A PLUS PROPERTY DEVELOPMENT LTD.
🌿Early-stageactive
SC722440 · ltd · incorporated 2022-02-08
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
—
year to May 2025
Net worth
£-6.9k
book net assets
Opportunity
69/100
Strong
What this business does
Primary activity: Other letting and operating of own or leased real estate
Sector: Real estate
Investor take
Pass (distressed without resilience)Distressed property-backed borrower — structural issues outweigh the discount.
Opportunity 69/100 (strong), bankability 52/100. Strong seller-intent signal (60/100, director aged 67). Share purchase looks the cleaner deal structure. Biggest value-creation lever: Consolidate lender relationships. 3 distinct lenders creates friction — refinance into single-lender structure for cleaner diligence. Most likely exit: share sale to pe / searcher (73/100).
🏦
Refinance opportunity
19 live charges · 3 lenders · oldest 2.2y
0/100
too messy
Refinance path is blocked by complexity. Rethink structure or expect bespoke, expensive terms.
- · Newest facility, 2.2 years old — likely still in initial term.
- · 3 lenders named — inter-creditor friction likely.
- · Legal-friction score 40/100 — workable, but lender will want more DD.
Data confidence
Overall: high (80/100)Strong data coverage across all sections. AI outputs should be trusted with minimal caveats.
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
19 charges (19/19 with lender, 19/19 with type)
90
Directors & officers
2 officers (2 active, 2 linked, 2 with DOB)
90
Ownership & PSC
2 active PSC(s) of 2 total, 2 with control declared
90
Director network
2 connected companies via shared directors
51
Filing history
35 filings on record
85
Gazette notices
No matching gazette notices (standard for active companies)
60
Opportunity Score
69/100Strong
PassWatchWorth a lookStrongExceptional
Solid opportunity signal. Worth a dedicated memo and management meeting.
Business quality
50
Adequate — check latest filings for context.
Acquirability
70
Strong succession / seller-readiness signals.
Risk profile
71
Few red flags.
Signal strength
100
Good data coverage for analysis.
Signals from accounts
Derived from iXBRL accounts · FRS 105 (micro)Negative net assets
Liabilities exceed assets by £6,908
Key financials
2 years extracted from filed iXBRL accountsCash
—
Net Worth
-£7k
↑ 71% YoY
Current Assets
£167k
↑ 764% YoY
Current Liabilities
—
Hover to see exact values · click legend to toggle series
Financials
Extracted from Companies House accounts · FRS 105 (micro)| Metric | 2025-05-31 | 2024-05-31 |
|---|---|---|
| Total assets | £567.7k | £388.1k |
| Current assets | £166.9k | £19.3k |
| Net assets | £-6.9k | £-23.6k |
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
5
filings
- • 2 officers
- • 2 persons-with-significant-control
- • 1 confirmation-statement
Last 90 days
5
filings
- • 2 officers
- • 2 persons-with-significant-control
- • 1 confirmation-statement
Last 180 days
9
filings
- • 3 mortgage
- • 2 officers
- • 2 persons-with-significant-control
Counts from Companies House filing history.
Corporate timeline (45 events)Click to expand
- 2026-04-06📄change-person-director-company-with-change-dateofficers · CH01
- 2026-04-06📄change-person-director-company-with-change-dateofficers · CH01
- 2026-04-06📄change-to-a-person-with-significant-controlpersons-with-significant-control · PSC04
- 2026-04-06📄change-to-a-person-with-significant-controlpersons-with-significant-control · PSC04
- 2026-01-16📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2026-01-16📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2026-01-16📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2026-01-08🔒Charge registered #19Lender: Aldermore Bank PLC
- 2026-01-08🔒Charge registered #18Lender: Aldermore Bank PLC
- 2026-01-08🔒Charge registered #17Lender: Aldermore Bank PLC
- 2025-11-11📄accounts-with-accounts-type-micro-entityaccounts · AA
- 2025-10-01📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2025-09-30📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2025-09-30📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2025-09-30📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2025-09-30📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2025-09-30📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2025-09-15🔒Charge registered #16Lender: Paratus Amc Limited
- 2025-09-15🔒Charge registered #15Lender: Paratus Amc Limited
- 2025-09-15🔒Charge registered #14Lender: Paratus Amc Limited
- 2025-09-15🔒Charge registered #13Lender: Paratus Amc Limited
- 2025-09-15🔒Charge registered #12Lender: Paratus Amc Limited
- 2025-09-15🔒Charge registered #11Lender: Paratus Amc Limited
- 2025-09-04📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2025-08-27🔒Charge registered #10Lender: Aldermore Bank PLC
- 2025-07-09📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2025-06-30🔒Charge registered #9Lender: Aldermore Bank PLC
- 2025-05-30📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2025-05-29🔒Charge registered #8Lender: Aldermore Bank PLC
- 2025-05-21📍change-registered-office-address-company-with-date-old-address-new-addressaddress · AD01
- 2025-04-17📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2025-04-16🔒Charge registered #7Lender: Aldermore Bank PLC
- 2025-02-25📄accounts-with-accounts-type-micro-entityaccounts · AA
- 2024-10-20📍change-registered-office-address-company-with-date-old-address-new-addressaddress · AD01
- 2024-07-03📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2024-07-01🔒Charge registered #6Lender: Paratus Amc Limited
- 2024-05-20📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2024-05-16🔒Charge registered #5Lender: Paratus Amc Limited
- 2024-05-16🔒Charge registered #4Lender: Paratus Amc Limited
- 2024-02-03🔒Charge registered #3Lender: David Barwick
- 2024-02-01🔒Charge registered #2Lender: David Barwick
- 2024-02-01🔒Charge registered #1Lender: David Barwick
- 2022-02-08🏢Company incorporatedAs A PLUS PROPERTY DEVELOPMENT LTD.
- 2022-02-08➕SMITH, Brian Leslie appointeddirector
- 2022-02-08➕SMITH, Heather Mary appointeddirector
Owner dependency
81/100
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
- +Two-director setup: Only two active directors — typical of owner-managed SMEs but limits succession.
- +Founder age: Director aged approximately 67 — succession pressure is live.
- +Family involvement: Multiple officers share a surname — likely family business, which concentrates governance.
Succession & seller-readiness
56/100
Strong succession signalMultiple signals suggest succession is on the horizon. Candidate for proactive outreach.
SIGNALS
- primaryFounder aged 63+: Senior director is approximately 67. Approaching typical UK retirement age — succession thinking likely.
- secondaryTwo-director governance: Small-team governance. Succession depth is thin but not absent.
Red flags
1 med · 2 low12 new charges in last 12 months
mediumHeavy recent charge activity can indicate refinancing pressure, aggressive leverage, or multiple lender rotation.
Evidence: 2026-01-08: A registered charge; 2026-01-08: A registered charge; 2026-01-08: A registered charge
19 live charges
lowHeavily leveraged with multiple live security positions — understand the capital structure before proceeding.
Multiple registered office changes
lowMultiple address changes in a short period can indicate operational instability or admin disorder.
Shareholders & ownership
2 active beneficial owners| Name | Shares | Voting rights | Nature of control | Notified |
|---|---|---|---|---|
Mr Brian Leslie Smith Individual · British · DOB 06/1960 · age 66 | 50–75% | 50–75% | 50-75% shares · 50-75% voting | 08/02/2022 |
Mrs Heather Mary Smith Individual · British · DOB 07/1959 · age 67 | 25–50% | 25–50% | 25-50% shares · 25-50% voting | 08/02/2022 |
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 · Property · AB postcode area| Company | Est. value | Turnover | Net worth | Staff | Age | Opp | Director |
|---|---|---|---|---|---|---|---|
| A J SMITH PROPERTIES LTD→ SC527788 · est 2016 · no financials extracted | — | — | — | — | 10y | — | — |
| A PLUS BUSINESS CONSULTANTS AND ADVISORS LTD.→ SC631063 · est 2019 · no financials extracted | — | — | — | — | 6y | — | — |
| A.M. DAVIDSON LIMITED→ SC222926 · est 2001 · no financials extracted | — | — | — | — | 24y | — | — |
| A&T GLOBAL PROPERTY LTD→ SC784728 · est 2023 · no financials extracted | — | — | — | — | 2y | — | — |
| ALBA ESTATES LIMITED→ SC255513 · est 2003 · no financials extracted | — | — | — | — | 22y | — | — |
| AMD PROPERTY (ABERDEEN) LIMITED→ SC420264 · est 2012 · no financials extracted | — | — | — | — | 14y | — | — |
| ANVIL ESTATES LIMITED→ SC255514 · est 2003 · no financials extracted | — | — | — | — | 22y | — | — |
| AODENTZ LTD→ SC854565 · est 2025 · no financials extracted | — | — | — | — | — | — | — |
| ARASAIN LTD→ SC679090 · est 2020 · no financials extracted | — | — | — | — | 5y | — | — |
| ARCHER BRAE PROPERTY LTD→ SC877575 · est 2026 · no financials extracted | — | — | — | — | — | — | — |
| ARCHONTES PROPERTY LIMITED→ SC713476 · est 2021 · no financials extracted | — | — | — | — | 4y | — | — |
| ARCHPEAK LIMITED→ SC223214 · est 2001 · no financials extracted | — | — | — | — | 24y | — | — |
Peers ranked by estimated value, then turnover, then opportunity score.See all →
🔒Tailored diligence questions
10 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
Incorporated2022-02-08
Jurisdictionscotland
Primary SIC68209 — Other letting and operating of own or leased real estate
Registered office
59 High Street
Banchory
AB31 5TJ
Scotland
Filing status
Accounts
Next due: 2027-02-28
Last made up to: 2025-05-31
Confirmation statement
Next due: 2027-03-22
Last: 2026-03-08
Officers (2 active · 0 resigned)
SMITH, Brian Leslie→
Activedirector · ~66y · appointed 2022-02-08
View their other companies + combined net worth →
SMITH, Heather Mary→
Activedirector · ~67y · appointed 2022-02-08
View their other companies + combined net worth →
Click a director name to see their full track record across all companies.
Mortgages & charges
19
Total charges
19
Outstanding
3
Active lenders
Status:Lender:19 of 19 shown
| Type | Properties | |||||
|---|---|---|---|---|---|---|
| outstanding | Aldermore Aldermore Bank PLC | A registered charge | 1 property | 08/01/2026 | — | |
| outstanding | Aldermore Aldermore Bank PLC | A registered charge | 1 property | 08/01/2026 | — | |
| outstanding | Aldermore Aldermore Bank PLC | A registered charge | 1 property | 08/01/2026 | — | |
| outstanding | Paratus Amc Paratus Amc Limited | A registered charge | 1 property | 15/09/2025 | — | |
| outstanding | Paratus Amc Paratus Amc Limited | A registered charge | 1 property | 15/09/2025 | — | |
| outstanding | Paratus Amc Paratus Amc Limited | A registered charge | 1 property | 15/09/2025 | — | |
| outstanding | Paratus Amc Paratus Amc Limited | A registered charge | 1 property | 15/09/2025 | — | |
| outstanding | Paratus Amc Paratus Amc Limited | A registered charge | 1 property | 15/09/2025 | — | |
| outstanding | Paratus Amc Paratus Amc Limited | A registered charge | 1 property | 15/09/2025 | — | |
| outstanding | Aldermore Aldermore Bank PLC | A registered charge | 1 property | 27/08/2025 | — | |
| outstanding | Aldermore Aldermore Bank PLC | A registered charge | 1 property | 30/06/2025 | — | |
| outstanding | Aldermore Aldermore Bank PLC | A registered charge | 1 property | 29/05/2025 | — | |
| outstanding | Aldermore Aldermore Bank PLC | A registered charge | 1 property | 16/04/2025 | — | |
| outstanding | Paratus Amc Paratus Amc Limited | A registered charge | 1 property | 01/07/2024 | — | |
| outstanding | Paratus Amc Paratus Amc Limited | A registered charge | 1 property | 16/05/2024 | — | |
| outstanding | Paratus Amc Paratus Amc Limited | A registered charge | 1 property | 16/05/2024 | — | |
| outstanding | David Barwick | A registered charge | 1 property | 03/02/2024 | — | |
| outstanding | David Barwick | A registered charge | 1 property | 01/02/2024 | — | |
| outstanding | David Barwick | A registered charge | 1 property | 01/02/2024 | — |
Click column headers to sort. Use filters above to narrow by status and lender.
Recent filings (35 total)
change-person-director-company-with-change-date
officers · CH01
2026-04-06
change-person-director-company-with-change-date
officers · CH01
2026-04-06
change-to-a-person-with-significant-control
persons-with-significant-control · PSC04
2026-04-06
change-to-a-person-with-significant-control
persons-with-significant-control · PSC04
2026-04-06
confirmation-statement-with-no-updates
confirmation-statement · CS01
2026-04-06
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2026-01-16
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2026-01-16
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2026-01-16
accounts-with-accounts-type-micro-entity
accounts · AA
2025-11-11
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2025-10-01
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2025-09-30
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2025-09-30
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2025-09-30
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2025-09-30
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2025-09-30