Peter James Homes Limited - Limited company accounts 25.1

REGISTERED NUMBER: 08378877 (England and Wales)

Strategic Report, Report of the Directors and

Financial Statements

for the Year Ended 31 December 2025

for

Peter James Homes Limited

Page

Company Information

1

Strategic Report

2

Report of the Directors

3

Report of the Independent Auditors

4

Statement of Comprehensive Income

7

Balance Sheet

8

Statement of Changes in Equity

9

Notes to the Financial Statements

10

DIRECTORS:

J J McCann

S D F Gardiner

REGISTERED OFFICE:

McCann House

110 Nottingham Road

Chilwell

Nottinghamshire

NG9 6DQ

REGISTERED NUMBER:

08378877 (England and Wales)

SENIOR STATUTORY
AUDITOR:

Doug Perry FCA

AUDITORS:

Clayton & Brewill

Statutory Auditors and

Chartered Accountants

Cawley House

149-155 Canal Street

Nottingham

Nottinghamshire

NG1 7HR

The directors present their strategic report for the year ended 31 December 2025.

The 2025 financial year has been characterised by continued uncertainty within the UK housing market, driven largely by fluctuations in interest rates and their impact on mortgage availability. This uncertainty, compounded by speculation surrounding potential government intervention ahead of the Autumn Budget, contributed to a period of reduced market activity and slower transactional momentum.

As a result, the Group experienced a reduction in turnover to £9.2m (2024: £11.7m) and reported a loss before tax of £0.33m. These results reflect both the challenging external environment and the stage of development across our current sites, with a significant proportion of value held in work-in-progress.

Despite these conditions, underlying demand for high-quality, well-designed housing has remained resilient. The strength of our product-particularly in terms of design, specification and overall aesthetic-has enabled us to continue securing sales within a difficult market. Our diverse housing mix has also ensured broad appeal, attracting first-time buyers, families and downsizers alike.

During the year, we continued to invest in the future of the business, most notably through the acquisition of our flagship Hemlock Gate development, a 169-unit scheme in the Nottingham suburbs. This site represents a key component of our medium-term growth strategy. We have also strengthened our relationship with Broxtowe Borough Council, working collaboratively to deliver the affordable housing provision.

A core pillar of our strategy-and a defining feature of Peter James Homes-is our commitment to delivering highly energy-efficient, future-ready homes. At Hemlock Gate and across future developments, we are targeting EPC A-rated properties, incorporating:

- Air source heat pumps

- Solar PV panels

- Underfloor heating systems

- Electric vehicle charging infrastructure

- Enhanced building fabric and insulation standards

This approach places the business ahead of both current market norms and anticipated legislative requirements, ensuring our homes are not only environmentally responsible but also more cost-efficient for occupiers. We believe this will become an increasingly important differentiator as regulation tightens and buyer expectations evolve.

The balance sheet remains robust, with net assets of £1.24m and work-in-progress increasing to £19.4m, reflecting continued investment in our development pipeline. As these sites mature, we expect to see a corresponding improvement in revenue and profitability through 2026.

Looking ahead, our focus remains clear:

- Converting current developments into completed sales

- Maintaining disciplined investment in new opportunities

- Expanding the number of active sites

- Continuing to lead with product quality, design and sustainability

I would also like to recognise the continued efforts of our team. Their commitment, experience and professionalism are central to the success of the business and will be instrumental as we move into the next phase of delivery and growth.

Whilst the year under review has been challenging, Peter James Homes remains well positioned, with a strong pipeline, a clear strategic direction, and a product offering that continues to stand out in the marketplace.

ON BEHALF OF THE BOARD:

J J McCann - Director

30 July 2026

The directors present their report with the financial statements of the company for the year ended 31 December 2025.

PRINCIPAL ACTIVITY

The principal activity of the company in the year under review was that of house building and property developers.

DIVIDENDS

No dividends will be distributed for the year ended 31 December 2025.

DIRECTORS

The directors shown below have held office during the whole of the period from 1 January 2025 to the date of this report.

J J McCann

S D F Gardiner

POLITICAL DONATIONS AND EXPENDITURE

All donations made during the year were non-political charitable donations.

STATEMENT OF DIRECTORS' RESPONSIBILITIES

The directors are responsible for preparing the Strategic Report, the Report of the Directors and the financial statements in accordance with applicable law and regulations.

Company law requires the directors to prepare financial statements for each financial year. Under that law the directors have elected to prepare the financial statements in accordance with United Kingdom Generally Accepted Accounting Practice (United Kingdom Accounting Standards and applicable law). Under company law the directors must not approve the financial statements unless they are satisfied that they give a true and fair view of the state of affairs of the company and of the profit or loss of the company for that period. In preparing these financial statements, the directors are required to:

-	select suitable accounting policies and then apply them consistently;

-	make judgements and accounting estimates that are reasonable and prudent;

-	prepare the financial statements on the going concern basis unless it is inappropriate to presume that the company will continue in business.

The directors are responsible for keeping adequate accounting records that are sufficient to show and explain the company's transactions and disclose with reasonable accuracy at any time the financial position of the company and enable them to ensure that the financial statements comply with the Companies Act 2006. They are also responsible for safeguarding the assets of the company and hence for taking reasonable steps for the prevention and detection of fraud and other irregularities.

STATEMENT AS TO DISCLOSURE OF INFORMATION TO AUDITORS

So far as the directors are aware, there is no relevant audit information (as defined by Section 418 of the Companies Act 2006) of which the company's auditors are unaware, and each director has taken all the steps that he ought to have taken as a director in order to make himself aware of any relevant audit information and to establish that the company's auditors are aware of that information.

AUDITORS

The auditors, Clayton & Brewill, will be proposed for re-appointment at the forthcoming Annual General Meeting.

ON BEHALF OF THE BOARD:

J J McCann - Director

30 July 2026

Opinion

We have audited the financial statements of Peter James Homes Limited (the 'company') for the year ended 31 December 2025 which comprise the Statement of Comprehensive Income, Balance Sheet, Statement of Changes in Equity and Notes to the Financial Statements, including a summary of significant accounting policies. The financial reporting framework that has been applied in their preparation is applicable law and United Kingdom Accounting Standards, including Financial Reporting Standard 102 'The Financial Reporting Standard applicable in the UK and Republic of Ireland' (United Kingdom Generally Accepted Accounting Practice).

In our opinion the financial statements:

-	give a true and fair view of the state of the company's affairs as at 31 December 2025 and of its loss for the year then ended;

-	have been properly prepared in accordance with United Kingdom Generally Accepted Accounting Practice; and

-	have been prepared in accordance with the requirements of the Companies Act 2006.

Basis for opinion

We conducted our audit in accordance with International Standards on Auditing (UK) (ISAs (UK)) and applicable law. Our responsibilities under those standards are further described in the Auditors' responsibilities for the audit of the financial statements section of our report. We are independent of the company in accordance with the ethical requirements that are relevant to our audit of the financial statements in the UK, including the FRC's Ethical Standard, and we have fulfilled our other ethical responsibilities in accordance with these requirements. We believe that the audit evidence we have obtained is sufficient and appropriate to provide a basis for our opinion.

Conclusions relating to going concern

In auditing the financial statements, we have concluded that the directors' use of the going concern basis of accounting in the preparation of the financial statements is appropriate.

Based on the work we have performed, we have not identified any material uncertainties relating to events or conditions that, individually or collectively, may cast significant doubt on the company's ability to continue as a going concern for a period of at least twelve months from when the financial statements are authorised for issue.

Our responsibilities and the responsibilities of the directors with respect to going concern are described in the relevant sections of this report.

Other information

The directors are responsible for the other information. The other information comprises the information in the Strategic Report and the Report of the Directors, but does not include the financial statements and our Report of the Auditors thereon.

Our opinion on the financial statements does not cover the other information and, except to the extent otherwise explicitly stated in our report, we do not express any form of assurance conclusion thereon.

In connection with our audit of the financial statements, our responsibility is to read the other information and, in doing so, consider whether the other information is materially inconsistent with the financial statements or our knowledge obtained in the audit or otherwise appears to be materially misstated. If we identify such material inconsistencies or apparent material misstatements, we are required to determine whether this gives rise to a material misstatement in the financial statements themselves. If, based on the work we have performed, we conclude that there is a material misstatement of this other information, we are required to report that fact. We have nothing to report in this regard.

Opinions on other matters prescribed by the Companies Act 2006

In our opinion, based on the work undertaken in the course of the audit:

-	the information given in the Strategic Report and the Report of the Directors for the financial year for which the financial statements are prepared is consistent with the financial statements; and

-	the Strategic Report and the Report of the Directors have been prepared in accordance with applicable legal requirements.

Matters on which we are required to report by exception

In the light of the knowledge and understanding of the company and its environment obtained in the course of the audit, we have not identified material misstatements in the Strategic Report or the Report of the Directors.

We have nothing to report in respect of the following matters where the Companies Act 2006 requires us to report to you if, in our opinion:

-	adequate accounting records have not been kept, or returns adequate for our audit have not been received from branches not visited by us; or

-	the financial statements are not in agreement with the accounting records and returns; or

-	certain disclosures of directors' remuneration specified by law are not made; or

-	we have not received all the information and explanations we require for our audit.

Responsibilities of directors

As explained more fully in the Statement of Directors' Responsibilities set out on page three, the directors are responsible for the preparation of the financial statements and for being satisfied that they give a true and fair view, and for such internal control as the directors determine necessary to enable the preparation of financial statements that are free from material misstatement, whether due to fraud or error.

In preparing the financial statements, the directors are responsible for assessing the company's ability to continue as a going concern, disclosing, as applicable, matters related to going concern and using the going concern basis of accounting unless the directors either intend to liquidate the company or to cease operations, or have no realistic alternative but to do so.

Auditors' responsibilities for the audit of the financial statements

Our objectives are to obtain reasonable assurance about whether the financial statements as a whole are free from material misstatement, whether due to fraud or error, and to issue a Report of the Auditors that includes our opinion. Reasonable assurance is a high level of assurance, but is not a guarantee that an audit conducted in accordance with ISAs (UK) will always detect a material misstatement when it exists. Misstatements can arise from fraud or error and are considered material if, individually or in the aggregate, they could reasonably be expected to influence the economic decisions of users taken on the basis of these financial statements.

The extent to which our procedures are capable of detecting irregularities, including fraud is detailed below:

- Enquiry of management and those charged with governance around actual and potential litigation and claims;

- Reviewing financial statement disclosures and testing to supporting documentation to assess

compliance with applicable laws and regulations;

- Performing audit work over the risk of management override of controls, including testing of journal entries and other adjustments for appropriateness, evaluating the business rationale of significant transactions outside the normal course of business and reviewing accounting estimates for bias;

Because of the inherent limitations of an audit, there is a risk that we will not detect all irregularities, including those leading to a material misstatement in the financial statements or non-compliance with regulation. This risk increases the more that compliance with a law or regulation is removed from the events and transactions reflected in the financial statements, as we will be less likely to become aware of instances of non-compliance. The risk is also greater regarding irregularities occurring due to fraud rather than error, as fraud involves intentional concealment, forgery, collusion, omission or misrepresentation.

A further description of our responsibilities for the audit of the financial statements is located on the Financial Reporting Council's website at www.frc.org.uk/auditorsresponsibilities. This description forms part of our Report of the Auditors.

Use of our report

This report is made solely to the company's members, as a body, in accordance with Chapter 3 of Part 16 of the Companies Act 2006. Our audit work has been undertaken so that we might state to the company's members those matters we are required to state to them in a Report of the Auditors and for no other purpose. To the fullest extent permitted by law, we do not accept or assume responsibility to anyone other than the company and the company's members as a body, for our audit work, for this report, or for the opinions we have formed.

Doug Perry FCA (Senior Statutory Auditor)

for and on behalf of Clayton & Brewill

Statutory Auditors and

Chartered Accountants

Cawley House

149-155 Canal Street

Nottingham

Nottinghamshire

NG1 7HR

30 July 2026

TURNOVER

4

9,188,506

11,652,895

Cost of sales

8,687,822

10,904,636

GROSS PROFIT

500,684

748,259

Administrative expenses

472,210

746,059

28,474

2,200

Other operating income

210

105,647

OPERATING PROFIT

6

28,684

107,847

Interest receivable and similar income

23,038

18,499

51,722

126,346

Interest payable and similar expenses

7

377,665

388,966

LOSS BEFORE TAXATION

(325,943

)

(262,620

)

Tax on loss

8

-

(123,763

)

LOSS FOR THE FINANCIAL YEAR

(325,943

)

(138,857

)

OTHER COMPREHENSIVE INCOME

-

TOTAL COMPREHENSIVE INCOME
FOR THE YEAR

(325,943

)

(138,857

)

FIXED ASSETS

Tangible assets

9

471

628

CURRENT ASSETS

Stocks

10

19,392,217

13,673,491

Debtors

11

3,128,924

2,900,867

Cash at bank

1,117,010

1,720,803

23,638,151

18,295,161

CREDITORS

Amounts falling due within one year

12

22,394,546

16,725,770

NET CURRENT ASSETS

1,243,605

1,569,391

TOTAL ASSETS LESS CURRENT
LIABILITIES

1,244,076

1,570,019

CAPITAL AND RESERVES

Called up share capital

15

100

Retained earnings

16

1,243,976

1,569,919

SHAREHOLDERS' FUNDS

1,244,076

1,570,019

The financial statements were approved by the Board of Directors and authorised for issue on 30 July 2026 and were signed on its behalf by:

J J McCann - Director

Called up

share

Retained

Total

capital

earnings

equity

£

Balance at 1 January 2024

100

1,708,776

1,708,876

Changes in equity

Total comprehensive income

-

(138,857

)

(138,857

)

Balance at 31 December 2024

100

1,569,919

1,570,019

Changes in equity

Total comprehensive income

-

(325,943

)

(325,943

)

Balance at 31 December 2025

100

1,243,976

1,244,076

1.	STATUTORY INFORMATION

Peter James Homes 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.	STATEMENT OF COMPLIANCE

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" and the Companies Act 2006.

3.	ACCOUNTING POLICIES

Basis of preparing the financial statements

The financial statements have been prepared under the historical cost convention.

Financial Reporting Standard 102 - reduced disclosure exemptions

The company has taken advantage of the following disclosure exemption in preparing these financial statements, as permitted by FRS 102 "The Financial Reporting Standard applicable in the UK and Republic of Ireland":

•

the requirements of Section 7 Statement of Cash Flows.

Related party exemption

The company has taken advantage of exemption, under the terms of Financial Reporting Standard 102 'The Financial Reporting Standard applicable in the UK and Republic of Ireland', not to disclose related party transactions with wholly owned subsidiaries within the group.

Significant judgements and estimates

1. Work in progress

Work in progress is valued at the lower of cost and net realisable value.

The cost is all directly attributable costs for the purposes of development, including the cost of purchasing land, transport, labour and material costs. The stock cost is calculated on a first-in first-out basis.

Turnover

Turnover is recognised at legal completion in respect of the total proceeds of building and development. An appropriate proportion of turnover from construction contracts is recognised by reference to the stage of completion of contract activity. Turnover is measured at the fair value of consideration received or receivable and represents the amounts receivable for the property, net of discounts and VAT. The sale proceeds of part-exchange properties are not included in turnover.

During 2025, the company began making sales of so-called Golden Brick houses (which is social housing) to the council. The Golden Brick is a stage of building a property whereby the house reaches a certain point of completion - the foundations plus two bricks above the DPC (Damp Proof Course). A quantity surveyor for the company sends a certificate to the council. The council will verify the document and pass it to their solicitors. The solicitors hand over the building to the council and the company continues to work on the building

Since the risks and rewards have passed to the council at this point, Peter James Homes will recognise the revenue based on the amount certified, This amount is net of VAT but all Golden Brick Sales are zero-rated

Tangible fixed assets

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

Plant and machinery

-

25% reducing balance

Fixtures and fittings

-

33% on cost and 20% on cost

Investment property

Investment property is shown at most recent valuation. Any aggregate surplus or deficit arising from changes in fair value is recognised in profit or loss.

Stocks

Work in progress is valued at the lower of cost and net realisable value.

Cost is calculated using the first-in, first-out method and includes all purchase, transport, and handling costs in bringing stocks to their present location and condition.

Financial instruments

Financial instruments are recognised in the company's balance sheet when the company becomes party to the contractual provisions of the instrument

Basic financial assets, which include debtors and cash and bank balances, are initially measured at transaction price, including transaction costs. Financial assets classified as debtors within one year are not amortised and are therefore measured at transaction price plus transaction costs. Assets receivable after more than one year are subsequently carried at amortised cost using the effective interest rate method unless the arrangement constitutes a financing transaction. In this latter case, the transaction is measured at the present value of future receipts discounted at a market rate of interest.

We derecognise financial assets are in three scenarios. Firstly, when the contractual rights to the cash flows from the assets expire or are settled. Secondly, when all the risks and rewards of the ownership of the asset substantially transfer to another party. Thirdly, when control of the asset transfers to another party who has the practical ability to unilaterally sell the asset to an unrelated third party without imposing additional restrictions.

Basic financial liabilities, including trade and other payables, bank loans and intercompany loans, are initially recognised at transaction price. If the arrangement constitutes a financing transaction, the debt instrument is measured at the present value of future receipts discounted at a market rate of interest.

Debt instruments are subsequently carried at amortised cost, using the effective interest rate method. Fees paid on the establishment of loan facilities are recognised as transaction costs of the loan to the extent that it is probably that some or all of the facility will be drawn down. In this case, the fees is deferred until the draw-down occurs. To the extent that there is no evidence that it is probably that some or all of the facility will be drawn down, th fee is capitalised as a prepayment for liquidity services and amortised over the period of the facility to which it relates.

Trade creditors are obligations to pay for goods or services that have been acquired in the ordinary course of business from suppliers. We classify trade creditors are current liabilities if payment is due within one year or less. If not, they are presented as non-current liabilities. Trade creditors are recognised initially at transaction price and subsequently measured at amortised cost using the effective interest method.

Derivatives, including interest rate swaps and forward foreign exchange contracts, are not basic financial instruments.

Derivatives are initially recognised at fair value on the date a derivative contract is entered into and are subsequently re-measured at their fair value. Changes in the fair value of derivatives are recognised in the profit or loss in finance costs or income as appropriate.

The company does not apply hedge accounting for interest rate and foreign exchange derivatives.

Financial liabilities are derecognised when the liability is extinguished, that is when the contractual obligation is discharged, cancelled or has expired.

Financial assets and liabilities are offset and 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.

Hire purchase and leasing commitments

Rentals paid under operating leases are charged to profit or loss on a straight line basis over the period of the lease.

Pension costs and other post-retirement benefits

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

4.

TURNOVER

The turnover and loss before taxation are attributable to the one principal activity of the company.

An analysis of turnover by class of business is given below:

2025

2024

£

Private house sales

5,640,732

11,652,895

Golden Brick sales

3,183,704

-

Group recharges

364,070

-

9,188,506

11,652,895

5.	EMPLOYEES AND DIRECTORS

2025

2024

£

Wages and salaries

643,139

603,478

Social security costs

92,489

75,387

Other pension costs

10,973

10,113

746,601

688,978

The average number of employees during the year was as follows:

2025

2024

Admin

9

8

Director

1

10

9

2025

2024

£

Directors' remuneration

165,000

Directors' pension contributions to money purchase schemes

1,321

6.	OPERATING PROFIT

The operating profit is stated after charging:

2025

2024

£

Equipment Hire

144,796

172,115

Depreciation - owned assets

157

209

Auditors' remuneration

16,000

15,750

Auditors' remuneration for non audit work

209

-

7.

INTEREST PAYABLE AND SIMILAR EXPENSES

2025

2024

£

Bank interest

37

163

Bank loan interest

377,550

388,803

HMRC interest

78

-

377,665

388,966

8.

TAXATION

Analysis of the tax credit

The tax credit on the loss for the year was as follows:

2025

2024

£

Current tax:

Prior year

-

(123,763

)

Tax on loss

-

(123,763

)

Reconciliation of total tax credit included in profit and loss

The tax assessed for the year is higher than the standard rate of corporation tax in the UK. The difference is explained below:

2025

2024

£

Loss before tax

(325,943

)

(262,620

)

Loss multiplied by the standard rate of corporation tax in the UK
of 25% (2024 - 25%)

(81,486

)

(65,655

)

Effects of:

Expenses not deductible for tax purposes

160

1,184

Depreciation in excess of capital allowances

39

52

Utilisation of tax losses

-

(31,036

)

Adjustments to tax charge in respect of previous periods

-

(123,763

)

Group relief

81,287

95,455

Total tax credit

-

(123,763

)

9.	TANGIBLE FIXED ASSETS

Fixtures

Plant and

and

machinery

fittings

Totals

£

COST

At 1 January 2025

and 31 December 2025

10,505

1,445

11,950

DEPRECIATION

At 1 January 2025

9,877

1,445

11,322

Charge for year

157

-

157

At 31 December 2025

10,034

1,445

11,479

NET BOOK VALUE

At 31 December 2025

471

-

471

At 31 December 2024

628

-

628

10.

STOCKS

2025

2024

£

Work-in-progress

19,392,217

13,673,491

11.

DEBTORS: AMOUNTS FALLING DUE WITHIN ONE YEAR

2025

2024

£

Trade debtors

34,788

11,568

Amounts owed by group undertakings

2,946,162

2,845,102

Other debtors

8,190

8,120

VAT

92,515

26,701

Prepayments and accrued income

47,269

9,376

3,128,924

2,900,867

12.

CREDITORS: AMOUNTS FALLING DUE WITHIN ONE YEAR

2025

2024

£

Bank loans and overdrafts (see note 13)

8,024,878

1,681,728

Trade creditors

1,345,628

1,290,845

Amounts owed to group undertakings

12,808,204

13,312,237

Social security and other taxes

22,277

20,617

Other creditors

53,946

73,184

Accrued expenses

139,613

347,159

22,394,546

16,725,770

13.

LOANS

An analysis of the maturity of loans is given below:

2025

2024

£

Amounts falling due within one year or on demand:

Bank overdrafts

-

486

Bank loans

8,024,878

1,681,242

8,024,878

1,681,728

14.	SECURED DEBTS

The following secured debts are included within creditors:

2025

2024

£

Bank loans

8,024,878

1,681,242

On 26th June 2018 a debenture with United Trust Bank Limited was created, placing a fixed and floating charge over the land off The Garage, Drovers Way, Ambergate, Belper, DE56 2EZ.

On 5th February 2021 a debenture with United Trust Bank Limited was created, placing a fixed and floating charge over the land off Bullbridge Hill, Ambergate, DE26 2EW.

On 22nd September 2022 a debenture with United Trust Bank Limited was created, placing a fixed and floating charge over the land known as Coventry Lane, Bramcote, Nottingham, NG9 3GJ.

15.	CALLED UP SHARE CAPITAL

Allotted, issued and fully paid:

Number:

Class:

Nominal

2025

2024

value:

£

100

Ordinary

1

100

16.

RESERVES

Retained

earnings

£

At 1 January 2025

1,569,919

Deficit for the year

(325,943

)

At 31 December 2025

1,243,976

17.	ULTIMATE PARENT COMPANY

McCann Holdings Limited is regarded by the directors as being the company's ultimate parent company.

McCann Group Limited is regarded by the directors as being the company's immediate parent company.

18.	DIRECTORS' ADVANCES, CREDITS AND GUARANTEES

The following advances and credits to a director subsisted during the years ended 31 December 2025 and 31 December 2024:

2025

2024

£

J J McCann

Balance outstanding at start of year

-

Amounts advanced

68,600

449,685

Amounts repaid

(68,600

)

(449,685

)

Amounts written off

-

Amounts waived

-

Balance outstanding at end of year

-

19.	ULTIMATE CONTROLLING PARTY

The ultimate controlling party is J J McCann.