Company registration number: 11380721
Annual report and unaudited financial statements
for the year ended 30 September 2025
for
Ardra Ltd
Pages for filing with the Registrar
Company registration number: 11380721
Ardra Ltd
Balance sheet
as at 30 September 2025
30 Sep 25 30 Sep 24
Note £ £ £ £
Fixed assets
Investment property 5 8,129,998 7,820,000
8,129,998 7,820,000
Current assets
Debtors 604,729 194,383
Cash at bank and in hand 12,261 26,441
616,990 220,824
Creditors: amounts falling due within one year
(99,618) (26,716)
Net current assets 517,372 194,108
Total assets less current liabilities 8,647,370 8,014,108
Creditors: Amounts falling due after more than one year
(5,624,077) (4,994,334)
Provisions for liabilities (788,445) (746,889)
NET ASSETS 2,234,848 2,272,885
Capital and reserves
Called up share capital 1,000 1,000
Other reserves 2,365,334 2,240,665
Profit and loss account (131,486) 31,220
TOTAL EQUITY 2,234,848 2,272,885
The company was entitled to exemption from audit under section 477 of the Companies Act 2006 relating to small companies for the year ended 30 September 2025.
The members have not required the company to obtain an audit in accordance with section 476 of the Companies Act 2006.
The directors acknowledge their responsibilities to comply with the Companies Act 2006 in respect to accounting records and the preparation of financial statements.
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Company registration number: 11380721
Ardra Ltd
Balance sheet - continued
as at 30 September 2025
The financial statements have been prepared and delivered in accordance with the provisions applicable to companies subject to the small companies regime.
In accordance with Section 444 of the Companies Act 2006, the Profit and loss account has not been delivered to the Registrar.
These financial statements were approved by the Board of directors and authorised for issue on 12 August 2026 and signed on its behalf by:
Mr O Dorman, Director
12 August 2026
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Ardra Ltd
Notes to the financial statements
for the year ended 30 September 2025
1 Company information
Ardra Ltd is a private company registered in England and Wales. Its registered number is 11380721. The company is limited by shares. Its registered office is 30 Waterfront, Brighton Marina Village, Brighton, BN2 5WA.
2 Accounting policies
Basis of preparing the financial statements
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” including the provisions of Section 1A “Small Entities” and the Companies Act 2006. The financial statements have been prepared under the historic cost convention.
Going concern
In preparing these financial statements, the directors have assessed whether there are any material uncertainties related to events or conditions that cast significant doubt upon the company’s ability to continue as a going concern. In making this assessment, the directors take into account all available information about the future which is at least 12 months from the date that the financial statements are authorised for issue.
The directors consider that the company has adequate resources to continue in business for the foreseeable future and that it is appropriate to adopt the going concern basis in preparing the financial statements.
Turnover
Turnover is measured at the fair value of the consideration received or receivable, excluding discounts, rebates, Value Added Tax and other sales taxes.
Investment property
Investment property is shown at its most recent valuation. Any aggregate surplus or deficit arising from changes in fair value is recognised in profit or loss.
Taxation
Taxation for the year comprises current and deferred taxation. Tax is recognised in the Profit and loss account, except to the extent that it relates to items recognised in other comprehensive income or directly in equity.
Current or deferred taxation assets and liabilities are not discounted.
Current tax is recognised at the amount of tax payable using the tax rates and laws that have been enacted or substantively enacted by the balance sheet date.
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Ardra Ltd
Notes to the financial statements - continued
for the year ended 30 September 2025
2 Accounting policies - continued
Deferred taxation
Deferred tax is recognised in respect of all timing differences that have originated but not reversed at the balance sheet date.
Timing differences arise from the inclusion of income and expenses in tax assessments in periods different from those in which they are recognised in financial statements. Deferred tax is measured using tax rates and laws that been enacted or substantively enacted by the balance sheet date and that are expected to apply to the reversal of the timing difference.
Unrelieved tax losses and other deferred tax assets are recognised only to the extent that it is probably that they will be recovered against the reversal of deferred tax liabilities or other future taxable profits.
3 Critical accounting judgements and estimates
Investment property valuation The carrying value of the company’s investment property is based on its most recent valuation. The valuation involves judgement in determining appropriate assumptions, including market yields and future income expectations, and changes in market conditions could give rise to different valuations in future periods. Completed properties are measured at fair value at each reporting date in accordance with FRS 102 Section 16, with changes in fair value recognised in profit or loss, and the fair value at 30 September 2025 has been determined by the director using market evidence for similar properties in the area; no external valuer was engaged in the year. Properties under development are measured at cost less any impairment, as the director considers their fair value cannot be measured reliably without undue cost or effort during the redevelopment phase; these are remeasured to fair value on practical completion. At 30 September 2025, the historic cost of the company’s investment property (purchase price plus capitalised development expenditure) was £4,976,220 (2024: £4,832,447)



Deferred taxation The recognition of deferred tax involves judgement in estimating the timing and amount of future tax liabilities arising from differences between the carrying value of investment property and its tax base. Deferred tax is recognised based on tax rates enacted or substantively enacted at the balance sheet date and is sensitive to changes in valuation assumptions and tax legislation. The deferred tax provision of £788,445 (2024: £746,888) relates to timing differences on the fair value of investment property.



4 Average number of employees
During the year the average number of employees was Nil (2024 - Nil).
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Ardra Ltd
Notes to the financial statements - continued
for the year ended 30 September 2025
5 Investment property
£
Valuation
At 1 October 2024 7,820,000
Additions 143,773
Revaluations 166,225
At 30 September 2025 8,129,998
6 Secured debts
The company has secured borrowings which are secured over investment property.
7 Financial instruments
The company’s financial instruments comprise cash at bank, trade and other debtors, and trade and other creditors. These are initially recognised at transaction price and subsequently measured at amortised cost.
8 Share capital
The company has issued 1,000 Ordinary shares of £1 each, which were redesignated in December 2020 into different alphabet share classes at par value, comprising 213 Ordinary A shares, 212 Ordinary B shares, 213 Ordinary C shares, 212 Ordinary D shares, 38 Ordinary E shares, 37 Ordinary F shares, 38 Ordinary G shares and 37 Ordinary H shares. All shares are allotted, called up and fully paid and rank pari passu, except that each share class carries different dividend rights

9 Related party transactions
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Ardra Ltd
Notes to the financial statements - continued
for the year ended 30 September 2025
9 Related party transactions - continued
Rivers Birtwell Limited Common directors During the year Rivers Birtwell Ltd charged a management fee of £51,056 (2024: £45,000) to Ardra Ltd. At the year end £429,389 (2024: £230,450) was due from Rivers Birtwell Limited. Charro Ltd Common directors At the year end £57,844 (2024: £Nil) was due to Charro Ltd. Big Student House Limited Common directors During the year Big Student House Limited charged agents fees of £82,631 (2024: £66,150) to Ardra Limited. At the year end £10,726 (2024: £Nil) was due to Big Student House Limited. Cartra Ltd Common directors At the year end £1,497 (2024: £Nil) was due from Cartra Ltd. Elandus Ltd Common directors At the year end £1,920 (2024: £Nil) was due from Elandus Ltd. RBLF Ltd Common directors At the year end £95,001 (2024: £Nil) was due from RBLF Ltd.





















10 Debtors
Debtors comprise prepayments and amounts owed by group undertakings at the balance sheet date. All amounts are expected to be realised within one year.
11 Other reserves
Other reserves represent unrealised fair value gains on investment property recognised in profit or loss in accordance with FRS 102 Section 16. These gains are not regarded as distributable.
12 Creditors – amounts falling after more than one year
The balance comprises bank loans secured over the company’s investment property
13 Controlling party
The company is controlled by its parent undertaking, Birtwell Dorman LLP, for which the directors G Birtwell and O Dorman are the only members. The registered office and principal place of business of Birtwell Dorman LLP is 30 Waterfront, Brighton Marina Village, Brighton, BN2 5WA.
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