Registration number: 12422182

Catinat Investments Limited

(Registration number: 12422182)
Statement of Financial Position as at 31 December 2025

	Note	2025 £	2024 £
Fixed assets
Tangible assets	4	17,544	21,930
Investment property	5	6,155,000	6,565,000
		6,172,544	6,586,930
Current assets
Debtors	6	2,874	30,341
Cash at bank and in hand		129,659	23,306
		132,533	53,647
Creditors: Amounts falling due within one year	7	(3,816,052)	(3,659,284)
Net current liabilities		(3,683,519)	(3,605,637)
Total assets less current liabilities		2,489,025	2,981,293
Creditors: Amounts falling due after more than one year	7	(4,592,707)	(4,592,707)
Net liabilities		(2,103,682)	(1,611,414)
Capital and reserves
Called up share capital		100	100
Profit and loss account		(2,103,782)	(1,611,514)
Shareholders' deficit		(2,103,682)	(1,611,414)

For the financial year ending 31 December 2025 the company was entitled to exemption from audit under section 477 of the Companies Act 2006 relating to small companies.

Director's responsibilities:

•	The members have not required the company to obtain an audit of its accounts for the year in question in accordance with section 476; and
•	The director acknowledges his responsibilities for complying with the requirements of the Act with respect to accounting records and the preparation of accounts.

These financial statements have been prepared and delivered in accordance with the provisions applicable to companies subject to the small companies regime. As permitted by section 444 (5A) of the Companies Act 2006, the director has not delivered to the registrar a copy of the Income Statement.

Approved and authorised by the director on 18 September 2026
 

......................................... M D H Nguyen Director

Catinat Investments Limited

Notes to the Unaudited Financial Statements for the Year Ended 31 December 2025

1	General information

The company is a private company limited by share capital, incorporated in England and Wales.

The address of its registered office is: Knoll House, Knoll Road, Camberley, Surrey, GU15 3SY, United Kingdom.

2	Accounting policies

Summary of significant accounting policies and key accounting estimates

The principal accounting policies applied in the preparation of these financial statements are set out below. These policies have been consistently applied to all the years presented, unless otherwise stated.

Statement of compliance

These financial statements have been prepared in accordance with Financial Reporting Standard 102 Section 1A smaller entities - 'The Financial Reporting Standard applicable in the United Kingdom and Republic of Ireland' and the Companies Act 2006 (as applicable to companies subject to the small companies' regime).

Basis of preparation

These financial statements have been prepared using the historical cost convention except that as disclosed in the accounting policies certain items are shown at fair value.

The financial statements are prepared in sterling, which is the functional currency of the entity.

Going concern

These financial statements have been prepared on a going concern basis.

Revenue recognition

Turnover comprises the fair value of the consideration received or receivable for the provision of services in the ordinary course of the company’s activities. Turnover is shown net of value added tax, returns, rebates and discounts.

The company recognises revenue when the amount of revenue can be reliably measured, it is probable that future economic benefits will flow to the entity and specific criteria have been met for each of the company's activities.

Tangible assets

Tangible assets are stated in the statement of financial position at cost, less any subsequent accumulated depreciation and subsequent accumulated impairment losses.

The cost of tangible assets includes directly attributable incremental costs incurred in their acquisition and installation.

Depreciation

Depreciation is charged so as to write off the cost of assets, other than land and properties under construction over their estimated useful lives, as follows:

Asset class	Depreciation method and rate
Fixtures and fittings	20% on the reducing balance

Catinat Investments Limited

Notes to the Unaudited Financial Statements for the Year Ended 31 December 2025

Investment property

Investment property is carried at fair value, derived from the current market prices for comparable real estate determined annually. The valuers use observable market prices, adjusted if necessary for any difference in the nature, location or condition of the specific asset. Changes in fair value are recognised in profit or loss.

Trade debtors

Short term debtors are measured at transaction price, less any impairment.

Cash and cash equivalents

Cash is represented by cash in hand and bank deposits.

Trade creditors

Short term creditors are measured at the transaction price.

Borrowings

Interest-bearing borrowings are initially recorded at fair value, net of transaction costs. Interest-bearing borrowings are subsequently carried at amortised cost, with the difference between the proceeds, net of transaction costs, and the amount due on redemption being recognised as a charge to the income statement over the period of the relevant borrowing.

Interest expense is recognised on the basis of the effective interest method and is included in interest payable and similar charges.

Borrowings are classified as current liabilities unless the company has an unconditional right to defer settlement of the liability for at least twelve months after the reporting date.

Financial instruments

The Company only enters into basic financial instruments transactions that result in the recognition of financial assets and liabilities like trade and other debtors and creditors, loans from banks and other third parties and loans to related parties.

3	Staff numbers

The average number of persons employed by the company (including the director) during the year, was 1 (2024 - 1).

Catinat Investments Limited

Notes to the Unaudited Financial Statements for the Year Ended 31 December 2025

4	Tangible assets

	Fixtures and fittings £	Total £
Cost or valuation
At 1 January 2025	70,529	70,529
At 31 December 2025	70,529	70,529
Depreciation
At 1 January 2025	48,599	48,599
Charge for the year	4,386	4,386
At 31 December 2025	52,985	52,985
Carrying amount
At 31 December 2025	17,544	17,544
At 31 December 2024	21,930	21,930

5	Investment properties

	2025 £
At 1 January	6,565,000
Fair value adjustments	(410,000)
At 31 December	6,155,000

The carrying value of the investment property has been reviewed by the director to reflect current market
conditions in conjunction with a professional valuation undertaken in September 2025.

6

Debtors

	2025 £	2024 £
Other debtors	-	6,300
Prepayments	2,874	24,041
	2,874	30,341

Catinat Investments Limited

Notes to the Unaudited Financial Statements for the Year Ended 31 December 2025

7

Creditors

Creditors: amounts falling due within one year

	Note	2025 £	2024 £
Trade creditors		1,500	93,608
Amounts owed to group undertakings and undertakings in which the company has a participating interest		3,650,190	3,427,176
Accruals and deferred income		157,854	131,992
Other creditors		6,508	6,508
		3,816,052	3,659,284

Creditors: amounts falling due after more than one year

	Note	2025 £	2024 £
Loans and borrowings	8	4,592,707	4,592,707

Creditors include an interest only bank loan not repayable by instalments of £4,592,707 (2024 - £4,592,707) due within five years.

8	Loans and borrowings

Non-current loans and borrowings

	2025 £	2024 £
Bank borrowings	4,592,707	4,592,707

9	Parent and ultimate parent undertaking

The company's immediate parent is Fordway Developments Limited (BVI), incorporated in British Virgin Islands.

 The ultimate parent is Stellar View Limited (BVI), incorporated in British Virgin Islands.

 The ultimate controlling party is M D H Nguyen & T T Ngo.

10	Going concern

The financial statements have been prepared on a going concern basis due to the continuing support of the
company director and the ultimate parent undertaking.