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COMPANY REGISTRATION NUMBER: 01904190

Peppercorn Property Investments Limited

Filleted Unaudited Financial Statements

30 September 2025

Peppercorn Property Investments Limited

Statement of Financial Position

30 September 2025

| 2025 | 2024
Note | £ | £

Fixed assets

Tangible assets | 6 | 6,621 | 7,790
Investments | 7 | 20,177,809 | 19,373,616
| ------------- | -------------
| 20,184,430 | 19,381,406

Current assets

Debtors | 8 | 8,541,590 | 8,190,143
Cash at bank and in hand | 296,089 | 454,730
| ------------ | ------------
| 8,837,679 | 8,644,873

Creditors: amounts falling due within one year | 9 | 817,918 | 805,417
| ------------ | ------------
Net current assets | 8,019,761 | 7,839,456
| ------------- | -------------
Total assets less current liabilities | 28,204,191 | 27,220,862

Creditors: amounts falling due after more than one year | 10 | 1,924,849 | 2,008,324

Provisions

Taxation including deferred tax | 2,713,443 | 2,558,185
| ------------- | -------------
Net assets | 23,565,899 | 22,654,353
| ------------- | -------------

Capital and reserves

Called up share capital | 200 | 200
Share premium account | 74,900 | 74,900
Revaluation reserve | 6,406,998 | 5,941,225
Profit and loss account | 17,083,801 | 16,638,028
| ------------- | -------------
Shareholders funds | 23,565,899 | 22,654,353
| ------------- | -------------

These financial statements have been prepared and delivered in accordance with the provisions applicable to companies subject to the small companies' regime and in accordance with Section 1A of FRS 102 'The Financial Reporting Standard applicable in the UK and Republic of Ireland'.
In accordance with section 444 of the Companies Act 2006, the statement of comprehensive income has not been delivered.
For the year ending 30 September 2025 the company was entitled to exemption from audit under section 477 of the Companies Act 2006 relating to small companies.
Directors' responsibilities:
- The members have not required the company to obtain an audit of its financial statements for the year in question in accordance with section 476 ;
- The directors acknowledge their responsibilities for complying with the requirements of the Act with respect to accounting records and the preparation of financial statements .

Peppercorn Property Investments Limited

Statement of Financial Position (continued)

30 September 2025
These financial statements were approved by the board of directors and authorised for issue on 15 April 2026 , and are signed on behalf of the board by:

Mr M Nathan
Director

Company registration number: 01904190

Peppercorn Property Investments Limited

Notes to the Financial Statements

Year ended 30 September 2025
1. General information
The company is a private company limited by shares, registered in England and Wales. The address of the registered office is Devonshire House, 582 Honeypot Lane, Stanmore, Middlesex, HA7 1JS.
2. Statement of compliance
These financial statements have been prepared in compliance with Section 1A of FRS 102, 'The Financial Reporting Standard applicable in the UK and the Republic of Ireland'.
3. Accounting policies
Basis of preparation
The financial statements have been prepared on the historical cost basis, as modified by the revaluation of certain financial assets and liabilities and investment properties measured at fair value through profit or loss.
The financial statements are prepared in sterling, which is the functional currency of the entity.
Revenue recognition
The turnover for the year represents the gross income receivable by the company in the ordinary course of business.
Income tax
The taxation expense represents the aggregate amount of current and deferred tax recognised in the reporting period. Tax is recognised in profit or loss, except to the extent that it relates to items recognised in other comprehensive income or directly in equity. In this case, tax is recognised in other comprehensive income or directly in equity, respectively. Current tax is recognised on taxable profit for the current and past periods. Current tax is measured at the amounts of tax expected to pay or recover using the tax rates and laws that have been enacted or substantively enacted at the reporting date.
Deferred tax is recognised in respect of all timing differences at the reporting date. Unrelieved tax losses and other deferred tax assets are recognised to the extent that it is probable that they will be recovered against the reversal of deferred tax liabilities or other future taxable profits. Deferred tax is measured using the tax rates and laws that have been enacted or substantively enacted by the reporting date that are expected to apply to the reversal of the timing difference.
Tangible assets
Tangible assets are initially recorded at cost, and subsequently stated at cost less any accumulated depreciation and impairment losses. Any tangible assets carried at revalued amounts are recorded at the fair value at the date of revaluation less any subsequent accumulated depreciation and subsequent accumulated impairment losses. An increase in the carrying amount of an asset as a result of a revaluation, is recognised in other comprehensive income and accumulated in equity, except to the extent it reverses a revaluation decrease of the same asset previously recognised in profit or loss. A decrease in the carrying amount of an asset as a result of revaluation, is recognised in other comprehensive income to the extent of any previously recognised revaluation increase accumulated in equity in respect of that asset. Where a revaluation decrease exceeds the accumulated revaluation gains accumulated in equity in respect of that asset, the excess shall be recognised in profit or loss.
Depreciation
Depreciation is calculated so as to write off the cost or valuation of an asset, less its residual value, over the useful economic life of that asset as follows:

| Office Equipment | - | 15% reducing balance
| Furiture & Fittings | - | 15% reducing balance

Investments
In accordance with Paragraph 5.38 of the Financial Reporting Standard for Smaller Entities, as the Company's property investments are held for long term investments, they have been included in the balance sheet at their open market values.
Changes in the values of investment properties are disclosed as a movement on an investment revaluation reserve.
Depreciation is not provided in respect of investment properties in accordance with the paragraph 5.37 of Financial Reporting Standard for Smaller Entities.
Investments in associates
Investments in associates accounted for in accordance with the cost model are recorded at cost less any accumulated impairment losses. Investments in associates accounted for in accordance with the fair value model are initially recorded at the transaction price. At each reporting date, the investments are measured at fair value, with changes in fair value recognised in other comprehensive income/profit or loss. Where it is impracticable to measure fair value reliably the cost model will be adopted. Dividends and other distributions received from the investment are recognised as income without regard to whether the distributions are from accumulated profits of the associate arising before or after the date of acquisition.
Investments in joint ventures
Investments in jointly controlled entities accounted for in accordance with the cost model are recorded at cost less any accumulated impairment losses. Investments in jointly controlled entities accounted for in accordance with the fair value model are initially recorded at the transaction price. At each reporting date, the investments are measured at fair value, with changes in fair value recognised in other comprehensive income/profit or loss. Where it is impracticable to measure fair value reliably the cost model will be adopted. Dividends and other distributions received from the investment are recognised as income without regard to whether the distributions are from accumulated profits of the joint venture arising before or after the date of acquisition.
Impairment of fixed assets
A review for indicators of impairment is carried out at each reporting date, with the recoverable amount being estimated where such indicators exist. Where the carrying value exceeds the recoverable amount, the asset is impaired accordingly. Prior impairments are also reviewed for possible reversal at each reporting date. For the purposes of impairment testing, when it is not possible to estimate the recoverable amount of an individual asset, an estimate is made of the recoverable amount of the cash-generating unit to which the asset belongs. The cash-generating unit is the smallest identifiable group of assets that includes the asset and generates cash inflows that largely independent of the cash inflows from other assets or groups of assets. For impairment testing of goodwill, the goodwill acquired in a business combination is, from the acquisition date, allocated to each of the cash-generating units that are expected to benefit from the synergies of the combination, irrespective of whether other assets or liabilities of the company are assigned to those units.
Finance leases and hire purchase contracts
Assets held under finance leases and hire purchase contracts are recognised in the statement of financial position as assets and liabilities at the lower of the fair value of the assets and the present value of the minimum lease payments, which is determined at the inception of the lease term. Any initial direct costs of the lease are added to the amount recognised as an asset. Lease payments are apportioned between the finance charges and reduction of the outstanding lease liability using the effective interest method. Finance charges are allocated to each period so as to produce a constant rate of interest on the remaining balance of the liability.
Provisions
Provisions are recognised when the entity has an obligation at the reporting date as a result of a past event, it is probable that the entity will be required to transfer economic benefits in settlement and the amount of the obligation can be estimated reliably. Provisions are recognised as a liability in the statement of financial position and the amount of the provision as an expense. Provisions are initially measured at the best estimate of the amount required to settle the obligation at the reporting date and subsequently reviewed at each reporting date and adjusted to reflect the current best estimate of the amount that would be required to settle the obligation. Any adjustments to the amounts previously recognised are recognised in profit or loss unless the provision was originally recognised as part of the cost of an asset. When a provision is measured at the present value of the amount expected to be required to settle the obligation, the unwinding of the discount is recognised as a finance cost in profit or loss in the period it arises.
Financial instruments
A financial asset or a financial liability is recognised only when the company becomes a party to the contractual provisions of the instrument. Basic financial instruments are initially recognised at the transaction price, unless the arrangement constitutes a financing transaction, where it is recognised at the present value of the future payments discounted at a market rate of interest for a similar debt instrument. Debt instruments are subsequently measured at amortised cost. Where investments in non-convertible preference shares and non-puttable ordinary shares or preference shares are publicly traded or their fair value can otherwise be measured reliably, the investment is subsequently measured at fair value with changes in fair value recognised in profit or loss. All other such investments are subsequently measured at cost less impairment. Other financial instruments, including derivatives, are initially recognised at fair value, unless payment for an asset is deferred beyond normal business terms or financed at a rate of interest that is not a market rate, in which case the asset is measured at the present value of the future payments discounted at a market rate of interest for a similar debt instrument. Other financial instruments are subsequently measured at fair value, with any changes recognised in profit or loss, with the exception of hedging instruments in a designated hedging relationship.
Financial assets that are measured at cost or amortised cost are reviewed for objective evidence of impairment at the end of each reporting date. If there is objective evidence of impairment, an impairment loss is recognised in profit or loss immediately. For all equity instruments regardless of significance, and other financial assets that are individually significant, these are assessed individually for impairment. Other financial assets are either assessed individually or grouped on the basis of similar credit risk characteristics. Any reversals of impairment are recognised in profit or loss immediately, to the extent that the reversal does not result in a carrying amount of the financial asset that exceeds what the carrying amount would have been had the impairment not previously been recognised.
Defined contribution plans
Contributions to defined contribution plans are recognised as an expense in the period in which the related service is provided. Prepaid contributions are recognised as an asset to the extent that the prepayment will lead to a reduction in future payments or a cash refund. When contributions are not expected to be settled wholly within 12 months of the end of the reporting date in which the employees render the related service, the liability is measured on a discounted present value basis. The unwinding of the discount is recognised as a finance cost in profit or loss in the period in which it arises.
4. Employee numbers
The average number of persons employed by the company during the year amounted to 4 (2024: 4 ).
5. Tax on profit
Major components of tax expense

| 2025 | 2024
| £ | £

Current tax:

UK current tax expense | 39,684 | 38,899

Deferred tax:

Origination and reversal of timing differences | 155,258 | 188,484
| --------- | ---------
Tax on profit | 194,942 | 227,383
| --------- | ---------

Tax recognised as other comprehensive income or equity
The aggregate current and deferred tax relating to items recognised as other comprehensive income or equity for the year was £ 155,257 (2024: £ 115,651 ).
6. Tangible assets

| Office Equipment | Furniture & Fittings | Total
| £ | £ | £
Cost |  |  |
At 1 October 2024 and 30 September 2025 | 61,843 | 35,553 | 97,396
| -------- | -------- | --------
Depreciation |  |  |
At 1 October 2024 | 55,031 | 34,575 | 89,606
Charge for the year | 1,022 | 147 | 1,169
| -------- | -------- | --------
At 30 September 2025 | 56,053 | 34,722 | 90,775
| -------- | -------- | --------
Carrying amount |  |  |
At 30 September 2025 | 5,790 | 831 | 6,621
| -------- | -------- | --------
At 30 September 2024 | 6,812 | 978 | 7,790
| -------- | -------- | --------

7. Investments

| Investment Properties | Investment in Subsidiaries | Total
| £ | £ | £
Cost |  |  |
At 1 October 2024 | 11,361,406 | 8,012,210 | 19,373,616
Additions | 184,343 | – | 184,343
Disposals | ( 3,460) | – | ( 3,460)
Revaluations | 623,310 | – | 623,310
| ------------- | ------------ | -------------
At 30 September 2025 | 12,165,599 | 8,012,210 | 20,177,809
| ------------- | ------------ | -------------
Impairment |  |  |
At 1 October 2024 and 30 September 2025 | – | – | –
| ------------- | ------------ | -------------

Carrying amount |  |  |
At 30 September 2025 | 12,165,599 | 8,012,210 | 20,177,809
| ------------- | ------------ | -------------
At 30 September 2024 | 11,361,406 | 8,012,210 | 19,373,616
| ------------- | ------------ | -------------

Investment Properties
During the year company sold an investment property to its subsidiary, at open market value.
The company's Investment Properties were revalued by the directors, at open market value.
Investment in Subsidiaries
The following companies, which were incorporated in England, are subsidiary companies:-

|  | 2025 | 2024
|  | £ | £
| 75 percent interest in Peppercorn Investments Ltd, which trades as property investment company. At Cost | 8,012,210 | 8,012,210
|  | ------------ | ------------

In the opinion of the Directors, the market value of these Investments in Subsidiaries, at the year end, was in excess of their cost.
8. Debtors

| 2025 | 2024
| £ | £
Trade debtors | 1,273,551 | 1,271,649
Amounts owed by group undertakings and undertakings in which the company has a participating interest | 7,240,405 | 6,904,624
Other debtors | 27,634 | 13,870
| ------------ | ------------
| 8,541,590 | 8,190,143
| ------------ | ------------

9. Creditors: amounts falling due within one year

| 2025 | 2024
| £ | £
Trade creditors | 187,020 | 180,224
Amounts owed to group undertakings and undertakings in which the company has a participating interest | 524,301 | 524,301
Corporation tax | 39,684 | 38,899
Social security and other taxes | 1,347 | 1,861
Rental deposits held | 15,878 | 9,921
Other creditors | 49,688 | 50,211
| --------- | ---------
| 817,918 | 805,417
| --------- | ---------

10. Creditors: amounts falling due after more than one year

| 2025 | 2024
| £ | £
Bank loans and overdrafts | 1,924,849 | 2,008,324
| ------------ | ------------

Included within creditors: amounts falling due after more than one year is an amount of £1,924,849 (2024: £2,008,324) in respect of liabilities payable or repayable otherwise than by instalments which fall due for payment after more than five years from the reporting date.
The loan is interest only and has a repayment date of 30 September 2032.
11. Directors' advances, credits and guarantees
At the year end, Mr A G Nathan owed the company £6,500.
12. Controlling party
The holding company is Bedford Square Properties Limited, a company incorporated in the Isle of Man.