ACCOUNTS - Final Accounts preparation

Registered number: 11683964

VEYA HOMES LIMITED

DIRECTORS' REPORT AND FINANCIAL STATEMENTS

INFORMATION FOR FILING WITH THE REGISTRAR

FOR THE YEAR ENDED 30 NOVEMBER 2025

VEYA HOMES LIMITED

REGISTERED NUMBER:11683964

STATEMENT OF FINANCIAL POSITION

AS AT 30 NOVEMBER 2025

		2025		2024
Note		£		£


CURRENT ASSETS
Stocks	5	1,114,942		1,536,030
Debtors: amounts falling due within one year	6	2,446		2,293
Cash at bank and in hand	7	1,287		4,367
		1,118,675		1,542,690
Creditors: amounts falling due within one year	8	(1,327,601)		(1,794,767)
NET CURRENT LIABILITIES			(208,926)		(252,077)

NET LIABILITIES			(208,926)		(252,077)

CAPITAL AND RESERVES
Called up share capital	10	100	100
Profit and loss account	11	(209,026)	(252,177)
		(208,926)	(252,077)

The Company's financial statements have been prepared in accordance with the provisions applicable to companies subject to the small companies regime.

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

The Company has opted not to file the statement of comprehensive income in accordance with provisions applicable to companies subject to the small companies' regime.

The financial statements were approved and authorised for issue by the board and were signed on its behalf on 16 July 2026.

A J Harvey

Director

The notes on pages 2 to 8 form part of these financial statements.

Page 1

VEYA HOMES LIMITED

NOTES TO THE FINANCIAL STATEMENTS

FOR THE YEAR ENDED 30 NOVEMBER 2025

1.	GENERAL INFORMATION

Veya Homes Limited is a private company limited by shares incorporated in England and Wales. The registered office is 19 Common Road, Hanham, Bristol, BS15 3LL.

2.ACCOUNTING POLICIES

2.1

BASIS OF PREPARATION OF FINANCIAL STATEMENTS

The financial statements have been prepared under the historical cost convention unless otherwise specified within these accounting policies and in accordance with Financial Reporting Standard 102, the Financial Reporting Standard applicable in the UK and the Republic of Ireland and the Companies Act 2006. 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 preparation of financial statements in compliance with FRS 102 requires the use of certain critical accounting estimates. It also requires management to exercise judgement in applying the Company's accounting policies.

The following principal accounting policies have been applied:

2.2

FINANCIAL REPORTING STANDARD 102 - REDUCED DISCLOSURE EXEMPTIONS

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

∙the requirements of Section 11 Financial Instruments paragraphs 11.42, 11.44 to 11.45, 11.47, 11.48(a)(iii), 11.48(a)(iv), 11.48(b) and 11.48(c);

∙the requirements of Section 12 Other Financial Instruments paragraphs 12.26 to 12.27, 12.29(a), 12.29(b) and 12.29A;

∙the requirements of Section 33 Related Party Disclosures paragraph 33.7.

This information is included in the consolidated financial statements of Harvey Commercial Holdings Limited as at 30 November 2025 and these financial statements may be obtained from Companies House.

2.3

GOING CONCERN

The Company is dependent upon the support of its Parent Company. The Directors believe that the Company will continue to receive the necessary support and on this basis, the Directors consider it appropriate to prepare the financial statements on the going concern basis. The financial statements do not include any adjustments that would result from a withdrawal of support from its Parent Company.

2.4

REVENUE

Revenue is recognised to the extent that it is probable that the economic benefits will flow to the company and the revenue can be reliably measured. Revenue is measured as the fair value of the consideration received or receivable, excluding discounts, rebates, value added tax and other sales taxes. The following criteria must also be met before revenue is recognised:

Revenue represents the fair value received and receivable in respect of the sale of residential housing and land net of value added tax and cash incentives. This is recognised on the transfer of control to the customer on legal completion i.e. at a point in time for the vast majority of sales.

Profit is recognised on legal completion.

Page 2

VEYA HOMES LIMITED

NOTES TO THE FINANCIAL STATEMENTS

FOR THE YEAR ENDED 30 NOVEMBER 2025

2.ACCOUNTING POLICIES (continued)

2.5

FINANCE COSTS

Finance costs are charged to profit or loss over the term of the debt using the effective interest method so that the amount charged is at a constant rate on the carrying amount. Issue costs are initially recognised as a reduction in the proceeds of the associated capital instrument.

2.6

PENSIONS

DEFINED CONTRIBUTION PENSION PLAN

The Company operates a defined contribution plan for its employees. A defined contribution plan is a pension plan under which the Company pays fixed contributions into a separate entity. Once the contributions have been paid the Company has no further payment obligations.

The contributions are recognised as an expense in profit or loss when they fall due. Amounts not paid are shown in accruals as a liability in the Statement of Financial Position. The assets of the plan are held separately from the Company in independently administered funds.

2.7

CURRENT AND DEFERRED TAXATION

The tax expense for the year comprises current and deferred tax. Tax is recognised in profit or loss except that a charge attributable to an item of income and expense recognised as other comprehensive income or to an item recognised directly in equity is also recognised in other comprehensive income or directly in equity respectively.

The current income 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 income.

Deferred tax balances are recognised in respect of all timing differences that have originated but not reversed by the reporting date, except that:

∙The recognition of deferred tax assets is limited to the extent that it is probable that they will be recovered against the reversal of deferred tax liabilities or other future taxable profits; and

∙Any deferred tax balances are reversed if and when all conditions for retaining associated tax allowances have been met.

Deferred tax balances are not recognised in respect of permanent differences except in respect of business combinations, when deferred tax is recognised on the differences between the fair values of assets acquired and the future tax deductions available for them and the differences between the fair values of liabilities acquired and the amount that will be assessed for tax. Deferred tax is determined using tax rates and laws that have been enacted or substantively enacted by the reporting date.

2.8

STOCKS

Stocks are stated at the lower of cost and estimated selling price less costs to complete and sell. Cost comprises direct materials and, where applicable, direct labour costs and those overheads that have been incurred in bringing the stocks to their present location and condition.

At each reporting date, an assessment is made for impairment. Any excess of the carrying amount of stocks over its estimated selling price less costs to complete and sell is recognised as an impairment loss in profit or loss. Reversals of impairment losses are also recognised in profit or loss.

Page 3

VEYA HOMES LIMITED

NOTES TO THE FINANCIAL STATEMENTS

FOR THE YEAR ENDED 30 NOVEMBER 2025

2.ACCOUNTING POLICIES (continued)

2.9

VALUATION OF INVESTMENTS

Investments in subsidiaries are measured at cost less accumulated impairment.

Investments in unlisted Company shares, whose market value can be reliably determined, are remeasured to market value at each reporting date. Gains and losses on remeasurement are recognised in the Statement of Comprehensive Income for the period. Where market value cannot be reliably determined, such investments are stated at historic cost less impairment.

Investments in listed company shares are remeasured to market value at each reporting date. Gains and losses on remeasurement are recognised in profit or loss for the period.

2.10

DEBTORS

Short-term debtors are measured at transaction price, less any impairment. Loans receivable are measured initially at fair value, net of transaction costs, and are measured subsequently at amortised cost using the effective interest method, less any impairment.

2.11

CASH AND CASH EQUIVALENTS

Cash is represented by cash in hand and deposits with financial institutions repayable without penalty on notice of not more than 24 hours. Cash equivalents are highly liquid investments that mature in no more than three months from the date of acquisition and that are readily convertible to known amounts of cash with insignificant risk of change in value.

2.12

CREDITORS

Short-term creditors are measured at the transaction price. Other financial liabilities, including bank loans, are measured initially at fair value, net of transaction costs, and are measured subsequently at amortised cost using the effective interest method.

2.13

PROVISIONS FOR LIABILITIES

Provisions are recognised when an event has taken place that gives rise to a legal or constructive obligation, a transfer of economic benefits is probable and a reliable estimate can be made.

Provisions are measured as the best estimate of the amount required to settle the obligation, taking into account the related risks and uncertainties.

Increases in provisions are generally charged as an expense to profit or loss.

2.14

FINANCIAL INSTRUMENTS

The Company only enters into basic financial instrument transactions that result in the recognition of financial assets and liabilities like trade and other debtors and creditors, loans from banks and other third parties, loans to related parties and investments in ordinary shares.

Page 4

VEYA HOMES LIMITED

NOTES TO THE FINANCIAL STATEMENTS

FOR THE YEAR ENDED 30 NOVEMBER 2025

EMPLOYEES

The average monthly number of employees, including the directors, during the year was as follows:

	2025	2024
	No.	No.

Total	1	1

4.	FIXED ASSET INVESTMENTS

SUBSIDIARY UNDERTAKING
The following was a subsidiary undertaking of the Company:
Name	Registered office	Class of shares	Holding

Apple Tree Walk Developments Ltd

19 Common Road, Hanham, Bristol, England, BS15 3LL

Ordinary

100%

5.	STOCKS
		2025	2024
		£	£

Work in progress	1,026,096	1,008,531
Finished goods	88,846	527,499
	1,114,942	1,536,030

DEBTORS

					2025	2024
					£	£


Other debtors	2,412	2,271
Deferred taxation	34	22
	2,446	2,293

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VEYA HOMES LIMITED

NOTES TO THE FINANCIAL STATEMENTS

FOR THE YEAR ENDED 30 NOVEMBER 2025

7.	CASH AND CASH EQUIVALENTS
		2025	2024
		£	£

Cash at bank and in hand	1,287	4,367
	1,287	4,367

8.	CREDITORS: AMOUNTS FALLING DUE WITHIN ONE YEAR
		2025	2024
		£	£

Amounts owed to group undertakings	1,317,770	1,788,470
Corporation tax	864	-
Other taxation and social security	922	807
Other creditors	8,045	5,490
	1,327,601	1,794,767

Amounts owed to group undertakings are unsecured, interest free, have no fixed repayment date and are repayable on demand.

Page 6

VEYA HOMES LIMITED

NOTES TO THE FINANCIAL STATEMENTS

FOR THE YEAR ENDED 30 NOVEMBER 2025

9.	DEFERRED TAXATION

		2025
		£

	At beginning of year	22
	Charged to profit or loss	12
	AT END OF YEAR	34

The deferred tax asset is made up as follows:
	2025	2024
	£	£

	Short term timing differences	34	22
		34	22

10.	SHARE CAPITAL
		2025	2024
		£	£

ALLOTTED, CALLED UP AND FULLY PAID

100 (2024:100) Ordinary shares of £1.00 each	100	100

11.

RESERVES

Called up share capital

Called up share capital represents the issued and fully paid up equity share capital of the company.

Profit and loss account

The profit and loss account represents cumulative profits, losses and total other recognised gains or losses made by the company including distributions to, and contributions from, the parent company.

12.	PENSION COMMITMENTS

The Company participates in a defined contributions pension scheme. The assets of the scheme are held separately from those of the Company in an independently administered fund. The pension charge amounted to £1,080 (2024: £1,080).Contributions outstanding at the year end amounted to £480 (2024: £240) and are included within Other creditors.

Page 7

VEYA HOMES LIMITED

NOTES TO THE FINANCIAL STATEMENTS

FOR THE YEAR ENDED 30 NOVEMBER 2025

13.GUARANTEES AND OTHER FINANCIAL COMMITMENTS

There is a Cross Guarantee and Debenture between Dearborn Estates Limited, Harvey Shopfitters
Limited, Huntswood Park Limited, Hyde House Hotel Limited, Kin House Limited, Millbridge Court Limited,
Parkfield Golf Limited and Veya Homes Limited dated 11 December 2023.

As at 30 November 2025, the total amounts of these guarantees were £6,964,876 (2024: £6,877,579).

14.	RELATED PARTY TRANSACTIONS
	As the company is a wholly owned subsidiary of Harvey Commercial Holdings Limited, the Company is able to take advantage of the exemption under the terms of FRS 102 section 33.1a from disclosing related party transactions with wholly owned entities that are part of the group.

15.	CONTROLLING PARTY

The immediate parent company is Harvey Commercial Holdings Limited, a company registered in England and Wales, whose registered office is 19 Common Road, Hanham, Bristol, BS15 3LL.

The parent undertaking of the smallest and largest group of undertakings for which group financial statements are prepared of which the Company is a member is Harvey Commercial Holdings Limited which is registered in England and Wales. Copies of Harvey Commercial Holdings Limited financial statements can be obtained from the Company's registered office, 19 Common Road, Hanham, Bristol, England, BS15 3LL.

The ultimate controlling party is considered to be A J Harvey based upon his majority shareholding of Harvey Commercial Holdings Limited.

16.	AUDITORS' INFORMATION

The auditors' report on the financial statements for the year ended 30 November 2025 was unqualified.

The audit report was signed on 28 July 2026 by Simon Morrison FCA (Senior statutory auditor) on behalf of Bishop Fleming Audit Limited.

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