ACCOUNTS - Final Accounts preparation

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

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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.

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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.

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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.

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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.

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EDEN ROCK ESTATES LIMITED

NOTES TO THE FINANCIAL STATEMENTS

FOR THE YEAR ENDED 31 DECEMBER 2025

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.

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EDEN ROCK ESTATES LIMITED

NOTES TO THE FINANCIAL STATEMENTS

FOR THE YEAR ENDED 31 DECEMBER 2025

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.

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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.

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