Pattichi Properties Limited

	Page
Balance Sheet	1—2
Notes to the Financial Statements	3—5

Registered number: 03753561

		2026		2025
	Notes	£	£	£	£
FIXED ASSETS
Investment Properties	4		18,280,962		15,985,000

			18,280,962		15,985,000
CURRENT ASSETS
Debtors	5	3,259,267		4,600,535
Cash at bank and in hand		30,243		440,848

		3,289,510		5,041,383
Creditors: Amounts Falling Due Within One Year	6	(354,132 )		(26,744 )

NET CURRENT ASSETS (LIABILITIES)			2,935,378		5,014,639

TOTAL ASSETS LESS CURRENT LIABILITIES			21,216,340		20,999,639

Creditors: Amounts Falling Due After More Than One Year	7		(10,495,750 )		(10,374,250 )

PROVISIONS FOR LIABILITIES
Deferred Taxation	8		(2,308,188 )		(2,308,188 )

NET ASSETS			8,412,402		8,317,201

CAPITAL AND RESERVES
Called up share capital			100		100
Other reserves			6,924,564		6,924,564
Profit and Loss Account			1,487,738		1,392,537

SHAREHOLDERS' FUNDS			8,412,402		8,317,201

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Pattichi Properties Limited

Balance Sheet (continued)

As At 31 March 2026

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

The member has not required the company to obtain an audit in accordance with section 476 of the Companies Act 2006.

The director acknowledges his responsibilities for complying with the requirements of the Act with respect to accounting records and the preparation of accounts.

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

The company has taken advantage of section 444(1) of the Companies Act 2006 and opted not to deliver to the registrar a copy of the company's Profit and Loss Account.

On behalf of the board

K Pattichi

Director

19 October 2026

The notes on pages 3 to 5 form part of these financial statements.

1. General Information

Pattichi Properties Limited is a private company, limited by shares, incorporated in England & Wales, registered number 03753561 . The registered office is Global House, 303 Ballards Lane, London, N12 8NP.

The presentation currency of the financial statements is the Pound Sterling (£).

2. Accounting Policies

2.1. Basis of Preparation of Financial Statements

The financial statements have been prepared under the historical cost convention and in accordance with Financial Reporting Standard 102 section 1A Small Entities "The Financial Reporting Standard applicable in the UK and Republic of Ireland" and the Companies Act 2006.

2.2. Turnover

Turnover represents rents receivable from the investment properties owned by company. Rents are recognised up to the year end date.

2.3. Investment Properties

All investment properties are carried at fair value determined annually and derived from the current market rents and investment property yields for comparable real estate, adjusted if necessary for any difference in the nature, location or condition of the specific asset. No depreciation is provided for. Changes in fair value are recognised in the profit and loss account.

2.4. Taxation

Income 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 profit as reported in the statement of comprehensive income because of items of income or expense that are taxable or deductible in other years and 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 end of the reporting period.

Deferred tax is recognised on timing differences between the carrying amounts of assets and liabilities in the financial statements and the corresponding tax bases used in the computation of taxable profit. Deferred tax liabilities are generally recognised for all taxable timing differences. Deferred tax assets are generally recognised for all deductible temporary differences to the extent that it is probable that taxable profits will be available against which those deductible timing differences can be utilised. The carrying amount of deferred tax assets is reviewed at the end of each reporting period 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 assets and liabilities are measured at the tax rates that are expected to apply in the period in which the liability is settled or the asset realised, based on tax rates (and tax laws) that have been enacted or substantively enacted by the end of the reporting period. Deferred tax liabilities are presented within provisions for liabilities and deferred tax assets within debtors. The measurement of deferred tax liabilities and assets reflect the tax consequences that would follow from the manner in which the Company expects, at the end of the reporting period, to recover or settle the carrying amount of its assets and liabilities.

Current and deferred tax are recognised in profit or loss for the year, except when they relate to items that are recognised in other comprehensive income or directly in equity, in which case current and deferred tax are recognised in other comprehensive income or directly in equity respectively.

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Pattichi Properties Limited

Notes to the Financial Statements (continued)

For The Year Ended 31 March 2026

3. Average Number of Employees

Average number of employees, including directors, during the year was: 1 (2025: 1)

4. Investment Property

	2026
	£
Fair Value
As at 1 April 2025	15,985,000
Additions	2,295,962

As at 31 March 2026	18,280,962

If investment property had been accounted for under historical cost accounting rules, the amounts would be:

	2026	2025
	£	£
Cost	8,998,133	6,752,248

The fair value of the properties at March 2026 has been arrived at on the basis of a valuation carried out by the director of the company who is not a professionally qualified valuer. The director believes the values shown in the accounts reflect the market value at at the reporting date. The valuation was arrived at by reference to market evidence of transaction prices for similar properties in the location and takes into account the yield from rentals in the area where the property is situated.

5. Debtors

	2026	2025
	£	£
Due within one year
Trade debtors	52,120	1,540
Amounts owed by participating interests	2,332,245	2,772,245
Other debtors	874,902	1,826,750

	3,259,267	4,600,535

6. Creditors: Amounts Falling Due Within One Year

	2026	2025
	£	£
Trade creditors	-	12,353
Bank loans and overdrafts	41,329	2,985
Other creditors	305,709	9,300
Taxation and social security	7,094	2,106

	354,132	26,744

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Pattichi Properties Limited

Notes to the Financial Statements (continued)

For The Year Ended 31 March 2026

7. Creditors: Amounts Falling Due After More Than One Year

	2026	2025
	£	£
Bank loans	10,495,750	10,374,250

The company has the following loan facilities:

Lazari Finance Ltd: A loan of £585,000 with interest charged at 2.95% per annum plus LIBOR. The loan is secured by a fixed charge over the property located at 142 High Road and is subject to a negative pledge.

Barclays Bank Plc: A loan of £816,000 with interest charged at 1% per annum above the Bank of England base rate. This loan is secured by a legal charge over the property at 22 Sylvester Road and a floating charge over all moveable plant and machinery.

On 15 January 2026, the company refinanced its existing borrowing with Yorkshire Building Society. The new facility amounted to £937,500 and was used to redeem the existing Barclays Bank UK Plc loan. The loan is secured by a first legal charge over the property known as 22 Sylvester Road, London, N2 8HN and is supported by a guarantee from Kyriacos Pattichi limited to £937,500 plus interest and costs. The facility is an interest-only loan with a term of 10 years commencing on 15 January 2026. Interest is payable at a fixed rate of 4.95% until 28 February 2031, after which the loan reverts to the lender's standard variable rate. The outstanding capital balance is repayable at the end of the term.

Investec Bank Plc: A loan of £8,973,250 with interest charged at a fixed rate of 5.6% per annum. The loan is secured by way of fixed and floating charges, including security over a number of the company’s properties. It is also subject to a negative pledge and supported by a personal guarantee from the director.

8. Deferred Taxation

The provision for deferred tax is made up as follows:

	2026	2025
	£	£
Other timing differences	2,308,188	2,308,188

9. Related Party Transactions

Monte Properties Limited is a related company by virtue of the director, as at the year end date an amount of £1,445,000 (2025 - £1,920,000) is owed to the company. There is no fixed repayment term and interest is charged on the outstanding balance at a fixed rate of 4%.

The company is also related to Red Events London Ltd by virtue of common directors and shareholders. As at the balance sheet date an amount of £734,000 (2025 - £699,000) is due to the company from Red Events London Ltd. The loan is interest free and repayable on demand.

Let's Bet Holdings Ltd is a connected by virtue of common directors and owes the company £153,245 (2025: £153,245) at the year end.

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