SCOTIA HOMES LIMITED

🌳Matureactive

SC141011 · ltd · incorporated 1992-11-02

Investment thesis

Property vehicle with leveraged stack — refinance / partial-release angle.

Why interesting: Asset-backed; value largely in underlying property; lender engagement likely possible.

Why risky: Multiple lenders to manage; inter-creditor friction and partial-release cost possible.

🔒Estimated value

—

Upgrade to see

Turnover

—

not disclosed

Net worth

—

book net assets

Opportunity

70/100

Strong

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What this business does

Primary activity: Buying and selling of own real estate

Sector: Real estate

Investor take

Pursue

Property-backed borrower with a 84-year-old founder — textbook succession opportunity.

Opportunity 70/100 (strong), bankability 57/100. Strong seller-intent signal (63/100, director aged 84). Asset purchase likely safer than share purchase given structural signals. Biggest value-creation lever: Consolidate lender relationships. 21 distinct lenders creates friction — refinance into single-lender structure for cleaner diligence. Most likely exit: share sale to pe / searcher (45/100).

🏦

Refinance opportunity

24 live charges · 21 lenders · oldest 31.2y

25/100

too messy

Structure is too messy for a clean refinance right now — clean up first or expect bespoke terms.

· Oldest live charge is 31.2 years old — likely at or near maturity.
· 21 lenders named — inter-creditor friction likely.
· Legal-friction score 63/100 (high).

Data confidence

Overall: medium (61/100)

Adequate coverage. AI outputs are reliable for the sections scored high; verify the rest in diligence.

Company profile

address, 1 SIC codes, incorporation date

100

Financials

No iXBRL financials extracted

Lenders & charges

24 charges (24/24 with lender, 24/24 with type)

Directors & officers

32 officers (5 active, 32 linked, 27 with DOB)

Ownership & PSC

1 active PSC(s) of 1 total, 1 with control declared

Director network

24 connected companies via shared directors

Filing history

211 filings on record

Gazette notices

No matching gazette notices (standard for active companies)

Opportunity Score

70/100Strong

PassWatchWorth a lookStrongExceptional

Solid opportunity signal. Worth a dedicated memo and management meeting.

Business quality

Adequate — check latest filings for context.

Acquirability

Strong succession / seller-readiness signals.

Risk profile

Some moderate concerns — review flags.

Signal strength

100

Good data coverage for analysis.

Recent activity

Last 30 days

filings

• 1 mortgage
• 1 accounts
• 1 officers

Last 90 days

filings

• 1 mortgage
• 1 accounts
• 1 officers

Last 180 days

filings

• 2 officers
• 1 mortgage
• 1 accounts

Counts from Companies House filing history.

Corporate timeline (118 events)Click to expand

2026-04-02
📄
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2026-04-01
📄
accounts-with-accounts-type-full
accounts · AA
2026-03-30
🔒
Charge registered #24
Lender: Bank of Scotland PLC
2026-03-26
➕
MORRICE, Craig Sutherland appointed
director
2026-03-26
📄
appoint-person-director-company-with-name-date
officers · AP01
2026-01-13
📄
termination-director-company-with-name-termination-date
officers · TM01
2026-01-09
➖
BEATON, Carol Anne resigned
director
2025-08-01
📄
termination-director-company-with-name-termination-date
officers · TM01
2025-07-31
➖
REID, Graham resigned
director
2025-04-04
📄
accounts-with-accounts-type-full
accounts · AA
2025-01-30
📄
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2025-01-29
🔒
Charge registered #23
Lender: Camlin (N04) Intermediate Limited
2024-03-01
📄
termination-secretary-company-with-name-termination-date
officers · TM02
2024-02-29
➖
HMS SECRETARIES LIMITED resigned
corporate-secretary
2024-02-29
📄
accounts-with-accounts-type-medium
accounts · AA
2023-10-03
📄
termination-director-company-with-name-termination-date
officers · TM01
2023-09-18
➖
BOYLE, Patrick Joseph resigned
director
2023-04-28
📄
mortgage-satisfy-charge-full
mortgage · MR04
2023-04-28
🔓
Charge satisfied #21
2023-02-06
📄
accounts-with-accounts-type-full
accounts · AA
2023-01-04
📄
termination-director-company-with-name-termination-date
officers · TM01
2022-12-31
➖
BRUCE, William Martin resigned
director
2022-12-06
📄
termination-director-company-with-name-termination-date
officers · TM01
2022-11-30
➖
LONIE, Andrew John resigned
director
2022-07-28
📄
change-person-director-company-with-change-date
officers · CH01
2022-02-21
📄
accounts-with-accounts-type-full
accounts · AA
2021-06-25
📄
accounts-with-accounts-type-full
accounts · AA
2021-05-14
📄
appoint-person-director-company-with-name-date
officers · AP01
2021-05-05
📄
change-person-director-company-with-change-date
officers · CH01
2021-05-04
➕
REID, Graham appointed
director
2020-07-22
➕
HMS SECRETARIES LIMITED appointed
corporate-secretary
2020-05-28
➕
CAMERON, David John appointed
director
2020-05-28
➕
LINTON, Bruce Reid appointed
director
2020-05-28
➖
BURNESS PAULL LLP resigned
corporate-secretary
2020-05-28
➖
BURNETT, Stephen resigned
director
2020-05-28
➖
FAIRLIE, Francis Dominic resigned
director
2020-05-28
➖
MACLEOD, William Lind resigned
director
2020-05-28
➖
ZANRE, Michael Luigi Peter resigned
director
2019-11-25
➖
BRUCE, William Henry resigned
director
2019-06-28
➖
WATT, Dennis Watson resigned
director
2018-03-21
🔓
Charge satisfied #17
2016-08-31
➖
DRYBURGH, Roy Smith resigned
director
2015-10-30
➖
ZANRE, Michael Luigi Peter resigned
secretary
2015-10-30
➕
BURNESS PAULL LLP appointed
corporate-secretary
2015-09-30
➖
THOMSON, Derrick Raymond Cruickshank resigned
director
2015-03-05
🔒
Charge registered #22
Lender: Cala Management Limited
2014-09-24
🔓
Charge satisfied #15
2014-09-24
🔓
Charge satisfied #13
2014-09-24
🔓
Charge satisfied #2
2014-06-01
➕
BEGBIE, Richard Gerard appointed
director

Showing most recent 50 of 118 events

Owner dependency

55/100

Moderate — manageable with handover

Some founder dependency, but not acute. A structured handover period should cover most risk.

FACTORS

-5 active directors: Broader management team in place — suggests transferable governance.
+Founder age: Director aged approximately 84 — succession pressure is live.

Succession & seller-readiness

73/100

Strong succession signal

Multiple signals suggest succession is on the horizon. Candidate for proactive outreach.

SIGNALS

primaryFounder aged 70+: Senior director is approximately 84 years old. Natural succession window is now.
secondary12+ year tenure: Director in role 15 years.
supportingClean filings + long tenure: Disciplined long-tenure operator — classic lifestyle-business pattern that often sells quietly.

Red flags

2 med · 1 low

2 director resignations in last 12 months

medium

Multiple recent departures can indicate governance disagreement, succession event, or preparation for sale/stress.

Evidence: BEATON, Carol Anne resigned 2026-01-09; REID, Graham resigned 2025-07-31

Charge satisfaction-then-recreation pattern

medium

Multiple instances where a charge was satisfied and a new charge created within 6 months. Suggests active refinancing cycle.

9 live charges

low

Heavily leveraged with multiple live security positions — understand the capital structure before proceeding.

Group structure

Scotia Homes (Holdings) Limited is the ultimate parent — holding 75%+ shares. This company sits inside their group.

🏛️

Scotia Homes (Holdings) Limited

Corporate parent · holds 75-100% shares · board control

ultimate parent

⬇

SCOTIA HOMES LIMITED

This company · SC141011

Parent relationships inferred from Persons with Significant Control filings. Full subsidiary tree requires reverse-lookup (coming).

Shareholders & ownership

1 active beneficial owner · dominant holder ≥75%

Name	Shares	Voting rights	Nature of control	Notified
Scotia Homes (Holdings) Limited Corporate entity	75–100%	75–100%	board control75-100% shares · 75-100% voting · board control	06/04/2016

From Companies House Persons with Significant Control filings. Share ranges are banded per the public PSC regime.

🔒Co-director network graph

Radial SVG graph showing every company connected via shared directors, colour-coded by status.

Available from the Pro tier upwards.

See pricing →

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Peers ranked by estimated value, then turnover, then opportunity score.See all →

🔒Tailored diligence questions

9 specific questions generated from this company's actual signals — liquidity, leverage, director age, charge count, red flags, age-of-company.

Available from the Pro tier upwards.

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🔒Advanced scoring suite

Exit-route ranking, improvement thesis, quiet-distress detector, covenant-pressure proxy, extraction monitor, approaching triggers, ownership drift, local cluster, value trap, debt capacity, archetype classification — 48+ scoring modules.

Available from the Pro tier upwards.

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Company details

Statusactive

Typeltd

Incorporated1992-11-02

Jurisdictionscotland

Primary SIC68100 — Buying and selling of own real estate

Registered office

The Ca'D'Oro

45 Gordon Street

Glasgow

G1 3PE

Scotland

Filing status

Accounts

Next due: 2027-03-31

Last made up to: 2025-06-30

Confirmation statement

Next due: 2026-11-18

Last: 2025-11-04