Caseware UK (AP4) 2025.0.111 2025.0.111 2026-01-31 2026-01-31 true true true true 2025-02-01 false to redevelop the property located at 9 - 11 Richmond Buildings, London, W1D 3HF.4 4 true true false 09031745 2025-02-01 2026-01-31 09031745 2024-02-01 2025-01-31 09031745 2026-01-31 09031745 2025-01-31 09031745 c:Director1 2025-02-01 2026-01-31 09031745 d:FreeholdInvestmentProperty 2025-02-01 2026-01-31 09031745 d:FreeholdInvestmentProperty 2026-01-31 09031745 d:FreeholdInvestmentProperty 2025-01-31 09031745 d:FreeholdInvestmentProperty 2 2025-02-01 2026-01-31 09031745 d:CurrentFinancialInstruments 2026-01-31 09031745 d:CurrentFinancialInstruments 2025-01-31 09031745 d:Non-currentFinancialInstruments 2026-01-31 09031745 d:Non-currentFinancialInstruments 2025-01-31 09031745 d:CurrentFinancialInstruments d:WithinOneYear 2026-01-31 09031745 d:CurrentFinancialInstruments d:WithinOneYear 2025-01-31 09031745 d:Non-currentFinancialInstruments d:AfterOneYear 2026-01-31 09031745 d:Non-currentFinancialInstruments d:AfterOneYear 2025-01-31 09031745 d:ShareCapital 2026-01-31 09031745 d:ShareCapital 2025-01-31 09031745 d:RetainedEarningsAccumulatedLosses 2025-02-01 2026-01-31 09031745 d:RetainedEarningsAccumulatedLosses 2026-01-31 09031745 d:RetainedEarningsAccumulatedLosses 2025-01-31 09031745 d:AcceleratedTaxDepreciationDeferredTax 2026-01-31 09031745 d:AcceleratedTaxDepreciationDeferredTax 2025-01-31 09031745 d:TaxLossesCarry-forwardsDeferredTax 2026-01-31 09031745 d:TaxLossesCarry-forwardsDeferredTax 2025-01-31 09031745 c:OrdinaryShareClass1 2025-02-01 2026-01-31 09031745 c:OrdinaryShareClass1 2026-01-31 09031745 c:OrdinaryShareClass1 2025-01-31 09031745 c:FRS102 2025-02-01 2026-01-31 09031745 c:Audited 2025-02-01 2026-01-31 09031745 c:FullAccounts 2025-02-01 2026-01-31 09031745 c:PrivateLimitedCompanyLtd 2025-02-01 2026-01-31 09031745 d:WithinOneYear 2026-01-31 09031745 d:WithinOneYear 2025-01-31 09031745 d:BetweenOneFiveYears 2026-01-31 09031745 d:BetweenOneFiveYears 2025-01-31 09031745 c:SmallCompaniesRegimeForAccounts 2025-02-01 2026-01-31 09031745 f:PoundSterling 2025-02-01 2026-01-31 iso4217:GBP xbrli:shares xbrli:pure

Registered number: 09031745 ALMONDBOX PROPERTY LIMITED ANNUAL REPORT AND FINANCIAL STATEMENTS INFORMATION FOR FILING WITH THE REGISTRAR FOR THE YEAR ENDED 31 JANUARY 2026
ALMONDBOX PROPERTY LIMITED REGISTERED NUMBER: 09031745 STATEMENT OF FINANCIAL POSITION AS AT 31 JANUARY 2026
|  | 2026 |  | 2025
Note |  | £ |  | £
Fixed assets |  |  |  |  |
Investment property | 5 |  | 22,200,000 |  | 21,500,000
Current assets |  |  |  |  |
Debtors: amounts falling due within one year | 6 | - |  | 1,000 |
Cash at bank and in hand | 7 | 146,648 |  | 36,422 |
|  | 146,648 |  | 37,422 |
Creditors: amounts falling due within one year | 8 | (24,858,405) |  | (34,877,954) |
Net current liabilities |  |  | (24,711,757) |  | (34,840,532)
Total assets less current liabilities |  |  | (2,511,757) |  | (13,340,532)
Creditors: amounts falling due after more than one year | 9 |  | (10,000,000) |  | -
Provisions for liabilities |  |  |  |  |
Deferred tax | 10 | (625,211) |  | (517,808) |
|  |  | (625,211) |  | (517,808)
Net liabilities |  |  | (13,136,968) |  | (13,858,340)
Capital and reserves |  |  |  |  |
Called up share capital | 11 |  | 1,000 |  | 1,000
Profit and loss account | 12 |  | (13,137,968) |  | (13,859,340)
|  |  | (13,136,968) |  | (13,858,340)
Page 1
ALMONDBOX PROPERTY LIMITED REGISTERED NUMBER: 09031745 STATEMENT OF FINANCIAL POSITION (CONTINUED) AS AT 31 JANUARY 2026 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:
T J R Kemp
Director
Date: 22 July 2026
The notes on pages 3 to 13 form part of these financial statements. Page 2
ALMONDBOX PROPERTY LIMITED NOTES TO THE FINANCIAL STATEMENTS FOR THE YEAR ENDED 31 JANUARY 2026
1. | General information
Almondbox Property Limited is a private company, limited by shares, incorporated and registered in England and Wales under the Companies Act, registered number 09031745. The company's registered office is 18 Thurloe Place, London, SW7 2SP. The nature of the company's operations and its principal activity is the ownership and letting of property located at 9 - 11 Richmond Buildings, London, W1D 3HF. The Company's functional and presentational currency is pound sterling (GBP), rounded to the nearest £1. 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 requirements of 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 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 7 Statement of Cash Flows; ∙the requirements of Section 3 Financial Statement Presentation paragraph 3.17(d); ∙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 Firmdale Holdings Limited as at 31 January 2026 and these financial statements may be obtained from the Registrar of Companies. Page 3
ALMONDBOX PROPERTY LIMITED NOTES TO THE FINANCIAL STATEMENTS FOR THE YEAR ENDED 31 JANUARY 2026 2.Accounting policies (continued)
| 2.3 | Going concern
In assessing the company’s ability to continue as a going concern, the directors have considered the cash flow forecasts, liabilities, and funding arrangements of the wider Firmdale Holdings Ltd group (“the Group”), of which the company is a member. The company is reliant on continued financial support from the Group in order to meet its liabilities as they fall due. Accordingly, the directors have considered the funding and liquidity position of the Group as a whole in assessing the appropriateness of preparing the financial statements on a going concern basis. The net current liabilities figure of £148m reported in the January 2025 Group Financial Statements was driven by a £167m (US$200m) long term loan from Wells Fargo Bank maturing in November 2025. This loan was refinanced by Wells Fargo in September 2025 with a new $225m facility for an initial term of three years, plus three one year extension options taking the final maturity out to year 2031. The next loan maturities within the Group are not until 2028, when just 15% of the total borrowings become repayable. The international travel disruption caused by the US military intervention in Iran during February created some drag on first quarter trading, leading to a Group Earnings shortfall to budget. However, there has been a marked improvement during the second quarter, and Group Earnings for the first half year as a whole are expected to outperform budget. The prospects for the remainder of the year are good subject to no material escalation of the Middle East conflicts. With some 80% of borrowings protected by fixed interest rates or caps, the possibility of rising base rates is not a significant concern. In light of the positive trading and cash generation projections, projected delivery of financial covenant requirements, and supportive banks, the Board has a high degree of confidence that the company will be able to meet its liabilities as they fall due and meet its covenant obligations for a period of at least twelve months. The Directors have therefore concluded that the company can continue to adopt the going concern basis in preparing the annual report and accounts. The Board will continue to monitor developments closely and adjust their forecasting assumptions as required.
| 2.4 | 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.
| 2.5 | Borrowing costs
All borrowing costs are recognised in profit or loss in the year in which they are incurred.
| 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. Page 4
ALMONDBOX PROPERTY LIMITED NOTES TO THE FINANCIAL STATEMENTS FOR THE YEAR ENDED 31 JANUARY 2026 2.Accounting policies (continued)
| 2.7 | Investment property
Investment property is carried at fair value determined annually 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. Property under construction is held at cost until such time as the fair value becomes reliably determinable or construction is complete.
| 2.8 | 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.
| 2.9 | 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.
| 2.10 | 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. Page 5
ALMONDBOX PROPERTY LIMITED NOTES TO THE FINANCIAL STATEMENTS FOR THE YEAR ENDED 31 JANUARY 2026 2.Accounting policies (continued)
| 2.11 | 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.
| 2.12 | Provisions for liabilities
Provisions are made where an event has taken place that gives the Company a legal or constructive obligation that probably requires settlement by a transfer of economic benefit, and a reliable estimate can be made of the amount of the obligation. Provisions are charged as an expense to profit or loss in the year that the Company becomes aware of the obligation, and are measured at the best estimate at the reporting date of the expenditure required to settle the obligation, taking into account relevant risks and uncertainties. When payments are eventually made, they are charged to the provision carried in the Statement of financial position.
| 2.13 | Financial instruments
The Company has elected to apply the provisions of Section 11 “Basic Financial Instruments” of FRS 102 to all of its financial instruments. Financial instruments are recognised in the Company's Statement of financial position when the Company becomes party to the contractual provisions of the instrument. Financial assets and liabilities are offset, with 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. Page 6
ALMONDBOX PROPERTY LIMITED NOTES TO THE FINANCIAL STATEMENTS FOR THE YEAR ENDED 31 JANUARY 2026 2.Accounting policies (continued)
| 2.13 | Financial instruments (continued)
Basic financial assets Basic financial assets, which include trade and other debtors, cash and bank balances, are initially measured at their transaction price (adjusted for transaction costs except in the initial measurement of financial assets that are subsequently measured at fair value through profit and loss) and are subsequently carried at their amortised cost using the effective interest method, less any provision for impairment, unless the arrangement constitutes a financing transaction, where the transaction is measured at the present value of the future receipts discounted at a market rate of interest. Discounting is omitted where the effect of discounting is immaterial. The Company's cash and cash equivalents, trade and most other debtors due with the operating cycle fall into this category of financial instruments. Other financial assets Other financial assets, which includes investments in equity instruments which are not classified as subsidiaries, associates or joint ventures, are initially measured at fair value, which is normally the recognised transaction price. Such assets are subsequently measured at fair value with the changes in fair value being recognised in the profit or loss. Where other financial assets are not publicly traded, hence their fair value cannot be measured reliably, they are measured at cost less impairment. Impairment of financial assets At the end of each reporting period financial assets measured at amortised cost are assessed for objective evidence of impairment. If an asset is impaired the impairment loss is the difference between the carrying amount and the present value of the estimated cash flows discounted at the asset’s original effective interest rate. The impairment loss is recognised in profit or loss. Financial assets are impaired when events, subsequent to their initial recognition, indicate the estimated future cash flows derived from the financial asset(s) have been adversely impacted. The impairment loss will be the difference between the current carrying amount and the present value of the future cash flows at the asset(s) original effective interest rate. If there is a favourable change in relation to the events surrounding the impairment loss then the impairment can be reviewed for possible reversal. The reversal will not cause the current carrying amount to exceed the original carrying amount had the impairment not been recognised. The impairment reversal is recognised in the profit or loss. Basic financial liabilities Financial liabilities and equity instruments are classified according to the substance of the contractual arrangements entered into. An equity instrument is any contract that evidences a residual interest in the assets of the Company after the deduction of all its liabilities. Page 7
ALMONDBOX PROPERTY LIMITED NOTES TO THE FINANCIAL STATEMENTS FOR THE YEAR ENDED 31 JANUARY 2026 2.Accounting policies (continued)
| 2.13 | Financial instruments (continued)
Basic financial liabilities, which include trade and other creditors, bank loans and other loans are initially measured at their transaction price (adjusting for transaction costs except in the initial measurement of financial liabilities that are subsequently measured at fair value through profit and loss). When this constitutes a financing transaction, whereby the debt instrument is measured at the present value of the future payments discounted at a market rate of interest, discounting is omitted where the effect of discounting is immaterial. Debt instruments are subsequently carried at their amortised cost using the effective interest rate method. Trade creditors are obligations to pay for goods and services that have been acquired in the ordinary course of business from suppliers. Trade creditors are classified as current liabilities if the payment is due within one year. If not, they represent non-current liabilities. Trade creditors are initially recognised at their transaction price and subsequently are measured at amortised cost using the effective interest method. Discounting is omitted where the effect of discounting is immaterial. Derecognition of financial assets Financial assets are derecognised when their contractual right to future cash flow expire, or are settled, or when the Company transfers the asset and substantially all the risks and rewards of ownership to another party. If significant risks and rewards of ownership are retained after the transfer to another party, then the Company will continue to recognise the value of the portion of the risks and rewards retained. Derecognition of financial liabilities Financial liabilities are derecognised when the Company's contractual obligations expire or are discharged or cancelled.
3. | Judgements in applying accounting policies and key sources of estimation uncertainty
The following judgements (including the key areas of estimation uncertainty) have had the most significant effect on amounts recognised in the financial statements: Fair value of investment property Investment property is held at fair value based on valuations completed by independent valuation specialists. These valuers hold recognised and relevant professional qualifications. The valuations are based on prime office and residential yields in the surrounding area to the property which includes judgements relating to various market factors and conditions.
4. | Employees
| The average monthly number of employees, including directors, during the year was 4 (2025 - 4).
Page 8
ALMONDBOX PROPERTY LIMITED NOTES TO THE FINANCIAL STATEMENTS FOR THE YEAR ENDED 31 JANUARY 2026
5. | Investment property
|  | Freehold investment property
|  | £
| Valuation |
| At 1 February 2025 | 21,500,000
| Additions at cost | 15,426
| Surplus on revaluation | 684,574
| At 31 January 2026 | 22,200,000
The 2026 valuations were made by Cushman & Wakefield, on an open market value basis.
| If the Investment properties had been accounted for under the historic cost accounting rules, the properties would have been measured as follows:
|  |  |  |  | 2026 | 2025
|  |  |  |  | £ | £
| Historic cost | 32,596,031 | 32,580,605
|  | 32,596,031 | 32,580,605
6. | Debtors
|  |  |  |  | 2026 | 2025
|  |  |  |  | £ | £
| Amounts owed by group undertakings | - | 1,000
Amounts owed by group undertakings are unsecured, interest-free, have no fixed date of repayment and are payable on demand.
7. | Cash and cash equivalents
|  |  |  |  | 2026 | 2025
|  |  |  |  | £ | £
| Cash at bank and in hand | 146,648 | 36,422
|  | 146,648 | 36,422
Page 9
ALMONDBOX PROPERTY LIMITED NOTES TO THE FINANCIAL STATEMENTS FOR THE YEAR ENDED 31 JANUARY 2026
8. | Creditors: Amounts falling due within one year
|  |  |  |  | 2026 | 2025
|  |  |  |  | £ | £
| Bank loans | - | 5,000,000
| Amounts owed to group undertakings | 24,599,330 | 29,587,090
| Other creditors | 236,960 | 273,894
| Accruals and deferred income | 22,115 | 16,970
|  | 24,858,405 | 34,877,954
| Amounts owed to group undertakings are unsecured, interest-free, have no fixed date of repayment and are payable on demand.
9. | Creditors: Amounts falling due after more than one year
|  |  |  |  | 2026 | 2025
|  |  |  |  | £ | £
| Bank loans | 10,000,000 | -
| During the year, the £12m Investec loan facility was reduced to £10m and the repayment date was extended a further three years to 25 January 2029. The loan was fully utilised at year end, and interest is incurred at base rate plus 2.5% margin. The loan is secured by fixed and floating charges over the property held by the company.
| The following liabilities were secured:
|  |  |  |  | 2026 | 2025
|  |  |  |  | £ | £
| Bank loans | 10,000,000 | -
|  | 10,000,000 | -
| Details of security provided:
The facility is secured by fixed and floating charges over substantially all of the Company's assets, including its freehold and leasehold property interests, rental income, bank accounts and other assets and undertakings of the Company. The facility is further supported by security arrangements within the wider group, including a guarantee provided by Bedford Place Hotel Limited, a fellow subsidiary of Firmdale Holdings Limited and security granted over the shares in the company and certain subordinated shareholder debt balances. Page 10
ALMONDBOX PROPERTY LIMITED NOTES TO THE FINANCIAL STATEMENTS FOR THE YEAR ENDED 31 JANUARY 2026
10. | Deferred taxation
|  | 2026
|  | £
| At beginning of year | 517,808
| Charged to profit or loss | (107,403)
| At end of year | 625,211
| The deferred taxation is made up as follows:
|  |  |  |  | 2026 | 2025
|  |  |  |  | £ | £
| Notional capital losses on revaluation of investment property | 885,360 | 774,216
| Tax losses carried forward | (260,149) | (256,408)
|  | 625,211 | 517,808
11. | Share capital
|  |  |  |  | 2026 | 2025
|  |  |  |  | £ | £
|  | Allotted, called up and fully paid |  |
|  | 1,000 (2025 - 1,000) Ordinary shares of £1.00 each | 1,000 | 1,000
| The shares have attached to them full voting, dividend and capital distribution (including on winding up) rights; they do not confer any rights of redemption.
12. | Reserves
Profit and loss account Profit and loss account represents cumulative profits or losses, net of dividends paid and other adjustments. Page 11
ALMONDBOX PROPERTY LIMITED NOTES TO THE FINANCIAL STATEMENTS FOR THE YEAR ENDED 31 JANUARY 2026
13. | Pension commitments
The Company operates 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 cost charge represents contributions payable by the Company to the fund and amounted to £923 (2025 - £756). Contributions totalling £Nil (2025 - £Nil) were payable to the fund at the reporting date and are included in creditors.
14. | Operating leases - as lessor
| At 31 January 2026 the future aggregate minimum rentals receivable under non-cancellable operating leases are as follows:
|  |  |  |  | 2026 | 2025
|  |  |  |  | £ | £
| Not later than 1 year | 727,949 | 1,189,672
| Later than 1 year and not later than 5 years | - | 254,322
|  | 727,949 | 1,443,994
15. | Related party transactions
| The company has taken advantage of the exemption available under paragraph 33.1A of the Financial Reporting Standard 102 not to disclose transactions with other wholly owned members of the group. Amounts owed to group undertakings are subordinated to the company's senior borrowings with Investec Bank plc pursuant to a subordination arrangement entered into by the relevant group entities. Under the terms of the arrangement, repayment of subordinated balances are restricted until the senior facility has been discharged or lender consent has been obtained. The Directors consider these balances to form part of the wider funding support available to the company from the Firmdale group.
16. | Controlling party
The immediate parent and controlling company is Firmdale Holdings Limited, a company registered in England and Wales. The company is included within the consolidation of the Firmdale Holdings Limited group and this is the parent of the smallest and largest group which draws up consolidated financial statements. Firmdale Holdings Limited registered office address is 18 Thurloe Place, London, SW7 2SP. The consolidated accounts of this group are publicly available from the Registrar of Companies. Page 12
ALMONDBOX PROPERTY LIMITED NOTES TO THE FINANCIAL STATEMENTS FOR THE YEAR ENDED 31 JANUARY 2026
17. | Auditor's information
The auditor's report on the financial statements for the year ended 31 January 2026 was unqualified. The audit report was signed on 29 July 2026 by Rajeev Shaunak BSc FCA (Senior statutory auditor) on behalf of MHA.
Page 13