AARAV PROPERTIES LIMITED
🏛️Establishedactive
11064653 · ltd · incorporated 2017-11-15
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 Nov 2024
Net worth
£5.93M
book net assets
Opportunity
72/100
Strong
What this business does
Primary activity: Hotels and similar accommodation
Sector: Accommodation & food service
ALSO REGISTERED FOR
- 68100Buying and selling of own real estate
- 68209Other letting and operating of own or leased real estate
- 87900Other residential care activities n.e.c.
Investor take
PursueStrong opportunity: active trading company with strong profile and acceptable with review structure.
Opportunity 72/100 (strong), bankability 57/100. High owner-dependency — earn-out structure likely required for clean transition. Share purchase looks the cleaner deal structure. Biggest value-creation lever: Consolidate lender relationships. 6 distinct lenders creates friction — refinance into single-lender structure for cleaner diligence. Most likely exit: share sale to pe / searcher (73/100).
🏦
Refinance opportunity
26 live charges · 6 lenders · oldest 8.2y
35/100
too messy
Refinance path is blocked by complexity. Rethink structure or expect bespoke, expensive terms.
- · Oldest live charge is 8.2 years old — likely at or near maturity.
- · 6 lenders named — inter-creditor friction likely.
- · Legal-friction score 40/100 — workable, but lender will want more DD.
Data confidence
Overall: medium (76/100)Adequate coverage. AI outputs are reliable for the sections scored high; verify the rest in diligence.
Company profile
address, 4 SIC codes, incorporation date
100
Financials
1 year of iXBRL accounts extracted (no YoY comparison) + narrative notes parsed
50
Lenders & charges
26 charges (26/26 with lender, 26/26 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
11 connected companies via shared directors
78
Filing history
59 filings on record
85
Gazette notices
No matching gazette notices (standard for active companies)
60
Opportunity Score
72/100Strong
PassWatchWorth a lookStrongExceptional
Solid opportunity signal. Worth a dedicated memo and management meeting.
Business quality
55
Adequate — check latest filings for context.
Acquirability
75
Strong succession / seller-readiness signals.
Risk profile
74
Few red flags.
Signal strength
100
Good data coverage for analysis.
Signals from accounts
Derived from iXBRL accounts · FRS 105 (micro)Positive net assets
Net assets £5,925,670
Key financials
1 year extracted from filed iXBRL accountsCash
—
Net Worth
£5.9m
Current Assets
£2.8m
Current Liabilities
—
Financials
Extracted from Companies House accounts · FRS 105 (micro)| Metric | 2024-11-30 |
|---|---|
| Total assets | £11.27M |
| Current assets | £2.84M |
| Net assets | £5.93M |
Amounts extracted automatically from iXBRL. Fields left blank were not reported or not mapped. Values in GBP unless stated.
🔒Filing-note intelligence
2 signals 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
1
filing
- • 1 address
Last 90 days
1
filing
- • 1 address
Last 180 days
3
filings
- • 1 address
- • 1 accounts
- • 1 confirmation-statement
Counts from Companies House filing history.
Corporate timeline (53 events)Click to expand
- 2026-05-19📍change-registered-office-address-company-with-date-old-address-new-addressaddress · AD01
- 2025-11-28📄accounts-with-accounts-type-micro-entityaccounts · AA
- 2025-10-28📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2025-10-24🔒Charge registered #26Lender: One Savings Bank PLC
- 2025-10-14📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2025-10-10📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2025-10-10📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2025-10-08📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2025-10-08📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2025-10-08📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2025-10-08📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2025-10-08📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2025-10-08📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2025-10-08📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2025-10-08🔒Charge registered #24Lender: One Savings Bank PLC
- 2025-10-07🔒Charge registered #25Lender: One Savings Bank PLC
- 2025-10-07🔒Charge registered #23Lender: One Savings Bank PLC
- 2025-10-07🔒Charge registered #22Lender: One Savings Bank PLC
- 2025-10-07🔒Charge registered #21Lender: One Savings Bank PLC
- 2025-10-07🔒Charge registered #20Lender: One Savings Bank PLC
- 2025-10-07🔒Charge registered #19Lender: One Savings Bank PLC
- 2025-10-07🔒Charge registered #18Lender: One Savings Bank PLC
- 2025-10-07🔒Charge registered #17Lender: One Savings Bank PLC
- 2025-10-07🔒Charge registered #16Lender: One Savings Bank PLC
- 2025-08-29📄change-account-reference-date-company-previous-shortenedaccounts · AA01
- 2025-03-19📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2025-03-14🔒Charge registered #15Lender: Investec Bank PLC
- 2025-03-13📄capital-allotment-sharescapital · SH01
- 2024-08-30📄accounts-with-accounts-type-total-exemption-fullaccounts · AA
- 2024-04-24📄mortgage-acquire-with-deed-with-charge-number-charge-acquisition-datemortgage · MR02
- 2024-04-24📄mortgage-acquire-with-deed-with-charge-number-charge-acquisition-datemortgage · MR02
- 2024-04-24📄mortgage-acquire-with-deed-with-charge-number-charge-acquisition-datemortgage · MR02
- 2024-04-24📄mortgage-acquire-with-deed-with-charge-number-charge-acquisition-datemortgage · MR02
- 2024-04-24📄mortgage-acquire-with-deed-with-charge-number-charge-acquisition-datemortgage · MR02
- 2024-04-24📄mortgage-acquire-with-deed-with-charge-number-charge-acquisition-datemortgage · MR02
- 2024-04-16🔓Charge satisfied #1
- 2022-05-25🔒Charge registered #7Lender: Union Bank of India (UK) Limited
- 2022-04-29🔒Charge registered #14Lender: Union Bank of India (UK) Limited
- 2022-04-29🔒Charge registered #13Lender: Union Bank of India (UK) Limited
- 2022-04-29🔒Charge registered #12Lender: Union Bank of India (UK) Limited
- 2022-04-29🔒Charge registered #11Lender: Union Bank of India (UK) Limited
- 2022-04-29🔒Charge registered #10Lender: Union Bank of India (UK) Limited
- 2022-04-29🔒Charge registered #9Lender: Union Bank of India (UK) Limited
- 2022-04-29🔒Charge registered #8Lender: Union Bank of India (UK) Limited
- 2022-04-29🔒Charge registered #6Lender: Union Bank of India (UK) Limited
- 2022-04-29🔒Charge registered #5Lender: Union Bank of India (UK) Limited
- 2022-04-29🔒Charge registered #4Lender: Union Bank of India (UK) Limited
- 2021-01-18🔒Charge registered #3Lender: Fleet Mortgages Limited
- 2019-09-23🔒Charge registered #2Lender: Onesavings Bank PLC
- 2018-02-26🔒Charge registered #1Lender: Paratus Amc Limited
Showing most recent 50 of 53 events
Owner dependency
79/100
High — earn-out structure requiredMaterial founder dependency. Consider a 2-3 year earn-out and build in a handover plan before completion.
FACTORS
- +Two-director setup: Only two active directors — typical of owner-managed SMEs but limits succession.
- +Senior director age: Director aged approximately 63 — approaching natural succession window.
- +Family involvement: Multiple officers share a surname — likely family business, which concentrates governance.
- +No director turnover: Company is 9 years old with no director changes — suggests a very tight-knit founder team never broadened.
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 63. 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 · 1 low11 new charges in last 12 months
mediumHeavy recent charge activity can indicate refinancing pressure, aggressive leverage, or multiple lender rotation.
Evidence: 2025-10-24: A registered charge; 2025-10-08: A registered charge; 2025-10-07: A registered charge
25 live charges
lowHeavily leveraged with multiple live security positions — understand the capital structure before proceeding.
Shareholders & ownership
2 active beneficial owners| Name | Shares | Voting rights | Nature of control | Notified |
|---|---|---|---|---|
Mrs Jyoti Walia Individual · British · DOB 04/1968 · age 58 | 25–50% | 25–50% | board control25-50% shares · 25-50% voting · board control | 15/11/2018 |
Mr Rajendra Walia Individual · British · DOB 06/1963 · age 63 | 25–50% | 25–50% | board control25-50% shares · 25-50% voting · board control | 15/11/2017 |
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 · W postcode area| Company | Est. value | Turnover | Net worth | Staff | Age | Opp | Director |
|---|---|---|---|---|---|---|---|
| 10 LONG ACRE LTD→ 13558627 · est 2021 · no financials extracted | — | — | — | — | 4y | — | — |
| 11CG HOTEL OPERATIONS LIMITED→ 10533888 · est 2016 · no financials extracted | — | — | — | — | 9y | — | — |
| 121 FOOD SUPPLY LIMITED→ 07257378 · est 2010 · no financials extracted | — | — | — | — | 15y | — | — |
| 127 BURTON ROAD COMPANY LIMITED→ 03736101 · est 1999 · no financials extracted | — | — | — | — | 27y | — | — |
| 15 NORWOOD ROAD LIMITED→ 17092588 · est 2026 · no financials extracted | — | — | — | — | — | — | — |
| 15/19 RIDING HOUSE STREET MANAGEMENT LIMITED→ 02342612 · est 1989 · no financials extracted | — | — | — | — | 37y | — | — |
| 15461962 LTD→ 15461962 · est 2024 · no financials extracted | — | — | — | — | 2y | — | — |
| 16 NORTH COMMON ROAD LIMITED→ 03288880 · est 1996 · no financials extracted | — | — | — | — | 29y | — | — |
| 163 BLYTHE ROAD LIMITED→ 02917665 · est 1994 · no financials extracted | — | — | — | — | 32y | — | — |
| 1819 LTD→ 14050161 · est 2022 · no financials extracted | — | — | — | — | 4y | — | — |
| 1819 SCP LTD→ 14068073 · est 2022 · no financials extracted | — | — | — | — | 3y | — | — |
| 186 KPR LTD→ 11780939 · est 2019 · no financials extracted | — | — | — | — | 7y | — | — |
Peers ranked by estimated value, then turnover, then opportunity score.See all →
🔒Tailored diligence questions
8 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
Incorporated2017-11-15
Jurisdictionengland-wales
Primary SIC55100 — Hotels and similar accommodation
Registered office
5th Floor, 167-169 Great Portland Street Great Portland Street
London
W1W 5PF
England
Filing status
Accounts
Next due: 2026-08-29
Last made up to: 2024-11-30
Confirmation statement
Next due: 2026-10-30
Last: 2025-10-16
Officers (2 active · 0 resigned)
WALIA, Jyoti→
Activedirector · ~58y · appointed 2017-11-15
View their other companies + combined net worth →
WALIA, Rajendra→
Activedirector · ~63y · appointed 2017-11-15
View their other companies + combined net worth →
Click a director name to see their full track record across all companies.
Mortgages & charges
26
Total charges
25
Outstanding
5
Active lenders
Status:Lender:26 of 26 shown
| Type | Properties | |||||
|---|---|---|---|---|---|---|
| outstanding | Kent Reliance / OSB One Savings Bank PLC | A registered charge | 2 properties | 24/10/2025 | — | |
| outstanding | Kent Reliance / OSB One Savings Bank PLC | A registered charge | 2 properties | 08/10/2025 | — | |
| outstanding | Kent Reliance / OSB One Savings Bank PLC | A registered charge | 2 properties | 07/10/2025 | — | |
| outstanding | Kent Reliance / OSB One Savings Bank PLC | A registered charge | 2 properties | 07/10/2025 | — | |
| outstanding | Kent Reliance / OSB One Savings Bank PLC | A registered charge | 2 properties | 07/10/2025 | — | |
| outstanding | Kent Reliance / OSB One Savings Bank PLC | A registered charge | 2 properties | 07/10/2025 | — | |
| outstanding | Kent Reliance / OSB One Savings Bank PLC | A registered charge | 2 properties | 07/10/2025 | — | |
| outstanding | Kent Reliance / OSB One Savings Bank PLC | A registered charge | 1 property | 07/10/2025 | — | |
| outstanding | Kent Reliance / OSB One Savings Bank PLC | A registered charge | 2 properties | 07/10/2025 | — | |
| outstanding | Kent Reliance / OSB One Savings Bank PLC | A registered charge | 2 properties | 07/10/2025 | — | |
| outstanding | Kent Reliance / OSB One Savings Bank PLC | A registered charge | 2 properties | 07/10/2025 | — | |
| outstanding | Investec Bank Investec Bank PLC | A registered charge | 2 properties | 14/03/2025 | — | |
| outstanding | Union Bank of India (UK) Union Bank of India (UK) Limited | A registered charge | 2 properties | 25/05/2022 | — | |
| outstanding | Union Bank of India (UK) Union Bank of India (UK) Limited | A registered charge | 1 property | 29/04/2022 | — | |
| outstanding | Union Bank of India (UK) Union Bank of India (UK) Limited | A registered charge | 1 property | 29/04/2022 | — | |
| outstanding | Union Bank of India (UK) Union Bank of India (UK) Limited | A registered charge | 1 property | 29/04/2022 | — | |
| outstanding | Union Bank of India (UK) Union Bank of India (UK) Limited | A registered charge | 1 property | 29/04/2022 | — | |
| outstanding | Union Bank of India (UK) Union Bank of India (UK) Limited | A registered charge | 1 property | 29/04/2022 | — | |
| outstanding | Union Bank of India (UK) Union Bank of India (UK) Limited | A registered charge | 1 property | 29/04/2022 | — | |
| outstanding | Union Bank of India (UK) Union Bank of India (UK) Limited | A registered charge | 1 property | 29/04/2022 | — | |
| outstanding | Union Bank of India (UK) Union Bank of India (UK) Limited | A registered charge | 1 property | 29/04/2022 | — | |
| outstanding | Union Bank of India (UK) Union Bank of India (UK) Limited | A registered charge | 1 property | 29/04/2022 | — | |
| outstanding | Union Bank of India (UK) Union Bank of India (UK) Limited | A registered charge | 1 property | 29/04/2022 | — | |
| outstanding | Fleet Mortgages Fleet Mortgages Limited | A registered charge | 1 property | 18/01/2021 | — | |
| outstanding | Onesavings Bank Onesavings Bank PLC | A registered charge | 1 property | 23/09/2019 | — | |
| satisfied | Paratus Amc Paratus Amc Limited | A registered charge | 2 properties | 26/02/2018 | 16/04/2024 |
Click column headers to sort. Use filters above to narrow by status and lender.
Recent filings (59 total)
change-registered-office-address-company-with-date-old-address-new-address
address · AD01
2026-05-19
accounts-with-accounts-type-micro-entity
accounts · AA
2025-11-28
confirmation-statement-with-updates
confirmation-statement · CS01
2025-11-28
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2025-10-28
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2025-10-14
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2025-10-10
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2025-10-10
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2025-10-08
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2025-10-08
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2025-10-08
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2025-10-08
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2025-10-08
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2025-10-08
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2025-10-08
change-account-reference-date-company-previous-shortened
accounts · AA01
2025-08-29