Company registration number 08384806 (England and Wales)
WOODLEY HOTELS (KENSINGTON) LTD
FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 DECEMBER 2025
PAGES FOR FILING WITH REGISTRAR
Affinia
The Octagon
Suite E2, 2nd Floor
Middleborough
Colchester
CO1 1TG
WOODLEY HOTELS (KENSINGTON) LTD
CONTENTS
Page
Statement of financial position
1
Notes to the financial statements
2 - 10
WOODLEY HOTELS (KENSINGTON) LTD
STATEMENT OF FINANCIAL POSITION
AS AT
31 DECEMBER 2025
31 December 2025
- 1 -
2025
2024
Notes
£
£
£
£
Fixed assets
Tangible assets
4
7,467
9,064
Investment property
5
34,800,000
34,400,000
Investments
6
100
100
34,807,567
34,409,164
Current assets
Debtors
7
4,245,467
4,142,665
Cash at bank and in hand
966
22,118
4,246,433
4,164,783
Creditors: amounts falling due within one year
8
(522,188)
(17,808,587)
Net current assets/(liabilities)
3,724,245
(13,643,804)
Total assets less current liabilities
38,531,812
20,765,360
Creditors: amounts falling due after more than one year
9
(17,680,000)
-
0
Provisions for liabilities
10
(1,344,751)
(1,244,751)
Net assets
19,507,061
19,520,609
Capital and reserves
Called up share capital
11
11,000,001
11,000,001
Profit and loss reserves
12
8,507,060
8,520,608
Total equity
19,507,061
19,520,609

The directors of the company have elected not to include a copy of the income statement within the financial statements.true

These financial statements have been prepared and delivered in accordance with the provisions applicable to companies subject to the small companies regime.

The financial statements were approved by the board of directors and authorised for issue on 23 June 2026 and are signed on its behalf by:
Hoh Chin Yiep
Director
Company registration number 08384806 (England and Wales)
WOODLEY HOTELS (KENSINGTON) LTD
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 DECEMBER 2025
- 2 -
1
Accounting policies
Company information

Woodley Hotels (Kensington) Ltd is a private company limited by shares incorporated in England and Wales. The registered office is 7-10 Adam Street, London, WC2N 6AA.

1.1
Accounting convention

These financial statements have been prepared in accordance with FRS 102 “The Financial Reporting Standard applicable in the UK and Republic of Ireland” (“FRS 102”) and the requirements of the Companies Act 2006 as applicable to companies subject to the small companies regime. 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 financial statements are prepared in sterling, which is the functional currency of the company. Monetary a mounts in these financial statements are rounded to the nearest £.

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 financial instruments at fair value. The principal accounting policies adopted are set out below.

This company is a qualifying entity for the purposes of FRS 102, being a member of a group where the parent of that group prepares publicly available consolidated financial statements, including this company, which are intended to give a true and fair view of the assets, liabilities, financial position and profit or loss of the group. T he company has therefore taken advantage of e xemptions from the following disclosure requirements:

- Section 4 ‘Statement of Financial Position’: Reconciliation of the opening and closing number of shares;

- Section 11 ‘Basic Financial Instruments’ and Section 12 ‘Other Financial Instrument Issues’: Interest income/expense and net gains/losses for each category of financial instrument; basis of determining fair values; details of collateral, loan defaults or breaches, details of hedges, hedging fair value changes recognised in profit or loss and in other comprehensive income;

- Section 33 ‘Related Party Disclosures’: Compensation for key management personnel and transactions between two or more members of a group.

The financial statements of the company are consolidated in the financial statements of Heeton Holdings Limited. These consolidated financial statements are available from its registered office, 60 Paya Lebar Road, #08-36 Paya Lebar Square, Singapore 409051.

1.2
Going concern

The Company is in a net current asset position of £3,724,245 at the balance sheet date which includes inter-company debtor balances owed of £4,070,078 which the ultimate parent has confirmed in writing to the Directors of parent company Heeton Capital Pte. Ltd it will guarantee these amounts should the related companies be unable to repay if called upon.

At the balance sheet date, £281,549 is due to connected companies, which the ultimate parent undertaking has confirmed in writing to the directors of parent company Heeton Capital Pte. Ltd it will not recall until the company is in a position to repay this and for at least 12 months from the date these financial statements are signed.

The directors have considered the forecasted future operations of the Company and that the ultimate parent undertaking has agreed to provide continuing financial support to the Company, and have concluded that the company will have adequate resources to continue in business for the foreseeable future, being at least 12 months from the date of approval of these financial statements. The directors therefore continue to adopt the going concern basis of accounting in preparing these financial statements.

WOODLEY HOTELS (KENSINGTON) LTD
NOTES TO THE FINANCIAL STATEMENTS (CONTINUED)
FOR THE YEAR ENDED 31 DECEMBER 2025
1
Accounting policies
(Continued)
- 3 -
1.3
Turnover

Turnover is the total income receivable net of VAT from the rental activities of the property. Rental income is recognised on a straight line basis over the lease term.

1.4
Tangible fixed assets

Tangible fixed assets other than freehold land are stated at cost less depreciation. Depreciation is provided at rates calculated to write off the cost less estimated residual value of each asset over its expected useful life, as follows:

Plant and machinery
10% - 20% straight line
Fixtures & fittings
20% straight line

The gain or loss arising on the disposal of an asset is determined as the difference between the sale proceeds and the carrying value of the asset, and is credited or charged to profit or loss.

1.5
Investment properties

Investment property, which is property held to earn rentals and/or for capital appreciation, is initially recognised at cost, which includes the purchase cost and any directly attributable expenditure. Subsequently it is measured at fair value a t the reporting end date. The surplus or deficit on revaluation is recognised in the income statement.

Deferred tax is provided on these gains at the rate expected to apply when the property is sold.

1.6
Fixed asset investments

Fixed asset investments are stated at cost less provision for diminution in value.

A subsidiary is an entity controlled by the company. Control is the power to govern the financial and operating policies of the entity so as to obtain benefits from its activities.

An associate is an entity, being neither a subsidiary nor a joint venture, in which the company holds a long-term interest and where the company has significant influence. The company considers that it has significant influence where it has the power to participate in the financial and operating decisions of the associate.

Entities in which the company has a long term interest and shares control under a contractual arrangement are classified as jointly controlled entities.

1.7
Impairment of fixed assets

At each reporting period end date, the company reviews the carrying amounts of its tangible assets to determine whether there is any indication that those assets have suffered an impairment loss. If any such indication exists, the recoverable amount of the asset is estimated in order to determine the extent of the impairment loss (if any). Where it is not possible to estimate the recoverable amount of an individual asset, the company estimates the recoverable amount of the cash-generating unit to which the asset belongs.

1.8
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 current liabilities.

WOODLEY HOTELS (KENSINGTON) LTD
NOTES TO THE FINANCIAL STATEMENTS (CONTINUED)
FOR THE YEAR ENDED 31 DECEMBER 2025
1
Accounting policies
(Continued)
- 4 -
1.9
Financial instruments

The company has elected to apply the provisions of Section 11 ‘Basic Financial Instruments’ and Section 12 ‘Other Financial Instruments Issues’ of FRS 102 to all of its financial instruments.

Financial instruments are recognised in the company's statement of financial position when the company becomes party to the contractual provisions of the instrument.

Financial assets and liabilities are offset, with the net amounts presented in the financial statements, when there is a legally 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.

1.10
Equity instruments

Equity instruments issued by the company are recorded at the proceeds received, net of transaction costs. Dividends payable on equity instruments are recognised as liabilities once they are no longer at the discretion of the company.

Changes in the fair value of derivatives that are designated and qualify as fair value hedges are recognised in profit or loss immediately, together with any changes in the fair value of the hedged asset or liability that are attributable to the hedged risk.

1.11
Taxation

The tax expense represents the sum of the tax currently payable and deferred tax.

Current tax

The tax currently payable is based on taxable profit for the year. Taxable profit differs from net profit as reported in the income statement because it excludes items of income or expense that are taxable or deductible in other years and it further excludes items that are never taxable or deductible. The company’s liability for current tax is calculated using tax rates that have been enacted or substantively enacted by the reporting end date.

Deferred tax

Deferred tax liabilities are generally recognised for all timing differences and 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. Such assets and liabilities are not recognised if the timing difference arises from goodwill or from the initial recognition of other assets and liabilities in a transaction that affects neither the tax profit nor the accounting profit.

1.12
Foreign exchange

Transactions in currencies other than pounds sterling are recorded at the rates of exchange prevailing at the dates of the transactions. At each reporting end date, monetary assets and liabilities that are denominated in foreign currencies are retranslated at the rates prevailing on the reporting end date. Gains and losses arising on translation in the period are included in profit or loss.

WOODLEY HOTELS (KENSINGTON) LTD
NOTES TO THE FINANCIAL STATEMENTS (CONTINUED)
FOR THE YEAR ENDED 31 DECEMBER 2025
- 5 -
2
Judgements and key sources of estimation uncertainty

In the application of the company’s accounting policies, the directors are required to make judgements, estimates and assumptions about the carrying amount 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 where the revision affects only that period, or in the period of the revision and future periods where the revision affects both current and future periods.

Critical judgements

The following judgements (apart from those involving estimates) have had the most significant effect on amounts recognised in the financial statements.

Going concern

The directors are satisfied that the company is operating as a going concern and will continue to do so for the foreseeable future.

In making their judgement, the directors have prepared a detailed business plan and rolling cash flow forecast, and in conjunction with the company's resources and obligations, have concluded that the company will be able to meet its liabilities as they fall due for the foreseeable future.

Property valuation

Investment properties are valued annually by the directors using an actual performance approach and input from third party valuation specialists. This uses market values of similar properties in the area of size and value but there is an inevitable degree of judgement involved in that each property is unique and value can ultimately be reliably tested in the market itself.

Key inputs to the valuations were:

- Price-per-room analysis based on an average of £294,915 per room.

- The property has 118 rooms.

- A leasehold agreement is in place which has monthly rentals of £80,000.

3
Employees

The average monthly number of persons employed by the company during the year was:

2025
2024
Number
Number
Total
0
0

The Company has no employees and the Company's directors are not remunerated for the work performed for the entity.

WOODLEY HOTELS (KENSINGTON) LTD
NOTES TO THE FINANCIAL STATEMENTS (CONTINUED)
FOR THE YEAR ENDED 31 DECEMBER 2025
- 6 -
4
Tangible fixed assets
Plant and machinery etc
£
Cost
At 1 January 2025 and 31 December 2025
22,404
Depreciation
At 1 January 2025
13,339
Depreciation charged in the year
1,598
At 31 December 2025
14,937
Carrying amount
At 31 December 2025
7,467
At 31 December 2024
9,064
WOODLEY HOTELS (KENSINGTON) LTD
NOTES TO THE FINANCIAL STATEMENTS (CONTINUED)
FOR THE YEAR ENDED 31 DECEMBER 2025
- 7 -
5
Investment property
2025
£
Fair value
At 1 January 2025
34,400,000
Revaluations
400,000
At 31 December 2025
34,800,000

Investment property comprises of land and buildings. The investment property was valued at £34,800,000 at 17 December 2025 by Savills, Chartered Surveyors - regulated by the Royal Institution of Chartered Surveyors. The directors have used this valuation along with reference to market evidence of transaction prices for similar properties to determine an open market value basis at 31 December 20 2 5.

6
Fixed asset investments
2025
2024
£
£
Shares in group undertakings and participating interests
100
100
7
Debtors
2025
2024
Amounts falling due within one year:
£
£
Other debtors
4,070,080
4,142,665
Prepayments and accrued income
175,387
-
0
4,245,467
4,142,665

The ultimate parent company, being Heeton Holdings Limited, ha s agreed to provide continuing financial support to the company and guarantee those inter-company balances due to the company from other group companies. This was confirmed via written support to the Directors of parent company Heeton Capital Pte. Ltd and covers a period of at least 12 months from the date these financial statements are signed. These balances are included in other debtors and amount to £4,070,080 (2024: £4,142,665).

WOODLEY HOTELS (KENSINGTON) LTD
NOTES TO THE FINANCIAL STATEMENTS (CONTINUED)
FOR THE YEAR ENDED 31 DECEMBER 2025
- 8 -
8
Creditors: amounts falling due within one year
2025
2024
£
£
Bank loans
160,000
17,052,658
Corporation tax
-
0
61,715
Other taxation and social security
32,000
32,000
Other creditors
330,188
662,214
522,188
17,808,587

Two c harges have been registered at Companies House by way of a security agreement between the company and United Overseas Bank, London Branch in relation to refinancing the loan facility over the freehold property at 15-25 Hogarth Road, Earls Court, Kensington, London SW5 0QJ. Chatteris Kensington Limited (subsidiary) and Heeton Capital Pte. Ltd (immediate parent) are chargers to the above agreement.

Within bank loans in 2024 is a third party loan that was due for repayment in March 2025 and was hence classified as a current liability in the previous year. Management negotiated for refinancing and have successfully re-negotiated this loan with a minimum commitment of £18m from April 2025 for a period of three years from the effective date.

The ultimate parent company, being Heeton Holdings Limited, has agreed to provide continuing financial support to the company and guarantee those inter-company balances due from the company to other group companies. This was confirmed via written support to the Directors of parent company Heeton Capital Pte. Ltd and covers a period of at least 12 months from the date these financial statements are signed. These balances are included in other creditors and amount to £281,549 at year end (2024: £595,549).

9
Creditors: amounts falling due after more than one year
2025
2024
£
£
Bank loans
17,680,000
-
0

Two c harges have been registered at Companies House by way of a security agreement between the company and United Overseas Bank, London Branch in relation to refinancing the loan facility over the freehold property at 15-25 Hogarth Road, Earls Court, Kensington, London SW5 0QJ. Chatteris Kensington Limited (subsidiary) and Heeton Capital Pte. Ltd (immediate parent) are chargers to the above agreement.

WOODLEY HOTELS (KENSINGTON) LTD
NOTES TO THE FINANCIAL STATEMENTS (CONTINUED)
FOR THE YEAR ENDED 31 DECEMBER 2025
- 9 -
10
Deferred taxation

The following are the major deferred tax liabilities and assets recognised by the company and movements thereon:

Liabilities
Liabilities
2025
2024
Balances:
£
£
Revaluations
1,344,751
1,244,751
2025
Movements in the year:
£
Liability at 1 January 2025
1,244,751
Charge to profit or loss
100,000
Liability at 31 December 2025
1,344,751
11
Called up share capital
2025
2024
2025
2024
Ordinary share capital
Number
Number
£
£
Issued and fully paid
Ordinary shares of £1 each
11,000,001
11,000,001
11,000,001
11,000,001
12
Profit and loss reserves
2025
2024
£
£
At the beginning of the year
8,520,608
8,967,705
Adjusted balance
8,520,608
8,967,705
Loss for the year
(13,548)
(447,097)
At the end of the year
8,507,060
8,520,608

Profit and loss reserves contain £7,045,019 of non-distributable reserves relating to the fair value movements of the property. This consists of £8,389,770 in respect of the property revaluation less £1,344,751 of deferred tax.

WOODLEY HOTELS (KENSINGTON) LTD
NOTES TO THE FINANCIAL STATEMENTS (CONTINUED)
FOR THE YEAR ENDED 31 DECEMBER 2025
- 10 -
13
Audit report information

As the income statement has been omitted from the filing copy of the financial statements, the following information in relation to the audit report on the statutory financial statements is provided in accordance with s444(5B) of the Companies Act 2006.

The auditor's report is unqualified.

Senior Statutory Auditor:
Shaun Roberts
Statutory Auditor:
Affinia (Colchester)
Date of audit report:
23 June 2026
14
Operating lease commitment
Lessor

At the reporting end date, the company had contracted with tenants for the following minimum lease payments:

2025
2024
£
£
800,000
1,760,000
15
Parent company

The immediate parent of the Company is Heeton Capital Pte. Ltd, a company incorporated in Singapore.

The ultimate controlling parent of the company is Heeton Holdings Limited, a company incorporate d in Singapore.

The smallest group into which Woodley Hotels (Kensington) L td is consolidated is Heeton Holdings Limited.

16
Directors' transactions

There were no guarantees with the directors in the year.

2025-12-31 2025-01-01 false false false 23 June 2026 CCH Software CCH Accounts Production 2026.100 No description of principal activity Toh Giap Eng Hoh Chin Yiep Liu Chun Bong Edwin Stephen 08384806 2025-01-01 2025-12-31 08384806 2025-12-31 08384806 2024-12-31 08384806 core:OtherPropertyPlantEquipment 2025-12-31 08384806 core:OtherPropertyPlantEquipment 2024-12-31 08384806 core:CurrentFinancialInstruments core:WithinOneYear 2025-12-31 08384806 core:CurrentFinancialInstruments core:WithinOneYear 2024-12-31 08384806 core:Non-currentFinancialInstruments core:AfterOneYear 2025-12-31 08384806 core:Non-currentFinancialInstruments core:AfterOneYear 2024-12-31 08384806 core:CurrentFinancialInstruments 2025-12-31 08384806 core:CurrentFinancialInstruments 2024-12-31 08384806 core:ShareCapital 2025-12-31 08384806 core:ShareCapital 2024-12-31 08384806 core:RetainedEarningsAccumulatedLosses 2025-12-31 08384806 core:RetainedEarningsAccumulatedLosses 2024-12-31 08384806 core:ShareCapitalOrdinaryShareClass1 2025-12-31 08384806 core:ShareCapitalOrdinaryShareClass1 2024-12-31 08384806 core:RetainedEarningsAccumulatedLosses 2024-12-31 08384806 core:RetainedEarningsAccumulatedLosses 2023-12-31 08384806 bus:Director2 2025-01-01 2025-12-31 08384806 core:PlantMachinery 2025-01-01 2025-12-31 08384806 core:FurnitureFittings 2025-01-01 2025-12-31 08384806 2024-01-01 2024-12-31 08384806 core:OtherPropertyPlantEquipment 2024-12-31 08384806 core:OtherPropertyPlantEquipment 2025-01-01 2025-12-31 08384806 2024-12-31 08384806 core:Non-currentFinancialInstruments 2025-12-31 08384806 core:Non-currentFinancialInstruments 2024-12-31 08384806 bus:OrdinaryShareClass1 2025-01-01 2025-12-31 08384806 bus:OrdinaryShareClass1 2025-12-31 08384806 bus:OrdinaryShareClass1 2024-12-31 08384806 bus:PrivateLimitedCompanyLtd 2025-01-01 2025-12-31 08384806 bus:FRS102 2025-01-01 2025-12-31 08384806 bus:Audited 2025-01-01 2025-12-31 08384806 bus:Director1 2025-01-01 2025-12-31 08384806 bus:Director3 2025-01-01 2025-12-31 08384806 bus:SmallCompaniesRegimeForAccounts 2025-01-01 2025-12-31 08384806 bus:FullAccounts 2025-01-01 2025-12-31 xbrli:pure xbrli:shares iso4217:GBP