The director presents his annual report and financial statements for the year ended 31 January 2026.

The principal activity of the company is that of holding and development of investment property.

This financial year saw further tangible results following many months of methodical work by the team.

Changes to national planning policy, ongoing engagement with stakeholders and local authorities through our combined multidisciplinary network meant that our investment in land and sites continued to provide a good return. This has translated into contractual agreements being agreed with Grade A covenants and nationally recognised tenants – a milestone achievement. This momentum is a direct result of our relentless work ethic and strategic efforts. We keep constant tabs on local and national policy developments, case law, ongoing appeals and strategise accordingly – there is no surprise that this has benefitted our landholdings, in particular after the years of peeling back the constraints on one major site.

In Wiltshire, we submitted a Permission in Principle application for our settlement site at Coombe Bissett in Q4 2025, building on the findings of the previous appeal and supported by a Unilateral Undertaking.

Our property at Gloucester Terrace continued to deliver stable rental income, and we completed a refinancing of the asset onto a two-year fixed rate, providing security of cost in a still-elevated rate environment. We also progressed the acquisition of a residential property in Bath, which was in solicitors’ hands at the year end, and pursued the acquisition of a centrally located prime office building in Henley-on-Thames, South Oxfordshire.

Looking forward, our focus will be on converting the acquisitions, planning momentum and contractual agreements into active sites as well as continuing to invest carefully in accordance with our proven formula to create added value throughout our portfolio.

The director who held office during the year and up to the date of signature of the financial statements was as follows:

This report has been prepared in accordance with the provisions applicable to companies entitled to the small companies exemption.

In order to assist you to fulfil your duties under the Companies Act 2006, we have prepared for your approval the financial statements of Jadeplant Forest Ltd for the year ended 31 January 2026 set out on pages 3 to 13 from the company’s accounting records and from information and explanations you have given us.

As a practising member firm of the Institute of Chartered Accountants in England and Wales (ICAEW), we are subject to its ethical and other professional requirements which are detailed at https://www.icaew.com/regulation.

This report is made solely to the Board of Directors of Jadeplant Forest Ltd, as a body, in accordance with the terms of our engagement letter dated 20 September 2021. Our work has been undertaken solely to prepare for your approval the financial statements of Jadeplant Forest Ltd and state those matters that we have agreed to state to the Board of Directors of Jadeplant Forest Ltd, as a body, in this report in accordance with ICAEW Technical Release 07/16 AAF. To the fullest extent permitted by law, we do not accept or assume responsibility to anyone other than Jadeplant Forest Ltd and its Board of Directors as a body, for our work or for this report.

It is your duty to ensure that Jadeplant Forest Ltd has kept adequate accounting records and to prepare statutory financial statements that give a true and fair view of the assets, liabilities, financial position and loss of Jadeplant Forest Ltd. You consider that Jadeplant Forest Ltd is exempt from the statutory audit requirement for the year.

We have not been instructed to carry out an audit or a review of the financial statements of Jadeplant Forest Ltd. For this reason, we have not verified the accuracy or completeness of the accounting records or information and explanations you have given to us and we do not, therefore, express any opinion on the statutory financial statements.

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 director acknowledges his responsibilities for complying with the requirements of the Companies Act 2006 with respect to accounting records and the preparation of financial statements.

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

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

Jadeplant Forest Ltd is a private company limited by shares incorporated in England and Wales. The registered office is The Old Brewery House, 86 New Street, Henley On Thames, Oxfordshire, United Kingdom, RG9 2BT.

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 at fair value. The principal accounting policies adopted are set out below.

Turnover represents rents receivable from investment property recognised in accordance with the lease term.

Tangible fixed assets are initially measured at cost and subsequently measured at cost or valuation, net of depreciation and any impairment losses.

Depreciation is recognised so as to write off the cost or valuation of assets less their residual values over their useful lives on the following bases:

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 credited or charged to profit or loss.

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.

Interests in subsidiaries are 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 reversals of impairment losses are recognised immediately in profit or loss.

A subsidiary is an entity controlled by the company. Control is the power to govern the financial and operating policies of the entity so as to obtain benefits from its activities.

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, 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 and bank loans 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 deferred tax.

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.

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.

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

The fair value of the investment properties has been arrived at on the basis of a valuation carried out at 31 January 2026 by Joshua Harrison, a director and shareholder of the company. The valuation was made on an open market value basis by reference to market evidence of transaction prices of similar properties.

During the year, the company acquired 100% of the issued ordinary share capital of JPF 01C Ltd for a total consideration of £100. JPF 01C Ltd is incorporated and registered in England and Wales, with its registered office at The Old Brewery House, 86 New Street, Henley On Thames, Oxfordshire, RG9 2BT. The principal activity of the subsidiary is the buying and selling of its own real estate.

The long-term bank loans are secured by fixed charges over 214E Gloucester Terrace, London, W2 6HU.

The following are the major deferred tax liabilities and assets recognised by the company and movements thereon:

The deferred tax liability set out above relates to the revaluation movement on the investment property.

The net deferred tax liability expected to reverse in the next accounting period is £nil. No reversal is anticipated as the investment property is not expected to be sold within the next 12 months.

Full rights to receive notice of, attend and vote at general meetings, one share carries one vote, and full rights to dividends and capital distributions (including upon winding up).

Following the year end, the company incorporated a number of wholly owned subsidiary undertakings as part of a reorganisation of its investment property interests. On 17 March 2026 and 23 March 2026, properties situated at Coombe Bissett and Chesham respectively were transferred by the company to wholly owned subsidiaries.

At the reporting end date the company had contracted with tenants for the following minimum lease

payments:

The company was under the control of Joshua Harrison throughout the current and previous year, by virtue of his shareholdings.

During the year the company entered into the following transactions with related parties:

At 31 January 2026, the company owed £347,567 (2025: £112,084) to companies with common directorship.

Included within other creditors is £1,357 (2025: £937) owing to the Director.