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FTI Property Limited

Annual Report and Unaudited Financial Statements
Year Ended 31 March 2026

Registration number: 13122715

 

FTI Property Limited

Contents

Balance Sheet

1 to 2

Notes to the Unaudited Financial Statements

3 to 10

 

FTI Property Limited

Balance Sheet

31 March 2026

Note

2026
£

2025
£

Fixed assets

 

Investment property

4

15,725,650

15,490,150

Current assets

 

Debtors

5

138,062

135,799

Cash at bank and in hand

 

2,513,258

2,730,477

 

2,651,320

2,866,276

Creditors: Amounts falling due within one year

6

(325,937)

(464,071)

Net current assets

 

2,325,383

2,402,205

Total assets less current liabilities

 

18,051,033

17,892,355

Creditors: Amounts falling due after more than one year

6

(2,585,140)

(2,694,555)

Net assets excluding pension asset/(liability)

 

15,465,893

15,197,800

Net defined benefit pension liability

8

-

(204,000)

Net assets

 

15,465,893

14,993,800

Capital and reserves

 

Called up share capital

9

1,000

1,000

Profit and loss account

15,464,893

14,992,800

Shareholders' funds

 

15,465,893

14,993,800

 

FTI Property Limited

Balance Sheet

31 March 2026

For the financial year ending 31 March 2026 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 accounts for the year in question in accordance with section 476; and

The directors acknowledge their responsibilities for complying with the requirements of the Act with respect to accounting records and the preparation of accounts.

These financial statements have been prepared and delivered in accordance with the special provisions relating to companies subject to the small companies regime within Part 15 of the Companies Act 2006 and the option not to file the Profit and Loss Account has been taken.

Approved and authorised by the Board on 25 July 2026 and signed on its behalf by:
 

.........................................
Mr P J Turner
Director

Company Registration Number: 13122715

 

FTI Property Limited

Notes to the Unaudited Financial Statements

Year Ended 31 March 2026

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:
Centenary House
Peninsula Park
Rydon Lane
Exeter
EX2 7XE

These financial statements were authorised for issue by the Board on 25 July 2026.

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 have been prepared in accordance with Financial Reporting Standard 102 Section 1A - 'The Financial Reporting Standard applicable in the UK and Republic of Ireland' and the Companies Act 2006.

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.

Revenue recognition

Turnover comprises the fair value of the consideration received or receivable for the sale of goods and provision of services in the ordinary course of the company’s activities. Turnover is shown net of value added tax, returns, rebates and discounts and after eliminating sales within the company.

The company recognises revenue when:
The amount of revenue can be reliably measured;
it is probable that future economic benefits will flow to the entity;
and specific criteria have been met for each of the company's activities.

Rental income on investment properties is recognised on a straight line basis over the lease term.

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 corporation 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.

 

FTI Property Limited

Notes to the Unaudited Financial Statements

Year Ended 31 March 2026

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.

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.

Investment property

Investment property is carried at fair value, derived from the current market prices for comparable real estate determined annually by the directors. Fair value is based on observable market prices, adjusted if necessary for any difference in the nature, location or condition of the specific asset. Changes in fair value are recognised in profit or loss.

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 benefit pension obligation

The company operated a defined benefit plan from February 2021. The rules of the plan defined an amount of pension benefit that an employee would receive on retirement, usually dependent on one or more factors such as age and years of service.

In the previous year, the employer made payments to the Scheme in order to meet the cost of the buy-in/buy-out premium. In the current year, the Scheme has progressed from buy-out and completed wind-up on 25 March 2026. Consequently there is no defined benefit pension asset or liability on the face of the company's balance sheet at the year end.

In the prior year, the liability recognised in the Balance Sheet in respect of the defined benefit pension plan was the present value of the defined benefit obligation at the reporting date minus the fair value of the plan assets. The assets of the scheme at the prior year end were predominantly held in a buy-in insurance policy (which is designed to match income with estimated future payments).The defined benefit obligation was measured using the projected unit credit method. The present value of the defined benefit obligation was determined by discounting the estimated future payments by reference to market yields at the reporting date on high quality corporate bonds that are denominated in the currency in which the benefits will be paid, and that have terms to maturity approximating to the terms of the related pension liability.

Actuarial gains and losses were charged or credited to other comprehensive income in the period in which they arose.

 

FTI Property Limited

Notes to the Unaudited Financial Statements

Year Ended 31 March 2026

Financial instruments

Classification
The company holds the following financial instruments:

• Short term trade and other debtors and creditors;
• Cash and bank balances;
• Long term bank loans.


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.

Such 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.



 

3

Staff numbers

The average number of persons employed by the company (including directors) during the year, was 0 (2025 - 0).

4

Investment properties

2026
£

At 1 April

15,490,150

Fair value adjustments

235,500

At 31 March

15,725,650

The investment properties were valued by the directors as at 31 March 2026.

 

FTI Property Limited

Notes to the Unaudited Financial Statements

Year Ended 31 March 2026

5

Debtors

2026
£

2025
£

Trade debtors

5,392

59,423

Prepayments

128,178

25,375

Other debtors - deferred tax asset

4,492

51,001

138,062

135,799

Details of non-current trade and other debtors

£Nil (2025 -£51,001) of Other debtors is classified as non current.

6

Creditors

Creditors: amounts falling due within one year

Note

2026
£

2025
£

Due within one year

 

Loans and borrowings

7

122,627

121,323

Trade creditors

 

44,567

80,014

Corporation tax

 

-

136,781

Taxation and social security

 

57,264

119,953

Accruals and deferred income

 

101,479

6,000

 

325,937

464,071

Creditors: amounts falling due after more than one year

Note

2026
£

2025
£

Due after one year

 

Loans and borrowings

7

2,585,140

2,694,555

 

FTI Property Limited

Notes to the Unaudited Financial Statements

Year Ended 31 March 2026

7

Loans and borrowings

Non-current loans and borrowings

2026
£

2025
£

Bank borrowings

2,585,140

2,694,555

Current loans and borrowings

2026
£

2025
£

Bank borrowings

122,627

121,323

Bank loans comprise £750,000 (reduced to £650,340 at 31 March 2025) repayable in quarterly instalments of £45,816 (including interest) (reduced to quarterly instalments of £45,127 at 31 March 25) , and £2.25m repayable 60 months after drawdown. Interest is charged at 2.93% over Base Rate and the loans are secured on certain freehold property.

8

Pension and other schemes

Defined benefit pension schemes

Rawle Gammon & Baker Limited Pension and Assurance Scheme

All obligations in respect of the defined benefit pension scheme were transferred from Rawle Gammon & Baker Holdings Limited to FTI Property Limited in February 2021. This is a separate trustee administered fund holding the pension scheme assets to meet long term pension liabilities.

The date of the most recent comprehensive actuarial valuation was 01 November 2022. The most recent actuarial valuation showed a surplus of £112,000. The Schedule of Contributions agreed with the trustees confirmed that from May 2023, no further normal contributions are payable by the employer. In the previous year, the employer made payments to the Scheme in order to meet the cost of the buy-in/buy-out premium. The scheme has moved to buy-out in the current year and completed wind-up on 25 March 2026. Consequently there is no defined benefit pension asset or liability on the face of the company's balance sheet at the year end.

Reconciliation of scheme assets and liabilities to assets and liabilities recognised

The amounts recognised in the statement of financial position are as follows:

2026
£

2025
£

Fair value of scheme assets

-

17,125,000

Present value of defined benefit obligation

-

(17,329,000)

Defined benefit pension scheme deficit

-

(204,000)

 

FTI Property Limited

Notes to the Unaudited Financial Statements

Year Ended 31 March 2026

Defined benefit obligation

Changes in the defined benefit obligation are as follows:

2026
£

Present value at start of year

17,329,000

Interest cost

626,000

Benefits paid

(726,000)

Settlements

(17,132,000)

Other

(97,000)

Present value at end of year

-

Fair value of scheme assets

Changes in the fair value of scheme assets are as follows:

2026
£

Fair value at start of year

17,125,000

Interest income

620,000

Return on plan assets, excluding amounts included in interest income/(expense)

336,000

Buy-in/buy-out premium

(126,000)

Benefits paid

(726,000)

Other

(97,000)

Assets distributed on settlements

(17,132,000)

Fair value at end of year

-

Analysis of assets

The major categories of scheme assets are as follows:

2026
£

2025
£

Cash

-

44,000

Gilts

-

17,081,000

-

17,125,000

Return on scheme assets

2026
£

2025
£

Return on scheme assets

-

(5,512,000)

The pension scheme has not invested in any of the company's own financial instruments or in properties or other assets used by the company.

 

FTI Property Limited

Notes to the Unaudited Financial Statements

Year Ended 31 March 2026

Principal actuarial assumptions

The principal actuarial assumptions at the statement of financial position date are as follows:

2026
%

2025
%

Discount rate

-

5.80

Allowance for pension in payment increases of RPI or 5% p.a. if less

-

3.20

Allowance for pension in payment increases of CPI or 3% p.a. if less

-

2.40

Inflation (RPI)

-

3.40

Inflation (CPI)

-

2.90

Allowance of revaluation of deferred pensions of CPI or 5% p.a. if less

-

2.90

Post retirement mortality assumptions

2026
Years

2025
Years

Current UK pensioners at retirement age - male

-

21.00

Current UK pensioners at retirement age - female

-

23.00

Future UK pensioners at retirement age - male

-

22.00

Future UK pensioners at retirement age - female

-

25.00

9

Share capital

Allotted, called up and fully paid shares

 

2026

2025

 

No.

£

No.

£

Ordinary shares of £0.01 each

100,000

1,000

100,000

1,000

         

10

Dividends

Interim dividends paid

2026
£

2025
£

Interim dividend of £4.00 per each Ordinary share

400,000

400,000

 

 
 

FTI Property Limited

Notes to the Unaudited Financial Statements

Year Ended 31 March 2026

11

Operating leases - lessor

The total of future minimum lease payments is as follows:

2026
 £

2025
 £

Not later than one year

1,239,742

1,340,522

Later than one year and not later than five years

4,806,125

4,466,140

Later than five years

193,610

998,904

6,239,477

6,805,566

Total contingent rents recognised as income in the period are £986,170 (2025 - £1,350,242).

12

Operating leases - lessee

The total of future minimum lease payments is as follows:

2026
 £

2025
 £

Not later than one year

78,000

78,000

Later than one year and not later than five years

312,000

312,000

Later than five years

2,964,000

3,042,000

3,354,000

3,432,000

The amount of non-cancellable operating lease payments recognised as an expense during the year was £78,000 (2025 - £78,000).

13

Parent and ultimate parent undertaking

The company's immediate parent is FTI Property Holdings Ltd, incorporated in England & Wales.

 The most senior parent entity producing publicly available financial statements is FTI Property Holdings Ltd. These financial statements are available upon request from Companies House.