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Tregenna Castle Hotel Limited
Annual Report and Financial Statements
Year Ended 31 October 2025

Registration number: 02675532

Tregenna Castle Hotel Limited

Contents

Company Information | 1
Strategic Report | 2 to 3
Directors' Report | 4 to 5
Statement of Directors' Responsibilities | 6
Independent Auditor's Report | 7 to 11
Profit and Loss Account | 12
Statement of Comprehensive Income | 13
Balance Sheet | 14
Statement of Changes in Equity | 15
Notes to the Financial Statements | 16 to 33

Tregenna Castle Hotel Limited

Company Information

Directors | J H Mason S J Hewlett V Mason A L Mason J J P Mason

Company secretary | A L Mason

Registered office | Tregenna Castle Hotel Trelyon Avenue St Ives Cornwall TR26 2DE

Auditors | PKF Francis Clark Statutory AuditorLowin House Tregolls Road Truro Cornwall TR1 2NA

Tregenna Castle Hotel Limited

Strategic Report for the Year Ended 31 October 2025

The directors present their strategic report for the year ended 31 October 2025.

Fair review of the business

The Directors report a loss for the year of £236k (2024 - £391k).
Tregenna Castle Hotel Limited trades as Tregenna Castle Hotel in St Ives, Cornwall. Nestled within 72 acres of subtropical gardens the resort provides a selection of family friendly hotel and self catering accommodation, as well as an 9 hole golf course, tennis courts and outdoor pool. During the year the Company continued with the Castle Village residential development, which is a development of a number of units owned by the company which are available for sale on a fully refurbished basis.
The hotel has also advanced its long term projects for developing staff accommodation, refurbishing hotel guest rooms, and hotel facilities such as dining and function rooms.
Revenue in the current year increased by £675k to £6,624k (2024 - £5,949k), with the increase principally due to the sale of one site within the aforementioned Castle Village development. The gross margin achieved in the year fell marginally to 43.7% (2024 - 45.6%) which has been impacted by the change in sales mix coupled with ongoing inflationary pressures on costs. Administrative costs have been well controlled in the year, which has assisted in reducing the operating loss to £155k (2024 - £365k) however repairs and maintenance costs in total increased by £255k in total (2024 - £264k).
The company has net current liabilities at the balance sheet date of £5,630k (2024 - £5,812k) however included in creditors due in less than one year are balances due to group undertakings of £5,825k (2024 - £6,142k) which will not be repaid during the forthcoming twelve months.

The company's key financial and other performance indicators during the year were as follows:

| Unit | 2025 | 2024
Turnover | £000s | 6,624 | 5,949
Hotel Turnover | £000s | 6,153 | 5,890
Hotel wage cost percentage | % | 44 | 42
Operating profit | £000's | (155) | (365)
Net assets | £000's | 9,167 | 10,534
EBITDA | £000's | 234 | 200

Tregenna Castle Hotel Limited

Strategic Report for the Year Ended 31 October 2025

Principal risks and uncertainties

Tregenna Castle Hotel Limited is affected by a number of factors that can pose a risk to its financial performance in both the immediate and longer term:
1. The surplus discretionary spend of holidaymakers.
2. Real time social media that can significantly impact the reputation and flow of guests to the destination.
3. Shortened booking times as holidaymakers look to get better value for money.
4. The seasonal nature of Tregenna's income.
5. Sufficient capital to continue to expand the site.
Tregenna Castle Hotel Limited is able to deal with these risks through a combination of mitigating actions:
1. Maintaining the reputation and loyalty of customers through an active engagement with those customers and providing a first class service and value for money from the moment when they arrive.
2. Being flexible about pricing but with a key focus on occupancy and rate.
3. Assessing and making provision for sufficient working capital and controlling costs during the winter months.
4. Maintaining a good relationship with Tregenna's principal funders.

Approved and authorised by the Board on 8 May 2026 and signed on its behalf by:

......................................... S J Hewlett Director

Tregenna Castle Hotel Limited

Directors' Report for the Year Ended 31 October 2025

The directors present their report and the financial statements for the year ended 31 October 2025.

Directors of the company

The directors who held office during the year were as follows:

J H Mason

S J Hewlett

V Mason

A L Mason

J J P Mason

Dividends

During the year a dividend of £nil (2024 - £1m) was declared.
The Directors do not recommend a final dividend.

Financial instruments

Objectives and policies

The company's principal financial instruments comprise of bank balances, trade creditors, deposits in advance from customers and bank loans.
The main purpose of these instruments is to raise funds for the company's main operations. The Directors believe that the company is dealing pro-actively with the risks and uncertainties that it faces.

Price risk, credit risk, liquidity risk and cash flow risk

Liquidity risk
The company manages this particular risk through a process of projecting incomes on a rolling basis, regular analysis of cashflow, regularly updated profit and loss forecasts and regular review of performance against budget.
Price risk
All prices and pricing strategies are set in advance of trading periods and are constantly reviewed.
Credit risk
The company is not adversely affected by credit risk as the bulk of trading is either based on cash transactions or deposits received in advance.
Operational risk
The Directors are aware of the continual changes in laws and regulations and the associated compliance costs and plan ahead accordingly.

Tregenna Castle Hotel Limited

Directors' Report for the Year Ended 31 October 2025

Disclosure of information to the auditors

Each director has taken steps that they ought to have taken as a director in order to make themselves aware of any relevant audit information and to establish that the company's auditors are aware of that information. The directors confirm that there is no relevant information that they know of and of which they know the auditors are unaware.

Approved and authorised by the Board on 8 May 2026 and signed on its behalf by:

......................................... S J Hewlett Director

Tregenna Castle Hotel Limited

Statement of Directors' Responsibilities

The directors acknowledge their responsibilities for preparing the Annual 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 the directors have elected to prepare the financial statements in accordance with United Kingdom Generally Accepted Accounting Practice (United Kingdom Accounting Standards and applicable law). 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 apply them consistently;

• | make judgements and accounting estimates that are reasonable and prudent;

• | state whether applicable United Kingdom Accounting Standards have been followed, subject to any material departures disclosed and explained in the financial statements; 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.

Tregenna Castle Hotel Limited

Independent Auditor's Report to the Members of Tregenna Castle Hotel Limited

Opinion

We have audited the financial statements of Tregenna Castle Hotel Limited (the 'company') for the year ended 31 October 2025, which comprise the Profit and Loss Account, Statement of Comprehensive Income, Balance Sheet, Statement of Changes in Equity, and Notes to the Financial Statements, including a summary of significant accounting policies. The financial reporting framework that has been applied in their preparation is applicable law and United Kingdom Accounting Standards, including Financial Reporting Standard 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 31 October 2025 and of its loss for the year then ended;
• | have been properly prepared in accordance with United Kingdom Generally Accepted Accounting Practice; and
• | 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 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

We have nothing to report in respect of the following matters in relation to which the ISAs (UK) require us to report to you where:

• | the directors’ use of the going concern basis of accounting in the preparation of the financial statements is not appropriate; or
• | the directors have not disclosed in the financial statements any identified material uncertainties that may cast significant doubt about the company’s ability to continue to adopt the going concern basis of accounting for a period of at least twelve months from the date when the financial statements are authorised for issue.

Tregenna Castle Hotel Limited

Independent Auditor's Report to the Members of Tregenna Castle Hotel Limited

Other information

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

In connection with our audit of the financial statements, 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 audit or otherwise appears to be materially misstated. If we identify such material inconsistencies or apparent material misstatements, we are required to determine whether there is a material misstatement in the financial statements or a material misstatement of the other information. 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.

Opinion on other matter 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 Strategic Report and Directors' Report for the financial year for which the financial statements are prepared is consistent with the financial statements; and

• | the Strategic Report and Directors' Report have been prepared in accordance with applicable legal requirements.

Matters on which we are required to report by exception

In the light of our knowledge and understanding of the company and its environment obtained in the course of the audit, we have not identified material misstatements in the Strategic Report and the Directors' Report.

We have nothing to report in respect of the following matters where 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.

Tregenna Castle Hotel Limited

Independent Auditor's Report to the Members of Tregenna Castle Hotel Limited

Responsibilities of directors

As explained more fully in the Statement of Directors' Responsibilities set out on page 6, 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 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.

Irregularities, including fraud, are instances of non-compliance with laws and regulations. We design procedures in line with our responsibilities, outlined above, to detect material misstatements in respect of irregularities, including fraud. The extent to which our procedures are capable of detecting irregularities, including fraud is detailed below:
Explanation as to what extent the audit was considered capable of detecting irregularities, including fraud
The objectives of our audit, in respect to fraud, are: to identify and assess the risks 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, the primary responsibility for the prevention and detection of fraud rests with both those charged with governance of the company and management.
We obtained an understanding of the legal and regulatory frameworks that are applicable to the Company at the planning stage of the audit. Firstly, the company is subject to laws and regulations that directly affect the financial statements including financial reporting legislation (including related company legislation) and taxation legislation and we assessed the extent of compliance with these laws and regulations as part of our procedures on the related financial statement items. Secondly, the company is subject to other laws and regulations where the consequences of non-compliance could have a material effect on amounts or disclosures in the financial statements, for instance through the imposition of fines or litigation or the loss of the company’s licence to operate. In making this assessment we determined that the most significant elements of legislation include GDPR insofar that it pertains to guest information, food standards and licencing laws and employment laws and regulations.

Tregenna Castle Hotel Limited

Independent Auditor's Report to the Members of Tregenna Castle Hotel Limited

Explanation as to what extent the audit was considered capable of detecting irregularities, including fraud (continued)
Based on this understanding we designed our audit procedures to identify non-compliance with such laws and regulations. Our procedures involved the following:
• Enquiries of management regarding their knowledge of any non compliance with laws and regulations that could affect the financial statements. As part of these enquiries we also discussed with management whether there have been any known instances, allegations or suspicions of fraud.
• Reviewing the food hygiene ratings awarded to the hotel and considering if there have been any visits in the year to 31 October 2025.
• Discussing with management how guest information is handled.
We also evaluated the risk of fraud through management override including that arising from management’s incentives. The key risks we identified were with regards to the cut off of recognition of income or through management bias in selecting accounting estimates. In response to the identified risk, as part of our audit work we:
• Used data analytics to test journal entries throughout the year, for appropriateness;
• Undertook a proof in total of the revenue recognised in the financial statements to the booking systems used by the company.
• Reviewed estimates and judgements made in the accounts for any indication of bias and challenged assumptions used by management in making the estimates.
Because of the inherent limitations of an audit, there is a risk that we will not detect all irregularities, including those leading to a material misstatement in the financial statements. The risk of not detecting a material misstatement due to fraud is higher than the risk of not detecting one resulting from error, as fraud may involve deliberate omissions, collusion, forgery, misrepresentations, or the override of internal controls. We are also less likely to become aware of instances of non-compliance with laws and regulations that are not closely related to events and transactions reflected in the financial statements.

A further description of our responsibilities is available on the Financial Reporting Council’s website at: www.frc.org.uk/auditorsresponsibilities. This description forms part of our auditor’s report.

Tregenna Castle Hotel Limited

Independent Auditor's Report to the Members of Tregenna Castle Hotel Limited

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.

......................................
Tracy Lewis FCA (Senior Statutory Auditor)
PKF Francis Clark, Statutory Auditor
Lowin House
Tregolls Road
Truro
Cornwall
TR1 2NA

8 May 2026

Tregenna Castle Hotel Limited

Profit and Loss Account

Year Ended 31 October 2025

| Note | 2025 £ | 2024 £
Turnover | 3 | 6,623,772 | 5,948,953
Cost of sales |  | (3,730,442) | (3,239,347)
Gross profit |  | 2,893,330 | 2,709,606
Administrative expenses |  | (3,277,242) | (3,311,032)
Other operating income | 4 | 229,058 | 236,066
Operating loss | 5 | (154,854) | (365,360)
Other interest receivable and similar income |  | 1,084 | 5,959
Interest payable and similar charges | 8 | (82,586) | (31,997)
Loss before tax |  | (236,356) | (391,398)
Taxation | 9 | 42,062 | 81,360
Loss for the financial year |  | (194,294) | (310,038)

Tregenna Castle Hotel Limited

Statement of Comprehensive Income

Year Ended 31 October 2025

| 2025 £ | 2024 £
Loss for the year | (194,294) | (310,038)
Deficit on property, plant and equipment revaluation | (1,172,530) | -
Total comprehensive income for the year | (1,366,824) | (310,038)

Tregenna Castle Hotel Limited

Balance Sheet

31 October 2025

| Note | 2025 £ | (As restated) 2024 £
Fixed assets |  |  |
Tangible assets | 10 | 15,639,785 | 17,725,771
Investments | 11 | 1 | 1
|  | 15,639,786 | 17,725,772
Current assets |  |  |
Stocks | 12 | 1,013,922 | 1,249,499
Debtors | 13 | 624,277 | 691,081
Cash at bank and in hand | 14 | 68,047 | 42,287
|  | 1,706,246 | 1,982,867
Creditors: Amounts falling due within one year | 15 | (7,336,577) | (7,794,603)
Net current liabilities |  | (5,630,331) | (5,811,736)
Total assets less current liabilities |  | 10,009,455 | 11,914,036
Creditors: Amounts falling due after more than one year | 15 | (250,234) | (322,500)
Provisions for liabilities | 18 | (592,402) | (1,057,893)
Net assets |  | 9,166,819 | 10,533,643
Capital and reserves |  |  |
Called up share capital | 20 | 100 | 100
Revaluation reserve |  | 5,939,288 | 7,111,818
Profit and loss account |  | 3,227,431 | 3,421,725
Total equity |  | 9,166,819 | 10,533,643

Approved and authorised by the Board on 8 May 2026 and signed on its behalf by:

......................................... S J Hewlett Director

Company Registration Number: 02675532

Tregenna Castle Hotel Limited

Statement of Changes in Equity

Year Ended 31 October 2025

| Share capital £ | Revaluation reserve £ | Profit and loss account £ | Total £
At 1 November 2023 | 100 | 7,111,818 | 4,731,763 | 11,843,681
Loss for the year | - | - | (310,038) | (310,038)
Dividends | - | - | (1,000,000) | (1,000,000)
At 31 October 2024 | 100 | 7,111,818 | 3,421,725 | 10,533,643

| Share capital £ | Revaluation reserve £ | Profit and loss account £ | Total £
At 1 November 2024 | 100 | 7,111,818 | 4,092,263 | 11,204,181
Prior period adjustment | - | - | (670,538) | (670,538)
At 1 November 2024 (As restated) | 100 | 7,111,818 | 3,421,725 | 10,533,643
Loss for the year | - | - | (194,294) | (194,294)
Other comprehensive income | - | (1,172,530) | - | (1,172,530)
Total comprehensive income | - | (1,172,530) | (194,294) | (1,366,824)
At 31 October 2025 | 100 | 5,939,288 | 3,227,431 | 9,166,819

Tregenna Castle Hotel Limited

Notes to the Financial Statements

Year Ended 31 October 2025

1 | General information

The company is a private company limited by share capital, incorporated in England and Wales.

The address of its registered office is:
Tregenna Castle Hotel
Trelyon Avenue
St Ives
Cornwall
TR26 2DE
United Kingdom

2 | Accounting policies

Summary of significant accounting policies and key accounting estimates

The principal accounting policies applied in the preparation of these financial statements are set out below. These policies have been consistently applied to all the years presented, unless otherwise stated.

Statement of compliance

These financial statements were prepared in accordance with Financial Reporting Standard 102 'The Financial Reporting Standard applicable in the UK and Republic of Ireland'.

Basis of preparation

These financial statements have been prepared using the historical cost convention except that as disclosed in the accounting policies certain items are shown at fair value.
The preparation of financial statements in compliance with FRS102 requires the use of certain critical accounting estimates, and requires management to exercise judgement in applying the company's accounting policies. Further commentary is provided later in this note.
The financial statements are prepared in pound sterling, being the functional and presentational currency, and rounded to the nearest pound.

Summary of disclosure exemptions

FRS102 allows a qualifying entity certain disclosure exemptions. The Company has therefore taken advantage of the following exemptions:
• From preparing a statement of cash flows, on the basis that it is a qualifying entity and the consolidated financial statements of Olive House Holdings Limited include the cash flows of this Company;
• From the financial instrument disclosures, required under FRS102 paragraphs 11.39 to 11.48A and paragraphs 12.26 to 12.29 as the information is provided in the consolidated financial statement disclosures;
• From disclosing the Company Key Management Personnel compensation, as required by FRS102 paragraph 33.7.
The company has also taken advantage of the exemption under FRS102 paragraph 33.1A in respect of the transactions between members of the group, where the group companies are 100% owned.

Tregenna Castle Hotel Limited

Notes to the Financial Statements

Year Ended 31 October 2025

Group accounts not prepared

The company has claimed exemption under s400 of the Companies Act 2006 not to prepare consolidated financial statements on the basis that is is wholly owned by Olive House Holdings Limited, a company incorporated in England and Wales, and that company is preparing consolidated accounts including Tregenna Castle Hotel Limited and its subsidiary.

Going concern

At the balance sheet date the Company has net current liabilities of £5,630,331 (2024 – £5,811,736).
In preparing and approving these financial statements the directors have given due consideration to Company liquidity. Whilst recognising that there can be no certainty the directors are satisfied that the going concern basis of preparation remains appropriate. In reaching their assessment of the appropriateness of the application of the going concern assertion management have considered a period of no less than 12 months from the approval of the financial statements.
The key factors considered by management in making their assessment are as follows:
i) Within creditors less than one year are loans due to group undertakings of £5,824,835 (2024 - £6,142,309). Whilst these loans are disclosed as being repayable on demand the group undertakings have confirmed that these balances will not be recalled until such time that the company can make repayment. Excluding these inter group loans the company would be otherwise trading from a net current asset position.
ii) There is no bank debt in the company.
iii) Directors took action to mitigate the rising cost of living, particularly the increase in electricity costs, by installing a solar farm.
iv) Post year end performance has been promising; demand at the hotel continues to be strong, and is expected to remain strong for the rest of the year.

Reclassification of comparative amounts

The prior period financial statements have been restated to reflect a deferred tax liability that was released in 2023.
The impact of this restatement is to:
- Increased deferred tax liabilities by £670,538
- Reduce the profit and loss reserve by £670,538
The prior period adjustment has had no impact on the reported profit before tax as presented in the prior period financial statements.

Tregenna Castle Hotel Limited

Notes to the Financial Statements

Year Ended 31 October 2025

Revenue recognition

Turnover represents amounts chargeable, net of value added tax, in respect of the sale of goods and services to customers.
The sale of properties relates to the sale of Castle Village units to third parties, and is recognised at the point of completion. Any amounts received in advance of completion are recognised as payments on account within creditors.
The provision of services relate to the activities of the hotel.
Accommodation revenue is recognised at the point of the customer staying in the room. Deposits received in advance of customer stays are treated as payments on account and recognised within creditors due within one year.
Food, beverage, spa income and all other sales are recognised at the point of sale.
In addition the company provides management and marketing services to third parties. This income is recognised on an accrual basis and included in other operating income. Ground rents are included in other operating income and are also recognised on an accruals basis.

Tax

Tax is recognised in profit or loss, except that a change attributable to an item of income or expense recognised as other comprehensive income is also recognised directly in other comprehensive income.

The current tax charge is calculated on the basis of tax rates and laws that have been enacted or substantively enacted by the reporting date in the countries where the company operates and generates taxable income.

Deferred tax is recognised on all timing differences at the balance sheet date unless indicated below. Timing differences are differences between taxable profits and the results as stated in the profit and loss account and other comprehensive income. Deferred tax is determined using tax rates and laws that have been enacted or substantively enacted by the reporting date.

Tangible assets

Tangible fixed assets under the cost model are stated at valuation less accumulated depreciation and any accumulated impairment losses. The valuation includes expenditure that is directly attributable to bringing the asset to the location and condition necessary for it to be capable of operating in the manner intended by management.
The company adds to the carrying amount of an item of fixed assets the cost of replacing part of such an item when that cost is incurred, if the replacement part is expected to provide incremental benefits to the company. The carrying amount of the replaced part is derecognised.
Repairs and renewals are charged to profit or loss during the year in which they are incurred.

Tregenna Castle Hotel Limited

Notes to the Financial Statements

Year Ended 31 October 2025

Depreciation

Depreciation is charged so as to write off the cost of assets, other than land and properties under construction over their estimated useful lives, as follows:

Asset class | Depreciation method and rate
Freehold Buildings | Straight line with a useful life between 15 and 50
Freehold land | Not depreciated
Plant and machinery | 20% on reducing balance
Fixtures and fittings | 15% on reducing balance
Motor vehicles | 25% on reducing balance

The assets residual values, useful lives and depreciation methods are reviewed, and adjusted prospectively if appropriate, or if there is an indication of a significant change since the last reporting date.
Gains or losses on disposals are determined by comparing the proceeds with the carrying amount and are recognised in profit and loss.

Revaluation of tangible fixed assets

Properties are carried at fair value at the date of the revaluation less any subsequent accumulated depreciation and subsequent impairment losses. Revaluations are performed with sufficient regularity to ensure that the carrying amount does not differ materially from that which would be determined using fair value at the balance sheet date.
Fair values are determined from market based evidence normally undertaken by professionally qualified valuers.
Revaluation gains and losses are recognised in the statement of comprehensive income unless losses exceed the previously recognised gains or reflect a clear consumption of economic benefits, in which case the excess losses are recognised in profit or loss.

Investments

Investments in subsidiary undertakings are carried at cost less impairment, where an impairment is required as a result of an impairment test.
Dividends are recognised in income when receivable.

Stocks

Stocks at the balance sheet date comprise of:
- Work in progress which relates to the development of Castle Village, a collection of properties for sale.
- Other inventories, which relate to items used in the trade of the hotel.
Stocks are stated at the lower of cost and estimated selling price less costs to complete and sell. Cost is determined using the first-in, first-out (FIFO) method.

Tregenna Castle Hotel Limited

Notes to the Financial Statements

Year Ended 31 October 2025

Leases

Leases in which substantially all the risks and rewards of ownership are retained by the lessor are classified as operating leases. Payments made under operating leases are charged to profit or loss on a straight-line basis over the period of the lease.

Defined contribution pension obligation

A defined contribution plan is a pension plan under which fixed contributions are paid into a pension fund and the company has no legal or constructive obligation to pay further contributions even if the fund does not hold sufficient assets to pay all employees the benefits relating to employee service in the current and prior periods.
Contributions to defined contribution plans are recognised as employee benefit expense when they are due. If contribution payments exceed the contribution due for service, the excess is recognised as a prepayment.

Financial instruments

Classification
The company holds the following financial instruments:
• Short term trade and other debtors and creditors;
• Other loans; and
• Cash and bank balances.
All financial instruments are classified as basic.
Recognition and measurement
The company has chosen to apply the recognition and measurement principles in FRS102.
Financial instruments are recognised when the company becomes party to the contractual provisions of the instrument and derecognised when in the case of assets, the contractual rights to cash flows from the assets expire or substantially all the risks and rewards of ownership are transferred to another party, or in the case of liabilities, when the company’s obligations are discharged, expire or are cancelled.
Instruments are initially measured at transaction price, including transaction costs, and are subsequently carried at the undiscounted amount of the cash or other consideration expected to be paid or received, after taking account of impairment adjustments. Bank loans are initially measured at transaction price, including transaction costs, and are subsequently carried at amortised cost using the effective interest method.

Tregenna Castle Hotel Limited

Notes to the Financial Statements

Year Ended 31 October 2025

Critical judgements and estimation uncertainty

In applying the company’s accounting policies, the directors are required to make judgements, estimates and assumptions about the carrying amounts of assets and liabilities that are not readily apparent from other sources. The estimates and associated assumptions are based on historical experience and other factors that are considered to be relevant. Actual results may differ from these estimates. The estimates and underlying assumptions are reviewed on an ongoing basis. Revisions to accounting estimates are recognised in the period in which the estimate is revised if the revision affects only that period, or in the period of the revision and future periods if the revision affects both current and future periods.
In the opinion of the Directors the key areas where estimation uncertainty exist in the financial statements are as follows:
i) Valuation of fixed assets (note 10)
The Tregenna Castle Hotel is carried at a valuation, which has been updated in the current with reference to an external valuation. As a result of this exercise a downward valuation has been recognised through other comprehensive income.
At the balance sheet date freehold land and buildings had a carrying value of £13,944,736 (2024 - £15,706,573).
ii) Deferred Tax of revalued fixed assets (note 9)
Deferred tax has been calculated on the estimated gain arising from the revaluation, and the related deferred tax movement has been recognised in other comprehensive income, consistent with the treatment of the underlying revaluation gain.
In the opinion of the Directors, the key areas where judgements have been made within the preparation of the financial statements or assumptions thereon are as follows:
Going concern
A key judgements made by the Directors with regards to the appropriateness of the going concern assertion are as outlined in the above accounting policy.

Tregenna Castle Hotel Limited

Notes to the Financial Statements

Year Ended 31 October 2025

3 | Turnover

The analysis of the company's revenue for the year from continuing operations is as follows:

| 2025 £ | 2024 £
Rendering of services | 6,623,772 | 5,948,953

The analysis of the company's Turnover for the year by class of business is as follows:

| 2025 £ | 2024 £
Hotel sales | 6,152,893 | 5,890,453
Property sales | 470,879 | 58,500
| 6,623,772 | 5,948,953

4 | Other operating income

The analysis of the company's other operating income for the year is as follows:

| 2025 £ | 2024 £
Sub lease rental income | 13,000 | 13,000
Miscellaneous other operating income | 216,058 | 223,066
| 229,058 | 236,066

5 | Operating loss

Arrived at after charging/(crediting)

| 2025 £ | 2024 £
Depreciation expense | 428,511 | 565,501
Operating lease expense - plant and machinery | 17,457 | 16,135

Tregenna Castle Hotel Limited

Notes to the Financial Statements

Year Ended 31 October 2025

6 | Staff costs

The aggregate payroll costs (including directors' remuneration) were as follows:

| 2025 £ | 2024 £
Wages and salaries | 2,452,213 | 2,275,006
Social security costs | 238,732 | 180,919
Pension costs, defined contribution scheme | 42,766 | 44,523
Other employee expense | 4,581 | 4,704
| 2,738,292 | 2,505,152

The average number of persons employed by the company (including directors) during the year, analysed by category was as follows:

| 2025 No. | 2024 No.
Administration and support | 11 | 11
Hotel staff | 105 | 103
| 116 | 114

7 | Auditor's remuneration

| 2025 £ | 2024 £
Audit of the financial statements | 12,200 | 11,595

8 | Interest payable and similar expenses

| 2025 £ | 2024 £
Interest expense on other finance liabilities | 82,586 | 31,997

Tregenna Castle Hotel Limited

Notes to the Financial Statements

Year Ended 31 October 2025

9 | Taxation

Tax charged/(credited) in the profit and loss account

| 2025 £ | 2024 £
Current taxation |  |
UK corporation tax | 32,586 | -
UK corporation tax adjustment to prior periods | - | (79,851)
| 32,586 | (79,851)
Deferred taxation |  |
Arising from origination and reversal of timing differences | (74,648) | (1,509)
Tax receipt in the income statement | (42,062) | (81,360)

The tax on profit before tax for the year is higher than the standard rate of corporation tax in the UK (2024 - higher than the standard rate of corporation tax in the UK) of 25% (2024 - 25%).
The differences are reconciled below:

| 2025 £ | 2024 £
Loss before tax | (236,356) | (391,398)
Corporation tax at standard rate | (59,089) | (97,850)
Effect of expense not deductible in determining taxable profit (tax loss) | 4,221 | 885
Other tax effects for reconciliation between accounting profit and tax expense (income) | 12,806 | 15,605
Total tax credit | (42,062) | (81,360)

Tregenna Castle Hotel Limited

Notes to the Financial Statements

Year Ended 31 October 2025

Deferred tax

Deferred tax assets and liabilities

2025 | Liability £
Capital allowances in excess of depreciation | 313,590
Gain on revalued property | 279,695
Other items | (883)
| 592,402

2024 | Liability £
Capital allowances in excess of depreciation | 388,864
Gain on revalued property | 670,538
Other items | (1,509)
| 1,057,893

Tregenna Castle Hotel Limited

Notes to the Financial Statements

Year Ended 31 October 2025

10 | Tangible assets

| Land and buildings £ | Fixtures and fittings £ | Motor vehicles £ | Plant and machinery £ | Total £
Cost or valuation
At 1 November 2024 | 15,994,367 | 2,189,756 | 37,470 | 2,447,906 | 20,669,499
Revaluations | (1,563,373) | - | - | - | (1,563,373)
Additions | - | 8,488 | - | 48,479 | 56,967
Disposals | (151,069) | - | - | - | (151,069)
At 31 October 2025 | 14,279,925 | 2,198,244 | 37,470 | 2,496,385 | 19,012,024
Depreciation
At 1 November 2024 | 287,794 | 1,509,716 | 31,629 | 1,114,589 | 2,943,728
Charge for the year | 47,395 | 103,301 | 1,461 | 276,354 | 428,511
At 31 October 2025 | 335,189 | 1,613,017 | 33,090 | 1,390,943 | 3,372,239
Carrying amount
At 31 October 2025 | 13,944,736 | 585,227 | 4,380 | 1,105,442 | 15,639,785
At 31 October 2024 | 15,706,573 | 680,040 | 5,841 | 1,333,317 | 17,725,771

Revaluation

The hotel was subject to a directors valuation as at the balance sheet date, updating the previous valuation that was reflected in the financial statements. In forming the opinion on the fair value of the property management have considered a separate valuation undertaken by Vickery Holman in January 2025. This valuation was prepared in accordance with the RICS Valuation 3 Global Standards 3 Incorporating the IVSC International Valuation Standards and the UK National Supplement (Red Book) issued by the Royal Institution of Chartered Surveyors and is compliant with IVS and other appropriate guidance notes and practice statements where appropriate.
Management do not believe that there is a material movement between the valuation assessment as at January 2025 and the balance sheet date such that this is reflective of the position at that time.
This historical cost of land and buildings is £7,985,556 (2024 - £8,136,625).

Tregenna Castle Hotel Limited

Notes to the Financial Statements

Year Ended 31 October 2025

11 | Investments in subsidiaries, joint ventures and associates

| 2025 £ | 2024 £
Investments in subsidiaries | 1 | 1

Subsidiaries | £
Cost or valuation
At 1 November 2024 and 31 October 2025 | 1
Carrying amount
At 31 October 2025 | 1
At 31 October 2024 | 1

Details of undertakings

Details of the investments in which the company holds 20% or more of the nominal value of any class of share capital are as follows:

Undertaking |  | Holding | Proportion of voting rights and shares held
|  |  | 2025 | 2024
Subsidiary undertakings
Tregenna Homes Limited |  | Ordinary | 100% | 100%

Subsidiary undertakings
Tregenna Homes Limited The principal activity of Tregenna Homes Limited is the management of the time share properties which Tregenna Castle Hotel offer.

The registered office of Tregenna Homes Limited is The Tregenna Castle Hotel, Trelyon Avenue, St Ives, Cornwall, TR26 2DE. The company is registered in England and Wales.

Tregenna Castle Hotel Limited

Notes to the Financial Statements

Year Ended 31 October 2025

12 | Stocks

| 2025 £ | 2024 £
Properties for sale | 983,116 | 1,222,136
Other finished goods | 30,806 | 27,363
| 1,013,922 | 1,249,499

13 | Debtors

| 2025 £ | 2024 £
Trade debtors | 12,452 | 32,175
Amounts due from group undertakings | 135,832 | 341,512
Other debtors | (1,015) | 13,453
Prepayments | 182,960 | 172,817
Accrued income | 44,838 | -
Income tax asset | 249,210 | 131,124
| 624,277 | 691,081

14 | Cash and cash equivalents

| 2025 £ | 2024 £
Cash at bank | 68,047 | 42,287

Tregenna Castle Hotel Limited

Notes to the Financial Statements

Year Ended 31 October 2025

15 | Creditors

| Note | 2025 £ | 2024 £
Due within one year |  |  |
Loans and borrowings | 16 | 107,699 | 130,000
Trade creditors |  | 237,035 | 255,742
Amounts due to group undertakings | 22 | 5,824,835 | 6,142,309
Social security and other taxes |  | 131,803 | 248,367
Outstanding defined contribution pension costs |  | 3,532 | 4,397
Other creditors |  | 223,096 | 328,619
Accruals |  | 298,384 | 149,862
Payments on account |  | 510,193 | 535,307
|  | 7,336,577 | 7,794,603
Due after one year |  |  |
Loans and borrowings | 16 | 250,234 | 322,500

16 | Loans and borrowings

| 2025 £ | 2024 £
Current loans and borrowings
Other borrowings | 107,699 | 130,000

| 2025 £ | 2024 £
Non-current loans and borrowings
Other borrowings | 250,234 | 322,500

Tregenna Castle Hotel Limited

Notes to the Financial Statements

Year Ended 31 October 2025

17 | Obligations under leases and hire purchase contracts

Operating leases

The total of future minimum lease payments is as follows:

| 2025 £ | 2024 £
Not later than one year | 30,422 | 33,721
Later than one year and not later than five years | 50,703 | 81,124
| 81,125 | 114,845

18 | Provisions for liabilities

| Deferred tax £ | Total £
At 1 November 2024 | 1,057,893 | 1,057,893
Additional provisions | (465,491) | (465,491)
At 31 October 2025 | 592,402 | 592,402

19 | Pension and other schemes

Defined contribution pension scheme

The company operates a defined contribution pension scheme. The pension cost charge for the year represents contributions payable by the company to the scheme and amounted to £42,766 (2024 - £44,523).
Contributions totalling £3,532 (2024 - £4,397) were payable to the scheme at the end of the year and are included in creditors.

20 | Share capital

Allotted, called up and fully paid shares

| 2025 | 2024
| No. | £ | No. | £
Ordinary shares of £1 each | 100 | 100 | 100 | 100

Tregenna Castle Hotel Limited

Notes to the Financial Statements

Year Ended 31 October 2025

21 | Dividends

During the year the company declared a dividend of £nil (2024 - £10,000) per share. The total dividend paid to the company shareholder was £nil (2024 - £1,000,000).

22 | Related party transactions

Transactions with directors and key management

The company has loans outstanding to the Directors Pension scheme, disclosed as 'other loans' within a separate note to the financial statements. During the year advances of £nil (2024 - £150,000) were made from the Directors Pension scheme, with interest being charged at 9%.
At the balance sheet date the balance due to the Directors Pension scheme was £357,933 (2024 - £452,500).

Steve's Industries Limited
Steve’s Industries Limited is a related party by virtue of the controlling interest of S Hewlett, Director.
During the year Steve’s Industries Limited charged Tregenna Castle Hotel Limited £67,274 (2024 - £51,227) for works undertaken around the site.
At the balance sheet date Tregenna Castle Hotel Limited owed Steve’s Industries Limited £nil (2024 - £1,473).
Tregenna Castle Holiday and Leisure Club
Tregenna Castle Hotel Limited is a member of an unincorporated club. During the year the company charged the club £158,400 (2024 - £158,400).
At the balance sheet date Tregenna Castle Hotel Limited owed the club £113,322 (2024 - £207,716).
Castle Village Residents Limited
Castle Village Residents Limited is a related party by virtue of the controlling interest of S Hewlett, Director.
During the year Tregenna Castle Hotel Limited charged Castle Village Residents Limited £14,889 (2024 - £14,033) for cleaning and maintenance fees. Service charges of £7,343 (2024 - £nil) were raised by the company to Tregenna Castle Hotel Limited.
At the balance sheet date Tregenna Castle Hotel Limited owed the company £61,169 (2024 - £43,055).

Tregenna Castle Hotel Limited

Notes to the Financial Statements

Year Ended 31 October 2025

Castle Approach Management Limited
Castle Approach Management Limited is a related party by virtue of the controlling interest of S Hewlett, Director.
During the year Tregenna Castle Hotel Limited charged Castle Approach Management Limited £8,550 (2024 - £8,667) for cleaning and maintenance fees. Service charges of £4,438 (2024 - £nil) were raised by the company to Tregenna Castle Hotel Limited.
At the balance sheet date Tregenna Castle Hotel Limited owed the company £38,365 (2024 - £27,978).

Summary of transactions with other related parties

During the year the company has transacted with the following related parties:
Vilamouragest Lda
Vilamouragest Lda is a related party by virtue of common control during the period.
During the year Tregenna Castle Hotel Limited charged Vilamouragest Lda £92,850 (2024 - £99,603) for the provision of marketing services.
At the balance sheet date Tregenna Castle Hotel Limited was owed £11,822 (2024 - £11,522) by Vilamouragest Lda.
Cavalini Holdings Limited
Cavalini Holdings Limited is a related party by virtue of common control during the period.
During the year the company had a loan with Cavalini Holdings Limited, with advances of £500,000 (2024 - £nil). Repayments of £500,000 (2024 - £nil) were made against this loan, with interest being charged of £30,146 (2024 - £nil), reflecting an interest rate of 9%.
At the balance sheet date Tregenna Castle Hotel Limited owed £nil (2024 - £nil) to Cavalini Holdings Limited.

Tregenna Castle Hotel Limited

Notes to the Financial Statements

Year Ended 31 October 2025

23 | Parent and ultimate parent undertaking

The company's immediate parent is Olive House Holdings Limited, incorporated in England and Wales.
The most senior parent entity producing publicly available financial statements is Olive House Holdings Limited, registered office Tregenna Castle Hotel, Trelyon Avenue, St Ives, Cornwall, United Kingdom, TR26 2DE. These financial statements are available upon request from Companies House, Crown Way, Cardiff, CF14 3UZ.
The ultimate controlling party is A L Mason.