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REGISTERED NUMBER: 02890214 (England and Wales)

| UNAUDITED FINANCIAL STATEMENTS |

| FOR THE YEAR ENDED 31 OCTOBER 2025 |

| FOR |

PROPERTY & INVESTMENT MANAGEMENT LIMITED |

PROPERTY & INVESTMENT MANAGEMENT LIMITED (REGISTERED NUMBER: 02890214)

CONTENTS OF THE FINANCIAL STATEMENTS

FOR THE YEAR ENDED 31 OCTOBER 2025

Page |

Company Information | 1 |

Balance Sheet | 2 |

Notes to the Financial Statements | 4 |

PROPERTY & INVESTMENT MANAGEMENT LIMITED

COMPANY INFORMATION

FOR THE YEAR ENDED 31 OCTOBER 2025

| DIRECTOR: | P J Marsh MRICS

| SECRETARY: | P J Marsh MRICS

| REGISTERED OFFICE: | 39 Windsor End

| Old Town

| Beaconsfield

| Buckinghamshire

| HP9 2JN

| REGISTERED NUMBER: | 02890214 (England and Wales)

| ACCOUNTANTS: | N S Lucas & Co

| The Courtyard

| 80 High Street

| Amersham

| Buckinghamshire

| HP7 0DS

PROPERTY & INVESTMENT MANAGEMENT LIMITED (REGISTERED NUMBER: 02890214)

BALANCE SHEET

31 OCTOBER 2025

| 2025 | 2024 |

| Notes | £ | £ | £ | £ |

FIXED ASSETS

Tangible assets | 4 | 9,011,771 |  | 9,011,861 |  |

Investments | 5 | 120,000 |  | 120,000 |  |

9,131,771 |  | 9,131,861 |  |

CURRENT ASSETS

Debtors | 6 | 172,838 |  | 200,356 |  |

Investments | 7 | 1 |  | 1 |  |

Cash at bank and in hand | 2,023,507 |  | 1,224,803 |  |

2,196,346 |  | 1,425,160 |  |

CREDITORS

Amounts falling due within one year | 8 | 775,536 |  | 395,263 |  |

NET CURRENT ASSETS | 1,420,810 |  | 1,029,897 |  |

TOTAL ASSETS LESS CURRENT LIABILITIES | 10,552,581 |  | 10,161,758 |  |

CREDITORS

Amounts falling due after more than one year | 9 | (9,021,921 | ) | (9,035,665 | ) |

PROVISIONS FOR LIABILITIES | 10 | (21,600 | ) | (21,600 | ) |

NET ASSETS | 1,509,060 |  | 1,104,493 |  |

CAPITAL AND RESERVES

Called up share capital | 11 | 1,000,000 |  | 1,000,000 |  |

Retained earnings | 12 | 509,060 |  | 104,493 |  |

SHAREHOLDERS' FUNDS | 1,509,060 |  | 1,104,493 |  |

The company is entitled to exemption from audit under Section 477 of the Companies Act 2006 for the year ended 31 October 2025.

The members have not required the company to obtain an audit of its financial statements for the year ended 31 October 2025 in accordance with Section 476 of the Companies Act 2006.

The director acknowledges his responsibilities for:

(a) | ensuring that the company keeps accounting records which comply with Sections 386 and 387 of the Companies Act 2006 and

(b) | preparing financial statements which give a true and fair view of the state of affairs of the company as at the end of each financial year and of its profit or loss for each financial year in accordance with the requirements of Sections 394 and 395 and which otherwise comply with the requirements of the Companies Act 2006 relating to financial statements, so far as applicable to the company.

PROPERTY & INVESTMENT MANAGEMENT LIMITED (REGISTERED NUMBER: 02890214)

BALANCE SHEET - continued

31 OCTOBER 2025

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

In accordance with Section 444 of the Companies Act 2006, the Income Statement has not been delivered.

The financial statements were approved by the director and authorised for issue on 13 July 2026 and were signed by:

P J Marsh MRICS - Director

PROPERTY & INVESTMENT MANAGEMENT LIMITED (REGISTERED NUMBER: 02890214)

NOTES TO THE FINANCIAL STATEMENTS

FOR THE YEAR ENDED 31 OCTOBER 2025

1. | STATUTORY INFORMATION

| Property & Investment Management Limited is a private company, limited by shares , registered in England and Wales. The company's registered number and registered office address can be found on the Company Information page.

2. | ACCOUNTING POLICIES

| Basis of preparing the financial statements

| These financial statements have been prepared in accordance with Financial Reporting Standard 102 '' The Financial Reporting Standard applicable in the UK and Republic of Ireland'' including the provisions of Section 1A ''Small Entities'' and the Companies Act 2006. The financial statements have been prepared under the historical cost convention, as modified for the revaluation of investment properties.

| Turnover

| Turnover comprises gross rents receivable, excluding value added tax.

| Tangible fixed assets

| Depreciation is provided at the following annual rates in order to write off each asset over its estimated useful life.

| Land and buildings Cost/Valuation | - | not provided

| Plant and machinery etc | - | 25% on reducing balance

| Land and buildings, which include freehold and long leasehold properties, represent investment properties which have been stated at fair value by the directors, in accordance with FRS102.

| Taxation

| Taxation for the year comprises current and deferred tax. Tax is recognised in the Income Statement, except to the extent that it relates to items recognised in other comprehensive income or directly in equity.

| Current or deferred taxation assets and liabilities are not discounted.

| Current tax is recognised at the amount of tax payable using the tax rates and laws that have been enacted or substantively enacted by the balance sheet date.

| Deferred tax

| Deferred tax is recognised in respect of all timing differences that have originated but not reversed at the balance sheet date.

| Timing differences arise from the inclusion of income and expenses in tax assessments in periods different from those in which they are recognised in financial statements. Deferred tax is measured using tax rates and laws that have been enacted or substantively enacted by the year end and that are expected to apply to the reversal of the timing difference.

| Unrelieved tax losses and other deferred tax assets are recognised only to the extent that it is probable that they will be recovered against the reversal of deferred tax liabilities or other future taxable profits.

| Pension costs and other post-retirement benefits

| The company operates defined contribution pension schemes. Contributions payable to the company's pension scheme are charged to profit or loss in the period to which they relate.

| Current asset investments

| Current asset investments have been stated at historical cost with diminutions in value charged to the profit and loss account.

3. | EMPLOYEES AND DIRECTORS

| The average number of employees during the year was 1 (2024 - 1 ) .

PROPERTY & INVESTMENT MANAGEMENT LIMITED (REGISTERED NUMBER: 02890214)

NOTES TO THE FINANCIAL STATEMENTS - continued

FOR THE YEAR ENDED 31 OCTOBER 2025

4. | TANGIBLE FIXED ASSETS

| Land and |  | Furniture |

| Buildings |  | & Equipment |  | Totals

£ | £ | £ |

| COST

| At 1 November 2024

| and 31 October 2025 | 9,011,500 |  | 23,715 |  | 9,035,215 |  |

| DEPRECIATION

| At 1 November 2024 | - |  | 23,354 |  | 23,354 |  |

| Charge for year | - |  | 90 |  | 90 |  |

| At 31 October 2025 | - |  | 23,444 |  | 23,444 |  |

| NET BOOK VALUE

| At 31 October 2025 | 9,011,500 |  | 271 |  | 9,011,771 |  |

| At 31 October 2024 | 9,011,500 |  | 361 |  | 9,011,861 |  |

| Land and Buildings is stated at cost/valuation.

5. | FIXED ASSET INVESTMENTS

| Other

| investments

£ |

| COST

| At 1 November 2024

| and 31 October 2025 | 120,000 |  |

| NET BOOK VALUE

| At 31 October 2025 | 120,000 |  |

| At 31 October 2024 | 120,000 |  |

6. | DEBTORS: AMOUNTS FALLING DUE WITHIN ONE YEAR |

2025 | 2024 |

£ | £ |

| Trade debtors | 68,879 |  | 118,072 |  |

| Other debtors | 103,549 |  | 64,436 |  |

| VAT | - |  | 11,502 |  |

| Prepayments | 410 |  | 6,346 |  |

172,838 |  | 200,356 |  |

7. | CURRENT ASSET INVESTMENTS

2025 | 2024 |

£ | £ |

| Unlisted investment at valuation | 1 |  | 1 |  |

PROPERTY & INVESTMENT MANAGEMENT LIMITED (REGISTERED NUMBER: 02890214)

NOTES TO THE FINANCIAL STATEMENTS - continued

FOR THE YEAR ENDED 31 OCTOBER 2025

8. | CREDITORS: AMOUNTS FALLING DUE WITHIN ONE YEAR |

2025 | 2024 |

£ | £ |

| Other loan (unsecured) | - |  | 21,138 |  |

| Tax | 156,947 |  | 83,257 |  |

| Social security and other taxes | 13,695 |  | - |  |

| Other creditors | 17,169 |  | 19,848 |  |

| Due to subsidiary companies | 120,000 |  | 120,000 |  |

| Rent deposits held | 313,556 |  | 14,982 |  |

| Accruals and deferred income | 154,169 |  | 136,038 |  |

775,536 |  | 395,263 |  |

| Rent deposits held are represented by individual and specific bank accounts.

9. | CREDITORS: AMOUNTS FALLING DUE AFTER MORE THAN ONE YEAR |

2025 | 2024 |

£ | £ |

| Inter company loan - Xanit

| Holdings Ltd | 9,021,921 |  | 9,035,665 |  |

9,021,921 |  | 9,035,665 |  |

| Amounts falling due in more than five years:

| Repayable otherwise than by instalments

| Inter company loan - Xanit

| Holdings Ltd | 9,021,921 |  | 9,035,665 |  |

9,021,921 |  | 9,035,665 |  |

10. | PROVISIONS FOR LIABILITIES

2025 | 2024 |

£ | £ |

| Deferred tax | 21,600 |  | 21,600 |  |

| Deferred |

| tax |

£ |

| Balance at 1 November 2024 | 21,600 |  |

| Balance at 31 October 2025 | 21,600 |  |

11. | CALLED UP SHARE CAPITAL

| Allotted, issued and fully paid:

| Number: | Class: | Nominal | 2025 | 2024 |

| value: | £ | £ |

| 1,000,000 | Ordinary | £1 | 1,000,000 |  | 1,000,000 |  |

PROPERTY & INVESTMENT MANAGEMENT LIMITED (REGISTERED NUMBER: 02890214)

NOTES TO THE FINANCIAL STATEMENTS - continued

FOR THE YEAR ENDED 31 OCTOBER 2025

12. | RESERVES

| Retained

| earnings

£ |

| At 1 November 2024 | 104,493 |  |

| Profit for the year | 546,299 |  |

| Dividends | (141,732 | ) |

| At 31 October 2025 | 509,060 |  |

13. | RELATED PARTY DISCLOSURES

| The Company contracts with Philip Marsh Collins Deung Limited in respect of the provision of property management and advisory services. P J Marsh is a director and shareholder in Philip Marsh Collins Deung Limited and during the year fees of £38,430 have been paid to that Company..

14. | ULTIMATE PARENT COMPANY

| Following a group reconstruction in October 2024, the Director now considers the ultimate controlling entity for the Property & Investment Management Limited group to be Xanit Holdings Ltd, a company incorporated in the UK, company no. 15968915.

15. | SUBSIDIARIES

| Property & Investment Management Limited has two wholly owned subsidiaries, The Bridge Property Company Limited and Bridge Benington Ltd , which are incorporated in England and Wales.

| Property & Investment Management Limited has taken advantage of the exemption to prepare group accounts under S.398 of the Companies Act 2006, on the grounds that the Group constitutes a small group.