For the financial year ended 31 January 2026 the company was entitled to exemption from audit under section 477 of the Companies Act 2006 relating to small companies.

The members have not required the company to obtain an audit of its financial statements for the year in question in accordance with section 476.

The directors acknowledge their responsibilities for complying with the requirements of the Companies Act 2006 with respect to accounting records and the preparation of financial statements.

These financial statements have been prepared and delivered in accordance with the provisions applicable to companies subject to the small companies regime.

The directors of the company have elected not to include a copy of the income statement within the financial statements.true

Woodvest Limited is a private company limited by shares incorporated in England and Wales. The registered office is 22-24 High Street, Needham Market, Suffolk, IP6 8AP.

These financial statements have been prepared in accordance with FRS 102 “The Financial Reporting Standard 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 £.

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

Atruet the time of approving the financial statements, the directors have a reasonable expectation that the company has adequate resources to continue in operational existence for the foreseeable future. Thus the directors continue to adopt the going concern basis of accounting in preparing the financial statements.

Rental income from investment properties is recognised in profit or loss on a straight-line basis over the term of the lease. Rental income is recognised when it is probable that the economic benefits associated with the transaction will flow to the company and the amount can be measured reliably.

Investment property, which is property held to earn rentals and/or for capital appreciation, is initially recognised at cost, which includes the purchase cost and any directly attributable expenditure. Subsequently it is measured at fair value at the reporting end date. Changes in fair value are recognised in profit or loss.

Cash and cash equivalents are basic financial assets and include cash in hand, deposits held at call with banks, other short-term liquid investments with original maturities of three months or less, and bank overdrafts. Bank overdrafts are shown within borrowings in current liabilities.

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 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.

Basic financial assets, which include debtors 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 financing transaction, where the transaction is measured at the present value of the future receipts discounted at a market rate of interest. Financial assets classified as receivable within one year are not amortised.

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 deducting all of its liabilities.

Basic financial liabilities, including creditors, bank loans, loans from fellow group companies and preference shares that are classified as debt, are initially recognised at transaction price unless the arrangement constitutes a financing transaction, where the debt instrument is measured at the present value of the future payments discounted at a market rate of interest. Financial liabilities classified as payable within one year are not amortised.

Debt instruments are subsequently carried at amortised cost, using the effective interest rate method.

Trade creditors are obligations to pay for goods or services that have been acquired in the ordinary course of business from suppliers. Amounts payable are classified as current liabilities if payment is due within one year or less. If not, they are presented as non-current liabilities. Trade creditors are recognised initially at transaction price and subsequently measured at amortised cost using the effective interest method.

Equity instruments issued by the company are recorded at the proceeds received, net of transaction costs. Dividends payable on equity instruments are recognised as liabilities once they are no longer at the discretion of the company.

The tax expense represents the sum of the tax currently payable and deferred tax.

The tax currently payable is based on taxable profit for the year. Taxable profit differs from net profit as reported in the income statement because it excludes items of income or expense that are taxable or deductible in other years and it further excludes items that are never taxable or deductible. The company’s liability for current tax is calculated using tax rates that have been enacted or substantively enacted by the reporting end date.

Deferred tax liabilities are generally recognised for all timing differences and deferred tax assets are recognised to the extent that it is probable that they will be recovered against the reversal of deferred tax liabilities or other future taxable profits. Such assets and liabilities are not recognised if the timing difference arises from goodwill or from the initial recognition of other assets and liabilities in a transaction that affects neither the tax profit nor the accounting profit.

The carrying amount of deferred tax assets is reviewed at each reporting end date and reduced to the extent that it is no longer probable that sufficient taxable profits will be available to allow all or part of the asset to be recovered. Deferred tax is calculated at the tax rates that are expected to apply in the period when the liability is settled or the asset is realised. Deferred tax is charged or credited in the income statement, except when it relates to items charged or credited directly to equity, in which case the deferred tax is also dealt with in equity. Deferred tax assets and liabilities are offset when the company has a legally enforceable right to offset current tax assets and liabilities and the deferred tax assets and liabilities relate to taxes levied by the same tax authority.

The costs of short-term employee benefits are recognised as a liability and an expense, unless those costs are required to be recognised as part of the cost of stock or fixed assets.

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

Termination benefits are recognised immediately as an expense when the company is demonstrably committed to terminate the employment of an employee or to provide termination benefits.

When the company acts as a lessor, a lease is classified as a finance lease whenever it transfers substantially all the risks and rewards of ownership of the underlying asset to the lessee, either at the end of the lease term or for the major part of the economic life of the asset. All other leases are classified as operating leases. If an arrangement contains both lease and non-lease components, the company allocates the consideration in the contract to the two elements.

Rental income from operating leases is recognised on a straight line basis over the term of the relevant lease. Initial direct costs incurred in negotiating and arranging an operating lease are added to the carrying amount of the leased asset and recognised on a straight line basis over the lease term.

In the application of the company’s accounting policies, the directors are required to make judgements, estimates and assumptions about the carrying amount of assets and liabilities that are not readily apparent from other sources. The estimates and associated assumptions are based on historical experience and other factors that are considered to be relevant. Actual results may differ from these estimates.

The estimates and underlying assumptions are reviewed on an ongoing basis. Revisions to accounting estimates are recognised in the period in which the estimate is revised where the revision affects only that period, or in the period of the revision and future periods where the revision affects both current and future periods.

The average monthly number of persons (including directors) employed by the company during the year was:

The fair value of each investment property has been arrived at on the basis of a valuation carried out by the directors at the statement of financial position date, in accordance with FRS 102. The valuation was made on an open market value basis by reference to market evidence of transaction prices for similar properties.

At the statement of financial position date, Paragon Bank PLC held a negative pledge dated 03/05/2023 and 20/03/2025 over the freehold property, 183 Langer Road, Felixstowe, IP11 2ED held by the company.

At the statement of financial position date, Paragon Bank PLC held a negative pledge dated 03/05/2023 and 13/06/2025 over the freehold property, 12 Landguard Road, Felixstowe, IP11 2EW held by the company.

At the statement of financial position date, Paragon Bank PLC held a negative pledge dated 03/05/2023 over the freehold property, 10 Landguard Road, Felixstowe, IP11 2EW held by the company.

At the statement of financial position date, Paragon Bank PLC held a negative pledge dated 03/05/2023 and 13/06/2025 over the freehold property, 21 Hayhill Road, Ipswich, IP4 2HP held by the company.

At the statement of financial position date, Paragon Bank PLC held a negative pledge dated 03/05/2023 over the freehold property, 6 Bernard Crescent, Ipswich, IP3 9LJ held by the company.

At the statement of financial position date, Paragon Bank PLC held a negative pledge dated 03/05/2023 over the freehold property, 15 Clarence Road, Ipswich, IP3 9LH held by the company.

At the statement of financial position date, Aldermore Bank PLC held a negative pledge dated 29/05/2024 over the freehold properties, 2, 3, 4, 6 and 9 Landguard Road, Felixstowe, IP11 2EW and 181, 185, 193, 195 and 197 Langer Road, Felixstowe, IP11 2ED held by the company.

At the statement of financial position date, Kensington Mortgage Company Limited held a negative pledge dated 20/03/2025 over the freehold property, 183 Langer Road, Felixstowe, IP11 2ED held by the company.

At the statement of financial position date, Kensington Mortgage Company Limited held a negative pledge dated 28/03/2025 over the freehold property, 197 Langer Road, Felixstowe, IP11 2ED held by the company.

At the statement of financial position date, Kensington Mortgage Company Limited held a negative pledge dated 16/07/2025 over the freehold property 10 Landguard Road, Felixstowe, IP11 2ED held by the company.

At the statement of financial postion date, Paragon Bank PLC held a negative pledge dated 13/06/2025 over the freehold property 12 Landguard Road, Felixstowe, IP11 2ED held by the company.

At the statement of financial position date, Paragon Bank PLC held a negative pledge dated 13/06/2025 over the freehold property 21 Hayhill Road, Ipswich, IP4 2HP held by the company

The following amounts were outstanding at the reporting end date:

The amounts shown above are interest free with no set repayment terms and are repayable on demand.