REGISTERED NUMBER: 06017703 (England and Wales)

MYA PROPERTY LIMITED

AUDITED FINANCIAL STATEMENTS

FOR THE YEAR ENDED 31 JANUARY 2026

Page

Company Information

1

Balance Sheet

2

Notes to the Financial Statements

4

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

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

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

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.

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.

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

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

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.

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.