ACF PROPERTIES LIMITED
💤Zombieactive
SC336681 · ltd · incorporated 2008-01-24
Investment thesis
Zombie company — trading but stalled; unlikely mover.
Why interesting: Quiet, steady; could be a succession or carve-out candidate with the right conversation.
Why risky: No growth signal; thin margin for error on price.
🔒Estimated value
—
Upgrade to see
Turnover
—
year to Jan 2025
Net worth
£139.0k
book net assets
Opportunity
79/100
Strong
What this business does
Primary activity: Other accommodation
Sector: Accommodation & food service
Investor take
PursueStrong opportunity: active trading company with strong profile and acceptable with review structure.
Opportunity 79/100 (strong), bankability 57/100. Strong seller-intent signal (70/100, director aged 59). Share purchase looks the cleaner deal structure. Biggest value-creation lever: Consolidate lender relationships. 4 distinct lenders creates friction — refinance into single-lender structure for cleaner diligence. Most likely exit: share sale to pe / searcher (73/100).
🏦
Refinance opportunity
7 live charges · 4 lenders · oldest 18.0y
15/100
under pressure
Refinance would be pressure-driven, not opportunity-driven. Expect tighter margins and covenant scrutiny.
- · Oldest live charge is 18.0 years old — likely at or near maturity.
- · 4 lenders named — inter-creditor friction likely.
- · Distress signals active — lender appetite narrows.
Data confidence
Overall: medium (79/100)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
2 years of iXBRL accounts extracted (YoY deltas available) + narrative notes parsed
75
Lenders & charges
7 charges (7/7 with lender, 7/7 with type)
90
Directors & officers
2 officers (1 active, 2 linked, 1 with DOB)
80
Ownership & PSC
1 active PSC(s) of 1 total, 1 with control declared
90
Director network
1 connected companies via shared directors
48
Filing history
56 filings on record
85
Gazette notices
No matching gazette notices (standard for active companies)
60
Opportunity Score
79/100Strong
PassWatchWorth a lookStrongExceptional
Solid opportunity signal. Worth a dedicated memo and management meeting.
Business quality
70
Active, clean filings, stable charge profile.
Acquirability
80
Strong succession / seller-readiness signals.
Risk profile
77
Few red flags.
Signal strength
100
Good data coverage for analysis.
Signals from accounts
Derived from iXBRL accounts · accounting standard not declaredPositive net assets
Net assets £138,954
Net assets shrinking
Down £38,911 YoY
Cash YoY
+2547%
Year on year
Key financials
2 years extracted from filed iXBRL accountsCash
£85k
↑ 2547% YoY
Net Worth
£139k
↓ 22% YoY
Current Assets
£149k
↑ 290% YoY
Current Liabilities
—
Hover to see exact values · click legend to toggle series
Financials
Extracted from Companies House accounts · accounting standard unknown| Metric | 2025-01-31 | 2024-01-31 |
|---|---|---|
| Total assets | £730.8k | £366.4k |
| Current assets | £149.4k | £38.3k |
| Cash | £85.4k | £3.2k |
| Debtors | £64.0k | £35.1k |
| Net assets | £139.0k | £177.9k |
Amounts extracted automatically from iXBRL. Fields left blank were not reported or not mapped. Values in GBP unless stated.
🔒Filing-note intelligence
1 signal detected in this company's narrative notes — going-concern language, audit opinion, contingent liabilities, related-party transactions.
Available from the Pro tier upwards.
See pricing →Recent activity
Last 30 days
0
filings
Last 90 days
1
filing
- • 1 confirmation-statement
Last 180 days
2
filings
- • 1 confirmation-statement
- • 1 accounts
Counts from Companies House filing history.
Corporate timeline (30 events)Click to expand
- 2025-10-29📄accounts-with-accounts-type-unaudited-abridgedaccounts · AA
- 2024-11-04📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2024-11-04📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2024-10-31🔒Charge registered #7Lender: Royal Bank of Scotland PLC
- 2024-10-31🔒Charge registered #6Lender: Royal Bank of Scotland PLC
- 2024-09-26📄accounts-with-accounts-type-total-exemption-fullaccounts · AA
- 2024-04-19📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2024-04-15🔒Charge registered #5Lender: The Royal Bank of Scotland PLC
- 2024-04-10📄mortgage-satisfy-charge-fullmortgage · MR04
- 2024-04-10📄mortgage-satisfy-charge-fullmortgage · MR04
- 2024-04-10📄mortgage-satisfy-charge-fullmortgage · MR04
- 2024-04-10🔓Charge satisfied #3
- 2024-04-10🔓Charge satisfied #1
- 2024-04-10🔓Charge satisfied #2
- 2023-10-31📄capital-allotment-sharescapital · SH01
- 2023-10-13📄accounts-with-accounts-type-unaudited-abridgedaccounts · AA
- 2022-10-21📄accounts-with-accounts-type-unaudited-abridgedaccounts · AA
- 2022-08-03📍change-registered-office-address-company-with-date-old-address-new-addressaddress · AD01
- 2021-10-29📄accounts-with-accounts-type-unaudited-abridgedaccounts · AA
- 2020-12-23📄accounts-with-accounts-type-unaudited-abridgedaccounts · AA
- 2019-10-28📄accounts-with-accounts-type-unaudited-abridgedaccounts · AA
- 2018-10-10📄accounts-with-accounts-type-unaudited-abridgedaccounts · AA
- 2012-06-28🔒Charge registered #4Lender: Santander UK PLC
- 2012-01-31➖FORBES, Morag resignedsecretary
- 2008-05-01🔒Charge registered #3Lender: Barclays Bank PLC
- 2008-04-29🔒Charge registered #1Lender: Barclays Bank PLC
- 2008-04-25🔒Charge registered #2Lender: Barclays Bank PLC
- 2008-01-24🏢Company incorporatedAs ACF PROPERTIES LIMITED
- 2008-01-24➕FORBES, Andrew Craig appointeddirector
- 2008-01-24➕FORBES, Morag appointedsecretary
Owner dependency
93/100
Critical — business is the founderThe business appears inseparable from the founder. Acquisition without a serious earn-out or meaningful transition period would likely destroy value.
FACTORS
- +Sole director: Only one active director — all governance concentrated on one person.
- +Long-tenure founder: Senior director has been in place 18 years — deep operational knowledge concentrated in one person.
- +Senior director age: Director aged approximately 59 — approaching natural succession window.
Succession & seller-readiness
78/100
Likely off-market candidateStrong acquirability signals converging. Worth approaching directly — this is how off-market deals start.
SIGNALS
- secondaryFounder aged 58+: Senior director is approximately 59. Early succession window.
- primarySole active director: Only one director in control. No visible successor — buyers solve the succession problem.
- secondary12+ year tenure: Director in role 18 years.
- secondaryStable-but-static management: Company is 18 years old and no new directors in the last 3 years — succession not yet being planned internally.
- supportingClean filings + long tenure: Disciplined long-tenure operator — classic lifestyle-business pattern that often sells quietly.
Red flags
1 med ·Charge satisfaction-then-recreation pattern
mediumMultiple instances where a charge was satisfied and a new charge created within 6 months. Suggests active refinancing cycle.
Shareholders & ownership
1 active beneficial owner · dominant holder ≥75%| Name | Shares | Voting rights | Nature of control | Notified |
|---|---|---|---|---|
Mr Andrew Craig Forbes Individual · British · DOB 03/1967 · age 59 | 75–100% | 75–100% | board control75-100% shares · 75-100% voting · board control | 30/06/2016 |
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 →Similar companies
Active · Hospitality · FK postcode area| Company | Est. value | Turnover | Net worth | Staff | Age | Opp | Director |
|---|---|---|---|---|---|---|---|
| A&A RANA LIMITED→ SC663867 · est 2020 · no financials extracted | — | — | — | — | 5y | — | — |
| ABC QINGHE LTD→ SC800600 · est 2024 · no financials extracted | — | — | — | — | 2y | — | — |
| ABERFOYLE LEISURE LTD→ SC872727 · est 2025 · no financials extracted | — | — | — | — | — | — | — |
| AFROTASTY FOOD LTD→ SC836636 · est 2025 · no financials extracted | — | — | — | — | 1y | — | — |
| AIRTH CATERERS LTD→ SC609002 · est 2018 · no financials extracted | — | — | — | — | 7y | — | — |
| AJ FALKIRK LIMITED→ SC798983 · est 2024 · no financials extracted | — | — | — | — | 2y | — | — |
| AJ SCOTT LTD.→ SC377267 · est 2010 · no financials extracted | — | — | — | — | 15y | — | — |
| AKAA SERVICES LIMITED→ SC854457 · est 2025 · no financials extracted | — | — | — | — | — | — | — |
| AL RAFAYO FOOD LTD→ SC762367 · est 2023 · no financials extracted | — | — | — | — | 3y | — | — |
| ALLIANCE PROPERTY MANAGEMENT LTD→ SC870890 · est 2025 · no financials extracted | — | — | — | — | — | — | — |
| ALLOA LTD→ SC880889 · est 2026 · no financials extracted | — | — | — | — | — | — | — |
| ALTON FARM RETREATS LTD→ SC848552 · est 2025 · no financials extracted | — | — | — | — | — | — | — |
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.
See pricing →🔒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.
See pricing →Company details
Statusactive
Typeltd
Incorporated2008-01-24
Jurisdictionscotland
Primary SIC55900 — Other accommodation
Registered office
Unit 5 Commercial Centre
Stirling Enterprise Park
Stirling
FK7 7BF
Scotland
Filing status
Accounts
Next due: 2026-10-31
Last made up to: 2025-01-31
Confirmation statement
Next due: 2027-02-07
Last: 2026-01-24
Officers (1 active · 1 resigned)
FORBES, Andrew Craig→
Activedirector · ~59y · appointed 2008-01-24
View their other companies + combined net worth →
FORBES, Morag→
Resignedsecretary · appointed 2008-01-24 · resigned 2012-01-31
Click a director name to see their full track record across all companies.
Mortgages & charges
7
Total charges
4
Outstanding
2
Active lenders
Status:Lender:7 of 7 shown
| Type | Properties | |||||
|---|---|---|---|---|---|---|
| outstanding | Lloyds Banking Group Royal Bank of Scotland PLC | A registered charge | 1 property | 31/10/2024 | — | |
| outstanding | Lloyds Banking Group Royal Bank of Scotland PLC | A registered charge | 1 property | 31/10/2024 | — | |
| outstanding | Lloyds Banking Group The Royal Bank of Scotland PLC | A registered charge | 1 property | 15/04/2024 | — | |
| outstanding | Santander Santander UK PLC | Legal and general charge | 1 property | 28/06/2012 | — | |
| satisfied | Barclays Barclays Bank PLC | Standard security | 1 property | 01/05/2008 | 10/04/2024 | |
| satisfied | Barclays Barclays Bank PLC | Standard security | 1 property | 29/04/2008 | 10/04/2024 | |
| satisfied | Barclays Barclays Bank PLC | Floating charge | 1 property | 25/04/2008 | 10/04/2024 |
Click column headers to sort. Use filters above to narrow by status and lender.
Recent filings (56 total)
confirmation-statement-with-no-updates
confirmation-statement · CS01
2026-01-29
accounts-with-accounts-type-unaudited-abridged
accounts · AA
2025-10-29
confirmation-statement-with-no-updates
confirmation-statement · CS01
2025-01-27
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2024-11-04
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2024-11-04
accounts-with-accounts-type-total-exemption-full
accounts · AA
2024-09-26
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2024-04-19
mortgage-satisfy-charge-full
mortgage · MR04
2024-04-10
mortgage-satisfy-charge-full
mortgage · MR04
2024-04-10
mortgage-satisfy-charge-full
mortgage · MR04
2024-04-10
confirmation-statement-with-updates
confirmation-statement · CS01
2024-02-02
capital-allotment-shares
capital · SH01
2023-10-31
accounts-with-accounts-type-unaudited-abridged
accounts · AA
2023-10-13
confirmation-statement-with-no-updates
confirmation-statement · CS01
2023-01-27
accounts-with-accounts-type-unaudited-abridged
accounts · AA
2022-10-21