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Company Registration Number: 06000987 EDEN ROCK ESTATES LIMITED FINANCIAL STATEMENTS FOR THE YEAR ENDED 31 DECEMBER 2025
EDEN ROCK ESTATES LIMITED REGISTERED NUMBER: 06000987 STATEMENT OF FINANCIAL POSITION AS AT 31 DECEMBER 2025
|  | 2025 |  | 2024
Note |  | £ |  | £
Fixed assets |  |  |  |  |
Tangible assets | 5 |  | 340,612 |  | 477,529
Investment property | 6 |  | 28,894,468 |  | 28,894,468
|  |  | 29,235,080 |  | 29,371,997
Current assets |  |  |  |  |
Debtors: amounts falling due within one year | 7 | 5,499,596 |  | 5,381,678 |
Cash at bank and in hand |  | 678,223 |  | 426,122 |
|  | 6,177,819 |  | 5,807,800 |
Creditors: amounts falling due within one year | 8 | (941,530) |  | (1,087,563) |
Net current assets |  |  | 5,236,289 |  | 4,720,237
Total assets less current liabilities |  |  | 34,471,369 |  | 34,092,234
Creditors: amounts falling due after more than one year | 9 |  | (7,284,500) |  | (7,284,500)
Provisions for liabilities |  |  |  |  |
Deferred Taxation |  | (3,504,382) |  | (3,503,810) |
|  |  | (3,504,382) |  | (3,503,810)
Net assets |  |  | 23,682,487 |  | 23,303,924
Capital and reserves |  |  |  |  |
Called up share capital |  |  | 1 |  | 1
Profit and loss account |  |  | 23,682,486 |  | 23,303,923
|  |  | 23,682,487 |  | 23,303,924
Page 1
EDEN ROCK ESTATES LIMITED REGISTERED NUMBER: 06000987 STATEMENT OF FINANCIAL POSITION (CONTINUED) AS AT 31 DECEMBER 2025 The financial statements have been prepared in accordance with the provisions applicable to companies subject to the small companies regime and in accordance with the provisions of FRS 102 Section 1A - small entities. 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 by:
M R Harrison
Director
Date: 23 July 2026
The notes on pages 3 to 9 form part of these financial statements. Page 2
EDEN ROCK ESTATES LIMITED NOTES TO THE FINANCIAL STATEMENTS FOR THE YEAR ENDED 31 DECEMBER 2025
1. | General information
Eden Rock Estates Limited is private company, limited by shares, incorporated in England and Wales under the Companies Act 2006. The address of the registered office is given on the Company Information page. The nature of the Company’s operations and its principal activities are set out in the Directors' Report. 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 Section 1A of Financial Reporting Standard 102, the Financial Reporting Standard applicable in the UK and the Republic of Ireland and the Companies Act 2006. The financial statements are prepared in GBP and rounded to the nearest £. 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 (see note 3). The following principal accounting policies have been applied:
| 2.2 | Going concern
The company has a net current assets of £5,236,289 (2024 - net current assets of £4,720,237). The Directors therefore have a reasonable expectation that the Company has adequate resources to continue in operational existence for the foreseeable future. Thus they continue to adopt the going concern basis of accounting in preparing the annual financial statement.
| 2.3 | Turnover
Turnover represents rental income and management charges from properties. The income is recognized on an accrual basis over the term of the lease and is measured at the fair value of consideration receivable or received (net of VAT).
| 2.4 | Operating leases: the Company as lessor
Rental income from operating leases is credited to profit or loss on a straight-line basis over the lease term. Benefits received and receivable as an incentive to sign an operating lease are similarly spread on a straight-line basis over the lease term.
| 2.5 | Interest income
Interest income is recognised in profit or loss using the effective interest method.
| 2.6 | 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. Page 3
EDEN ROCK ESTATES LIMITED NOTES TO THE FINANCIAL STATEMENTS FOR THE YEAR ENDED 31 DECEMBER 2025 2.Accounting policies (continued)
| 2.7 | 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.
| 2.8 | Tangible fixed assets
Tangible fixed assets under the cost model are stated at historical cost less accumulated depreciation and any accumulated impairment losses. Historical cost includes expenditure that is directly attributable to bringing the asset to the location and condition necessary for it to be capable of operating in the manner intended by management. Depreciation is charged so as to allocate the cost of assets less their residual value over their estimated useful lives, using the straight-line method. Depreciation is provided on the following basis:
|  |  |  | Fixtures and fittings | - | 3 to 15 years straight line
The assets' residual values, useful lives and depreciation methods are reviewed, and adjusted prospectively if appropriate, or if there is an indication of a significant change since the last reporting date. Gains and losses on disposals are determined by comparing the proceeds with the carrying amount and are recognised in profit or loss.
| 2.9 | Investment property
Investment property is carried at fair value determined by external valuers and derived from the current market rents and investment property yields for comparable real estate, adjusted if necessary for any difference in the nature, location or condition of the specific asset. No depreciation is provided. Changes in fair value are recognised in profit or loss.
| 2.10 | Impairment of assets
Assets, other than those measured at fair value, are assessed for indicators of impairment at each reporting date. If there is objective evidence of impairment loss is recognised in the Statement of Comprehensive Income as described below. An asset is impaired where there is objective evidence that, as a result of one or more events that occurred after initial recognition, the estimated recoverable value of the asset has been reduced. The recoverable amount of an asset is the higher of its fair value less costs to sell and its value in use. Where indicators exist for decrease in impairment loss, the prior impairment loss is tested to determine reversal. An impairment loss is reversed on an individual impaired asset to the extent that the revised recoverable value does not lead to a revised carrying amount higher than the carrying value had no impairment been recognised. Page 4
EDEN ROCK ESTATES LIMITED NOTES TO THE FINANCIAL STATEMENTS FOR THE YEAR ENDED 31 DECEMBER 2025 2.Accounting policies (continued)
| 2.11 | 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.
| 2.12 | 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.
| 2.13 | 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.
| 2.14 | Payments on account
Payments on account relate to rental income received in advance. These payments are deferred and only recognised in income as the service is provided.
| 2.15 | Dividends
Equity dividends are recognised when they become legally payable. Interim equity dividends are recognised when paid. Final equity dividends are recognised when approved by the shareholders at an annual general meeting.
3. | Judgements in applying accounting policies and key sources of estimation uncertainty
In the application of the Company's accounting policies, which are described in note 2, the Directors are required to make judgements, estimates and assumptions about the carrying amounts 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 if the revision affects only that period, or in the period of the revision and future periods if the revision affects both current and future periods. Critical judgements in applying the Company's accounting policies Fair value of investment properties Fair value of investment properties Investment properties must be held at fair value. Valuations are assessed on an annual basis, based on market conditions and rental yields within the student accommodation market (constitutes the entirety of the investment property balance), and the Directors make fair value adjustments when necessary. The investment property was valued by the external valuer JLL in February 2024, which was in line with the Directors' assessment at 31 December 2025. Page 5
EDEN ROCK ESTATES LIMITED NOTES TO THE FINANCIAL STATEMENTS FOR THE YEAR ENDED 31 DECEMBER 2025
4. | Employees
| The average monthly number of employees, including directors, during the year was 4 (2024 - 4).
5. | Tangible fixed assets
|  | Fixtures and fittings
|  | £
| Cost or valuation |
| At 1 January 2025 | 905,533
| At 31 December 2025 | 905,533
| Depreciation |
| At 1 January 2025 | 428,004
| Charge for the year on owned assets | 136,917
| At 31 December 2025 | 564,921
| Net book value |
| At 31 December 2025 | 340,612
| At 31 December 2024 | 477,529
6. | Investment property
|  | Freehold investment property
|  | £
| Valuation |
| At 1 January 2025 | 28,894,468
| At 31 December 2025 | 28,894,468
The 2025 valuation was made by the Directors, on an open market value for existing use basis.
Page 6
EDEN ROCK ESTATES LIMITED NOTES TO THE FINANCIAL STATEMENTS FOR THE YEAR ENDED 31 DECEMBER 2025
7. | Debtors
|  |  |  |  | 2025 | 2024
|  |  |  |  | £ | £
| Trade debtors | 50,247 | 16,276
| Amounts owed by group undertakings | 5,293,592 | 5,291,016
| Prepayments and accrued income | 44,563 | 61,275
| Amounts recoverable on long term contracts | 111,194 | 13,111
|  | 5,499,596 | 5,381,678
8. | Creditors: Amounts falling due within one year
|  |  |  |  | 2025 | 2024
|  |  |  |  | £ | £
| Payments received on account | 478,742 | 738,970
| Trade creditors | 25,277 | 34,884
| Corporation tax | 337,715 | 192,332
| Other taxation and social security | 5,204 | 5,004
| Accruals and deferred income | 94,592 | 116,373
|  | 941,530 | 1,087,563
9. | Creditors: Amounts falling due after more than one year
|  |  |  |  | 2025 | 2024
|  |  |  |  | £ | £
| Bank loans | 7,284,500 | 7,284,500
|  | 7,284,500 | 7,284,500
| The bank loan is secured by a first legal charge over the investment property including its associated assets and by a debenture from the Company for securing all monies due or to become due from the customer. Interest is charged on the loan at base rate plus 2.25% and is repayable in April 2027.
Page 7
EDEN ROCK ESTATES LIMITED NOTES TO THE FINANCIAL STATEMENTS FOR THE YEAR ENDED 31 DECEMBER 2025
10. | Deferred taxation
|  | 2025
|  | £
| At beginning of year | 3,503,810
| Charged to profit or loss | (572)
| At end of year | 3,504,382
| The provision for deferred taxation is made up as follows:
|  |  |  |  | 2025 | 2024
|  |  |  |  | £ | £
| Accelerated capital allowances | 17,175 | 16,603
| Fair value revaluation of investment property | 3,487,207 | 3,487,207
|  | 3,504,382 | 3,503,810
11. | Related party transactions
| The Company is a wholly owned subsidiary of S Harrison Group Limited and has taken advantage of the available exemption conferred by section 1AC.35 of FRS 102 Section 1A not to disclose transactions with wholly owned group members. During the year, the entity entered into transactions with Grays Wharf Limited, a joint venture of other group members. During the year sales of £138,152 (2024 - £135,636) were made to and purchases of £339 (2024 - £2,581) were made from Grays Wharf Limited and at 31 December 2025, £4,367 (2024 - £Nil) was owed by Grays Wharf Limited.
12. | Controlling party
The immediate and ultimate parent undertaking is S Harrison Group Limited, a company incorporated in England and Wales. The registered office address of this company is Stanley Harrison House, The Chocolate Works, Bishopthorpe Road, York, North Yorkshire, YO23 1DE. The smallest and largest group in which the results of the Company are consolidated is that headed by S Harrison Group Limited. Copies of the consolidated financial statements may be obtained from the registered office address of this company. Page 8
EDEN ROCK ESTATES LIMITED NOTES TO THE FINANCIAL STATEMENTS FOR THE YEAR ENDED 31 DECEMBER 2025
13. | Auditor's information
The auditor's report on the financial statements for the year ended 31 December 2025 was unqualified. The audit report was signed on 29 July 2026 by Steven Williams (Senior Statutory Auditor) on behalf of Armstrong Watson Audit Limited.
Page 9