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REGISTERED NUMBER: 06017703 (England and Wales)

| MYA PROPERTY LIMITED |

| AUDITED FINANCIAL STATEMENTS |

| FOR THE YEAR ENDED 31 JANUARY 2026 |

MYA PROPERTY LIMITED (REGISTERED NUMBER: 06017703)

CONTENTS OF THE FINANCIAL STATEMENTS

FOR THE YEAR ENDED 31 JANUARY 2026

Page |

Company Information | 1 |

Balance Sheet | 2 |

Notes to the Financial Statements | 4 |

MYA PROPERTY LIMITED

COMPANY INFORMATION

FOR THE YEAR ENDED 31 JANUARY 2026

| DIRECTORS: | M Yeganegy

| Ms D A Yeganegy

| Mrs L Yeganegy

| B Yeganegy-Bruckhoff

| P J Cousins

| Dr R Robinson

| REGISTERED OFFICE: | 142 Lodge Road

| Southampton

| Hampshire

| SO14 6QR

| REGISTERED NUMBER: | 06017703 (England and Wales)

| SENIOR STATUTORY AUDITOR: | Gary Brown FCCA

| AUDITORS: | Hopper Williams & Bell Limited

| Statutory Auditor

| Highland House

| Mayflower Close

| Chandler's Ford

| Eastleigh

| Hampshire

| SO53 4AR

MYA PROPERTY LIMITED (REGISTERED NUMBER: 06017703)

BALANCE SHEET

31 JANUARY 2026

2026 | 2025 |

| Notes | £ | £

FIXED ASSETS

Tangible assets | 4 | 41,210 |  | 43,642 |  |

Investments | 5 | 40,100 |  | 40,100 |  |

Investment property | 6 | 127,514,056 |  | 121,512,232 |  |

127,595,366 |  | 121,595,974 |  |

CURRENT ASSETS

Stocks | 4,681 |  | 4,681 |  |

Debtors | 7 | 1,182,412 |  | 3,501,806 |  |

Cash at bank and in hand | 806,537 |  | 621,674 |  |

1,993,630 |  | 4,128,161 |  |

CREDITORS

Amounts falling due within one year | 8 | (67,467,554 | ) | (35,638,358 | ) |

NET CURRENT LIABILITIES | (65,473,924 | ) | (31,510,197 | ) |

TOTAL ASSETS LESS CURRENT LIABILITIES | 62,121,442 |  | 90,085,777 |  |

CREDITORS

Amounts falling due after more than one year | 9 | (1,750,000 | ) | (33,238,165 | ) |

PROVISIONS FOR LIABILITIES | 12 | (9,403,068 | ) | (8,615,766 | ) |

NET ASSETS | 50,968,374 |  | 48,231,846 |  |

CAPITAL AND RESERVES

Called up share capital | 41,000 |  | 41,000 |  |

Share premium | 7,560,255 |  | 7,560,255 |  |

Non-distributable profit and loss reserve | 33,134,194 |  | 31,089,738 |  |

Retained earnings | 10,232,925 |  | 9,540,853 |  |

SHAREHOLDERS' FUNDS | 50,968,374 |  | 48,231,846 |  |

MYA PROPERTY LIMITED (REGISTERED NUMBER: 06017703)

BALANCE SHEET - continued

31 JANUARY 2026

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 Income Statement has not been delivered.

The financial statements were approved by the Board of Directors and authorised for issue on 18 August 2026 and were signed on its behalf by:

M Yeganegy - Director

MYA PROPERTY LIMITED (REGISTERED NUMBER: 06017703)

NOTES TO THE FINANCIAL STATEMENTS

FOR THE YEAR ENDED 31 JANUARY 2026

1. | STATUTORY INFORMATION

| MYA Property Limited is a private company, limited by shares , registered in England and Wales. The company's registered number and registered office address can be found on the Company Information page.

2. | ACCOUNTING POLICIES

| Basis of preparing the financial statements

| These financial statements have been prepared in accordance with FRS 102 "The Financial Reporting Standards applicable in the UK and Republic of Ireland" ("FRS 102") and the requirements of the Companies Act 2006 as applicable to companies subject to the small companies' regime.

| 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 financial statements are prepared in sterling, which is the functional currency of the company. Monetary amounts in these financial statements are rounded to the nearest £1.

| The financial statements have been prepared under the historical cost convention, modified to include certain investment properties at fair value. The principal accounting policies adopted are set out below.

| Preparation of consolidated financial statements

| The financial statements contain information about MYA Property Limited as an individual company and do not contain consolidated financial information as the parent of a group. The company is exempt under Section 399(2A) of the Companies Act 2006 from the requirements to prepare consolidated financial statements.

| Turnover

| Turnover is stated net of value added tax and represents sales of services and gross rents receivable.

| Tangible fixed assets

| Depreciation is provided at the following annual rates in order to write off each asset over its estimated useful life.

| Freehold property | - | 2% Straight line

| Motor vehicles | - | 25% Reducing balance

| Computer equipment | - | 25% Reducing balance

| The gain or loss arising on the disposal of an asset is determined as the difference between the sale proceeds and the carrying value of the asset, and is recognised in the income statement.

| Investments in subsidiaries

| Investment in subsidiaries are initially measured at cost and subsequently measured at cost less any accumulated impairment losses. The investments are assessed for impairment at each reporting date and any impairment losses or reversal of impairment losses are recognised immediately in the income statement.

| Investment property

| The investment property is shown at its fair value as valued by independent professional valuers on a three year cycle and by the Directors in the interim period. Any movements in fair value are recognised in arriving at the profit before tax. Deferred tax is provided against these movements.

| Stocks

| Stocks are valued at the lower of cost and net realisable value, after making due allowance for obsolete and slow moving items.

MYA PROPERTY LIMITED (REGISTERED NUMBER: 06017703)

NOTES TO THE FINANCIAL STATEMENTS - continued

FOR THE YEAR ENDED 31 JANUARY 2026

2. | ACCOUNTING POLICIES - continued

| Taxation

| Taxation for the year comprises current and deferred tax. Tax is recognised in the Income Statement, 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.

| Deferred tax

| 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 have been enacted or substantively enacted by the year end 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 probable that they will be recovered against the reversal of deferred tax liabilities or other future taxable profits.

| Pension costs and other post-retirement benefits

| The company operates a defined contribution pension scheme. Contributions payable to the company's pension scheme are charged to profit or loss in the period to which they relate.

| Cash and cash equivalents

| Cash and cash equivalents are basic financial instruments and include cash in hand and deposit held at call with banks.

| Financial assets

| The company has elected to apply the provisions of Section 11 'Basic Financial Instruments' and Section 12 'Other Financial Instruments Issues' of FRS 102 to all of its financial instruments.

| Financial assets are recognised in the company's statement of financial position when the company becomes party to the contractual provisions of the instrument.

| Basic financial assets, which include trade and other receivables and cash and bank balances are initially measured at transaction price including transaction costs and are subsequently carried at amortised cost using the effective interest method, unless the arrangement constitutes a financial transaction, where the transaction is measured at the present value of the future receipts discounted at a market rate of interest.

| Financial liabilities

| Basic financial liabilities, which include trade and other payables, are initially measured at transaction price and subsequently measured at amortised cost, unless the arrangement constitutes a financing transaction where the debt instrument is measured at the present value of the future receipts discounted at a market rate of interest.

| Equity instruments

| Equity instruments issued by the company are recorded at the fair value of the proceeds received net of direct issue costs. Dividends payable on equity instruments are recognised as liabilities once they are no longer at the discretion of the company.

MYA PROPERTY LIMITED (REGISTERED NUMBER: 06017703)

NOTES TO THE FINANCIAL STATEMENTS - continued

FOR THE YEAR ENDED 31 JANUARY 2026

2. | ACCOUNTING POLICIES - continued

| Employee benefits

| The costs of employee benefits are recognised as a liability and an expense.

| The cost of any unused holiday entitlement is recognised in the period in which the employee's services are received.

3. | EMPLOYEES AND DIRECTORS

| The average number of employees during the year was 18 (2025 - 20 ) .

4. | TANGIBLE FIXED ASSETS

Freehold | Motor | Computer |

property | vehicles | equipment | Totals |

| £ | £ | £ | £

| COST

| At 1 February 2025

| and 31 January 2026 | 118,307 |  | 18,402 |  | 34,026 |  | 170,735 |  |

| DEPRECIATION

| At 1 February 2025 | 80,695 |  | 15,876 |  | 30,522 |  | 127,093 |  |

| Charge for year | 924 |  | 632 |  | 876 |  | 2,432 |  |

| At 31 January 2026 | 81,619 |  | 16,508 |  | 31,398 |  | 129,525 |  |

| NET BOOK VALUE

| At 31 January 2026 | 36,688 |  | 1,894 |  | 2,628 |  | 41,210 |  |

| At 31 January 2025 | 37,612 |  | 2,526 |  | 3,504 |  | 43,642 |  |

5. | FIXED ASSET INVESTMENTS

Shares in |

group |

undertakings |

| £

| COST

| At 1 February 2025

| and 31 January 2026 | 40,100 |  |

| NET BOOK VALUE

| At 31 January 2026 | 40,100 |  |

| At 31 January 2025 | 40,100 |  |

MYA PROPERTY LIMITED (REGISTERED NUMBER: 06017703)

NOTES TO THE FINANCIAL STATEMENTS - continued

FOR THE YEAR ENDED 31 JANUARY 2026

6. | INVESTMENT PROPERTY

Total |

| £

| FAIR VALUE

| At 1 February 2025 | 121,512,232 |  |

| Additions | 3,150,066 |  |

| Revaluations | 2,851,758 |  |

| At 31 January 2026 | 127,514,056 |  |

| NET BOOK VALUE

| At 31 January 2026 | 127,514,056 |  |

| At 31 January 2025 | 121,512,232 |  |

| Fair value at 31 January 2026 is represented by:

| £

| Valuation in 2017 | 20,739,980 |  |

| Valuation in 2018 | 308,307 |  |

| Valuation in 2019 | 1,894,188 |  |

| Valuation in 2020 | 3,852,437 |  |

| Valuation in 2021 | 1,673,049 |  |

| Valuation in 2022 | 1,841,488 |  |

| Valuation in 2023 | 5,771,500 |  |

| Valuation in 2024 | 1,717,174 |  |

| Valuation in 2025 | 1,887,382 |  |

| Valuation in 2026 | 2,851,758 |  |

| Cost | 84,976,793 |  |

127,514,056 |  |

| If investment property had not been revalued it would have been included at the following historical cost:

2026 | 2025 |

| £ | £

| Cost | 84,976,793 |  | 81,826,727 |  |

| Investment property was valued on an open market basis on 31 January 2026 by directors or independent valuers .

7. | DEBTORS: AMOUNTS FALLING DUE WITHIN ONE YEAR |

2026 | 2025 |

| £ | £

| Trade debtors | 659,332 |  | 522,633 |  |

| Amounts owed by group undertakings | 492,505 |  | 2,946,379 |  |

| Other debtors | 30,575 |  | 32,794 |  |

1,182,412 |  | 3,501,806 |  |

MYA PROPERTY LIMITED (REGISTERED NUMBER: 06017703)

NOTES TO THE FINANCIAL STATEMENTS - continued

FOR THE YEAR ENDED 31 JANUARY 2026

8. | CREDITORS: AMOUNTS FALLING DUE WITHIN ONE YEAR |

2026 | 2025 |

| £ | £

| Bank loans and overdrafts | 64,614,876 |  | 32,944,711 |  |

| Trade creditors | 278,933 |  | 190,141 |  |

| Taxation and social security | 396,828 |  | 295,539 |  |

| Other creditors | 2,176,917 |  | 2,207,967 |  |

67,467,554 |  | 35,638,358 |  |

| Of the bank loans due within the next 12 months, £32,376,711 have been rolled over into a new loan after the year end to date, with the balance of £32,238,165 expected to be rolled over on or before the maturity date.

9. | CREDITORS: AMOUNTS FALLING DUE AFTER MORE THAN ONE YEAR |

2026 | 2025 |

| £ | £

| Bank loans | 750,000 |  | 32,238,165 |  |

| Other creditors | 1,000,000 |  | 1,000,000 |  |

1,750,000 |  | 33,238,165 |  |

| Other creditors due more than one year consist of the Director Loan Account balance.

10. | LEASING AGREEMENTS

| Minimum lease payments under non-cancellable operating leases fall due as follows:

2026 | 2025 |

| £ | £

| Within one year | 24,500 |  | 84,000 |  |

| Between one and five years | 10,535 |  | 120,120 |  |

35,035 |  | 204,120 |  |

11. | SECURED DEBTS

| The following secured debts are included within creditors:

2026 | 2025 |

| £ | £

| Bank loans | 65,364,876 |  | 65,182,876 |  |

| The bank loans and overdrafts are secured by means of legal charges over the properties owned by the company.

MYA PROPERTY LIMITED (REGISTERED NUMBER: 06017703)

NOTES TO THE FINANCIAL STATEMENTS - continued

FOR THE YEAR ENDED 31 JANUARY 2026

12. | PROVISIONS FOR LIABILITIES

2026 | 2025 |

| £ | £

| Deferred tax on investment

| properties | 9,403,068 |  | 8,595,766 |  |

| Other provisions | - |  | 20,000 |  |

9,403,068 |  | 8,615,766 |  |

Deferred tax |

on |

investment |

properties |

| £

| Balance at 1 February 2025 | 8,595,766 |  |

| Charge for the year | 807,302 |  |

| Balance at 31 January 2026 | 9,403,068 |  |

13. | DISCLOSURE UNDER SECTION 444(5B) OF THE COMPANIES ACT 2006

| The Report of the Auditors was unqualified.

| Gary Brown FCCA (Senior Statutory Auditor)

| for and on behalf of Hopper Williams & Bell Limited

14. | RELATED PARTY DISCLOSURES

| During the year, the company charged management fees of £60,000 (2025: £Nil) to the Yeganegy Pension Fund, a related party by virtue of common control with the director, Massoud Yegenegy. At the year end £Nil (2025: £Nil) was due from the related party in respect of this balance.

| In addition, the company was advanced £38,495 (2025: £23,678) from the Yeganegy Pension Fund in the year and repaid £5,356 (2025: £3,956). £68,151 (2025: £35,012) was due to the related party at the year end and this is included within other creditors.