered against the reversal of deferred tax liabilities or other future taxable profits; and ∙Any deferred tax balances are reversed if and when all conditions for retaining associated tax allowances have been met. Deferred tax balances are not recognised in respect of permanent differences except in respect of business combinations, when deferred tax is recognised on the differences between the fair values of assets acquired and the future tax deductions available for them and the differences between the fair values of liabilities acquired and the amount that will be assessed for tax. Deferred tax is determined using tax rates and laws that have been enacted or substantively enacted by the balance sheet date.
3. | Employees
| The Company has no employees, other than the directors, during the year (2024: 0).
Page 6
COOMBE ROAD PROPCO LTD NOTES TO THE FINANCIAL STATEMENTS FOR THE PERIOD ENDED 31 DECEMBER 2025
4. | Investment property
|  | Property held for development
|  | £
| Valuation |
| At 8 November 2024 | -
| Additions | 3,771,680
| Land and buildings | 13,200,000
| At 31 December 2025 | 16,971,680
| As of 31 December 2025, management obtained an independent valuation of the investment property from Cushman & Wakefield and Medbourne, based on a residual value approach. The valuers concluded that the market value could not be reliably determined due to the early stage of construction. Consequently, management determined that the cost method, together with an impairment assessment, is appropriate in accordance with FRS 102. Based on this assessment, no revaluation adjustment was required, and no indicators of impairment were identified.
5. | Debtors
|  |  |  |  | 2025
|  |  |  |  | £
| Amounts owed by group undertakings | 3,000
| Other debtors | 104,720
| Prepayments and accrued income | 5,101
|  | 112,821
| Amounts owed by group undertakings are interest free and have no set repayment date.
6. | Creditors: amounts falling due within one year
|  |  |  |  | 2025
|  |  |  |  | £
| Trade creditors | 417,959
| Accruals and deferred income | 227,141
|  | 645,100
Page 7
COOMBE ROAD PROPCO LTD NOTES TO THE FINANCIAL STATEMENTS FOR THE PERIOD ENDED 31 DECEMBER 2025
7. | Share capital
|  |  |  |  | 2025
|  |  |  |  | £
|  | Allotted, called up and fully paid |
|  | 1,720,282,801 Ordinary shares of £0.01 each | 17,202,828
8. | Related party transactions
| The Company has taken advantage of the exemption contained in FRS 102 section 33 "Related Party Disclosures" from disclosing transactions with entities which are a wholly owned part of the group.
9. | Post balance sheet events
In February 2026 the Company increased its own share capital through an issue of ordinary shares to a total of £18,272,828. This was in respect of additional capital requirements for development of its property.
10. | Parent undertaking
The smallest group for which consolidated financial statements are drawn up is headed by Bywater SFC Holdings Ltd whose registered office is A&L Suite 1-3, The Hop Exchange, 24 Southwark Street, London, SE1 1TY.
11. | Auditors' information
The auditors' report on the financial statements for the period ended 31 December 2025 was unqualified. The audit report was signed on 18 March 2026 by Yusuke Takanishi (senior statutory auditor) on behalf of Blick Rothenberg Audit LLP.
Page 8