Company No: 13307814 (England and Wales)

Contents

• Statement of Financial Position
• Notes to the Financial Statements

	Note	2025		2024
		£		£
Fixed assets
Tangible assets	4	2,942		0
Investment property	5	1,950,150		2,052,612
		1,953,092		2,052,612
Current assets
Debtors	6	50,726		64,782
Cash at bank and in hand		18,478		58,555
		69,204		123,337
Creditors: amounts falling due within one year	7	( 1,894,636)		( 2,117,339)
Net current liabilities		(1,825,432)		(1,994,002)
Total assets less current liabilities		127,660		58,610
Provision for liabilities	8, 9	( 18,402)		( 11,989)
Net assets		109,258		46,621
Capital and reserves
Called-up share capital	10	100		100
Other reserves	12	156,226		140,470
Profit and loss account		( 47,068 )		( 93,949 )
Total shareholder's funds		109,258		46,621

For the financial year ending 31 December 2025 the Company was entitled to exemption from audit under section 477 of the Companies Act 2006 relating to small companies.

Directors' responsibilities:

• The member has not required the Company to obtain an audit of its financial statements for the financial year in accordance with section 476;
• The directors acknowledge their responsibilities for complying with the requirements of the Companies Act 2006 with respect to accounting records and the preparation of financial statements; and
• These financial statements have been prepared and delivered in accordance with the provisions applicable to companies subject to the small companies regime and a copy of the Income Statement has not been delivered.

The financial statements of Griffiths Commercial Investments Limited (registered number: 13307814) were approved and authorised for issue by the Board of Directors on 29 May 2026. They were signed on its behalf by:

George Griffiths Director

1. Accounting policies

The principal accounting policies are summarised below. They have all been applied consistently throughout the financial year and to the preceding financial year, unless otherwise stated.

General information and basis of accounting

Griffiths Commercial Investments Limited (the Company) is a private company, limited by shares, incorporated in the United Kingdom under the Companies Act 2006 and is registered in England and Wales. The address of the Company's registered office is Ff58 Winslade House Winslade Park, Manor Drive, Clyst St. Mary, Exeter, EX5 1FY, United Kingdom.

The financial statements have been prepared under the historical cost convention, modified to include the revaluation of freehold properties and to include investment properties and certain items at fair value, and in accordance with Section 1A of Financial Reporting Standard 102 (FRS 102) ‘The Financial Reporting Standard applicable in the UK and Republic of Ireland’ issued by the Financial Reporting Council and the requirements of the Companies Act 2006 as applicable to companies subject to the small companies regime.

The financial statements are presented in pounds sterling which is the functional currency of the Company and rounded to the nearest £.

Going concern

The directors have assessed the Statement of Financial Position and likely future cash flows at the date of approving these financial statements. The directors note that the business has net current liabilities of £1,825,432. The Company is supported through loans from the directors. The directors have confirmed that the loan facilities will continue to be available for at least 12 months from the date of signing these financial statements and the directors will continue to support the Company. Given the current position, the directors believe that any foreseeable debts can be met for at least 12 months from the date of signing these financial statements. Accordingly, they continue to adopt the going concern basis in preparing the financial statements.

Prior year adjustment

Where material misstatements are found in the comparative information, the prior year figures are restated to aid comparability.

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.

Turnover is recognised when the significant risks and rewards are considered to have been transferred to the customer.

Taxation

Current tax
Current tax is provided at amounts expected to be paid (or recoverable) using the tax rates and laws that have been enacted or substantively enacted at the Statement of Financial Position date.

Deferred tax
Deferred tax arises as a result of including items of income and expenditure in taxation computations in periods different from those in which they are included in the Company's financial statements. Deferred tax is provided in full on timing differences which result in an obligation to pay more or less tax at a future date, at the average tax rates that are expected to apply when the timing differences reverse, based on current tax rates and laws. Deferred tax assets and liabilities are not discounted.

The carrying amount of deferred tax assets are reviewed at each reporting date and a valuation allowance is set up against deferred tax assets so that the net carrying amount equals the highest amount that is more likely than not to be recovered based on current or future taxable profit.

Tangible fixed assets

Tangible fixed assets are stated at cost (or deemed cost) or valuation less accumulated depreciation and accumulated impairment losses. Cost includes costs directly attributable to making the asset capable of operating as intended. Depreciation is provided on all tangible fixed assets, other than investment properties and freehold land, at rates calculated to write off the cost or valuation, less estimated residual value, of each asset on a straight-line basis over its expected useful life, as follows:

Office equipment

5 years straight line

Residual value represents the estimated amount which would currently be obtained from disposal of an asset, after deducting estimated costs of disposal, if the asset were already of the age and in the condition expected at the end of its useful life.

Impairment of assets

Assets, other than those measured at fair value, are assessed for indicators of impairment at each Statement of Financial Position date. If there is objective evidence of impairment, an impairment loss is recognised in the Income Statement as described below.

Investment property

Investment property is initially recognised at cost, which includes the purchase cost and any directly attributable expenditure. Subsequently it is measured at fair value at each reporting date with changes in fair value recognised in profit or loss. Deferred taxation is provided on these gains at the rate expected to apply when the property is sold.

The fair value is determined annually by external valuers and derived from current market rent and investment property yields for comparable real estate, adjusted if necessary, for any difference in nature, location or condition of the specific property.

Trade and other debtors

Trade and other debtors are initially recognised at fair value and thereafter stated at amortised cost using the effective interest method less impairment losses for bad and doubtful debts, except where the effect of discounting would be immaterial. In such cases the receivables are stated at cost less impairment losses for bad and doubtful debts.

Cash and cash equivalents

Cash and cash equivalents are basic financial assets and include cash in hand, deposits held at call with banks, other short-term liquid investments with original maturities of three months or less, and bank overdrafts. Bank overdrafts are shown within borrowings in creditors: amounts falling due within one year.

Trade and other creditors

Trade and other creditors are initially recognised at fair value and thereafter stated at amortised cost using the effective interest rate method, unless the effect of discounting would be immaterial, in which case they are stated at cost.

Financial instruments

Financial assets and financial liabilities are recognised when the Company becomes a 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.

Financial assets and liabilities are only offset in the Balance Sheet when, and only when there exists a legally enforceable right to set off the recognised amounts and the Company intends either to settle on a net basis, or to realise the asset and settle the liability simultaneously.

Provisions

Provisions are recognised when the Company has a present obligation (legal or constructive) as a result of a past event, it is probable that the Company will be required to settle that obligation and a reliable estimate can be made of the amount of the obligation.

The amount recognised as a provision is the best estimate of the consideration required to settle the present obligation at the Statement of Financial Position date, taking into account the risks and uncertainties surrounding the obligation. Where a provision is measured using the cash flows estimated to settle the present obligation, its carrying amount is the present value of those cash flows (when the effect of the time value of money is material).

When some or all of the economic benefits required to settle a provision are expected to be recovered from a third party, a receivable is recognised as an asset if it is virtually certain that reimbursement will be received and the amount of the receivable can be measured reliably.

Ordinary share capital

The ordinary share capital of the Company is presented as equity.

2. Prior year adjustment

The accounting profit recognised on the intragroup transfer of investment property in the prior year has been reallocated from the profit and loss account to other reserves. Other reserves represent non distributable reserves.

		As previously reported		Adjustment		As restated
Year ended 31 December 2024		£		£		£
Profit and loss account		46,521		(140,470)		(93,949)
Other reserves		0		140,470		140,470

3. Employees

	2025		2024
	Number		Number
Monthly average number of persons employed by the Company during the year, including directors	3		2

4. Tangible assets

	Office equipment		Total
	£		£
Cost
At 01 January 2025	0		0
Additions	3,370		3,370
At 31 December 2025	3,370		3,370
Accumulated depreciation
At 01 January 2025	0		0
Charge for the financial year	428		428
At 31 December 2025	428		428
Net book value
At 31 December 2025	2,942		2,942
At 31 December 2024	0		0

5. Investment property

	Investment property
	£
Valuation
As at 01 January 2025	2,052,612
Fair value movement	21,008
Disposals	(123,470)
As at 31 December 2025	1,950,150

Valuation

A full market valuation of investment property was completed by Symonds & Sampson at the Statement of Financial Position date. As a result of the valuation a number of properties prior period impairments were reversed. The fair value of the Group’s residential investment property at 31 December 2025 have been arrived at on the basis of valuations carried out on that date by external valuers having appropriate relevant professional qualifications and recent experience in the location and category of property being valued. The valuations performed which conform to the Valuations Standards of the Royal Institution of Chartered Surveyors and with the International Valuations Standards (IVS) 2013 were arrived at by reference to market evidence of transaction prices for similar properties. The comparison approach was used for all residential properties which involved reviewing recent market evidence from the sales of similar properties during the period.

For commercial investment property, the yield methodology was used which involved applying market derived capitalisation yields to current and market derived future income streams with appropriate adjustments for income voids arising from vacancies or rent free periods. These capitalisation yields and future income streams are derived from comparable property and leasing transactions.

6. Debtors

	2025		2024
	£		£
Trade debtors	8,128		22,492
Amounts owed by Parent undertakings	640		640
Amounts owed by associates	31,055		33,305
Prepayments	10,903		7,643
Other debtors	0		702
	50,726		64,782

7. Creditors: amounts falling due within one year

	2025		2024
	£		£
Trade creditors	5,546		7,272
Amounts owed to associates	19,038		0
Amounts owed to directors	1,810,534		2,066,535
Accruals and deferred income	43,856		41,369
Taxation and social security	15,548		2,163
Other creditors	114		0
	1,894,636		2,117,339

8. Provision for liabilities

	2025		2024
	£		£
Deferred tax	18,402		11,989

9. Deferred tax

	2025		2024
	£		£
At the beginning of financial year	( 11,989)		0
Charged to the Income Statement	( 6,413)		( 11,989)
At the end of financial year	( 18,402)		( 11,989)

10. Called-up share capital

	2025		2024
	£		£
Allotted, called-up and fully-paid
100 Ordinary shares of £ 1.00 each	100		100

11. Related party transactions

The company has taken advantage of the exemption available under FRS 102 S1A.C.35 to not disclose transactions with other entities within a wholly owned group.

During the period the directors maintained a current account with the company. At the period end the company owed the directors £1,810,534 (2024: £2,066,535). Interest was charged at 5%pa until September 2024. After September 2024 this balance was interest free.

12. Reserves

Other reserves represent non distributable reserves. These reserves arise from the accounting profit recognised on the intragroup transfer of investment property, together with the cumulative unrealised gains and losses on the revaluation of investment property, net of deferred tax.