ADF DEVELOPMENTS LTD
💤Zombieactive
11913869 · ltd · incorporated 2019-03-29
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 Jun 2025
Net worth
—
book net assets
Opportunity
71/100
Strong
What this business does
Primary activity: Buying and selling of own real estate
Sector: Real estate
ALSO REGISTERED FOR
- 68209Other letting and operating of own or leased real estate
Investor take
PursueStrong opportunity: property-backed borrower with strong profile and acceptable with review structure.
Opportunity 71/100 (strong), bankability 67/100. 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. 5 distinct lenders creates friction — refinance into single-lender structure for cleaner diligence. Most likely exit: share sale to pe / searcher (58/100).
🏦
Refinance opportunity
5 live charges · 5 lenders · oldest 7.1y
15/100
under pressure
Refinance would be pressure-driven, not opportunity-driven. Expect tighter margins and covenant scrutiny.
- · Oldest live charge is 7.1 years old — likely at or near maturity.
- · 5 lenders named — inter-creditor friction likely.
- · Distress signals active — lender appetite narrows.
Data confidence
Overall: high (81/100)Strong data coverage across all sections. AI outputs should be trusted with minimal caveats.
Company profile
address, 2 SIC codes, incorporation date
100
Financials
2 years of iXBRL accounts extracted (YoY deltas available) + narrative notes parsed
75
Lenders & charges
5 charges (5/5 with lender, 5/5 with type)
90
Directors & officers
4 officers (1 active, 4 linked, 4 with DOB)
90
Ownership & PSC
1 active PSC(s) of 8 total, 8 with control declared
90
Director network
5 connected companies via shared directors
60
Filing history
46 filings on record
85
Gazette notices
No matching gazette notices (standard for active companies)
60
Opportunity Score
71/100Strong
PassWatchWorth a lookStrongExceptional
Solid opportunity signal. Worth a dedicated memo and management meeting.
Business quality
65
Adequate — check latest filings for context.
Acquirability
55
Some acquirability indicators.
Risk profile
77
Few red flags.
Signal strength
100
Good data coverage for analysis.
Key financials
2 years extracted from filed iXBRL accountsCash
—
Net Worth
—
Current Assets
—
Current Liabilities
—
Hover to see exact values · click legend to toggle series
Financials
Extracted from Companies House accounts · FRS 102| Metric | 2025-06-30 | 2024-06-30 |
|---|---|---|
| Average employees | 200 | 200 |
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
1
filing
- • 1 accounts
Last 90 days
1
filing
- • 1 accounts
Last 180 days
1
filing
- • 1 accounts
Counts from Companies House filing history.
Corporate timeline (36 events)Click to expand
- 2026-06-24📄accounts-with-accounts-type-total-exemption-fullaccounts · AA
- 2025-08-28📄notification-of-a-person-with-significant-controlpersons-with-significant-control · PSC01
- 2025-08-28📄cessation-of-a-person-with-significant-controlpersons-with-significant-control · PSC07
- 2025-07-03📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2025-07-03🔒Charge registered #5Lender: One Savings Bank PLC Trading as Kent Reliance
- 2025-04-11📄mortgage-satisfy-charge-fullmortgage · MR04
- 2025-04-11📄mortgage-satisfy-charge-fullmortgage · MR04
- 2025-04-11🔓Charge satisfied #4
- 2025-04-11🔓Charge satisfied #3
- 2025-04-04📄change-to-a-person-with-significant-controlpersons-with-significant-control · PSC05
- 2025-04-04📄cessation-of-a-person-with-significant-controlpersons-with-significant-control · PSC07
- 2025-04-04📄termination-director-company-with-name-termination-dateofficers · TM01
- 2025-04-01➖BELFORD, Stephen resigneddirector
- 2025-03-31📄accounts-with-accounts-type-total-exemption-fullaccounts · AA
- 2024-10-14📄notification-of-a-person-with-significant-controlpersons-with-significant-control · PSC02
- 2024-10-14📄cessation-of-a-person-with-significant-controlpersons-with-significant-control · PSC07
- 2024-07-18📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2024-07-16🔒Charge registered #4Lender: Fitzgerald Properties LTD
- 2024-06-05📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2024-05-31🔒Charge registered #3Lender: Mymentor LTD
- 2024-04-09📄termination-director-company-with-name-termination-dateofficers · TM01
- 2024-04-09📄notification-of-a-person-with-significant-controlpersons-with-significant-control · PSC01
- 2024-04-09📄notification-of-a-person-with-significant-controlpersons-with-significant-control · PSC02
- 2024-04-09📄cessation-of-a-person-with-significant-controlpersons-with-significant-control · PSC07
- 2024-04-09📄appoint-person-director-company-with-name-dateofficers · AP01
- 2024-04-05➕LEIGHTON, Peter Robert appointeddirector
- 2024-04-05➖FITZGERALD, Adam David resigneddirector
- 2023-01-27🔓Charge satisfied #2
- 2022-03-09🔓Charge satisfied #1
- 2021-03-25➖BYATT, David Michael resigneddirector
- 2019-09-03🔒Charge registered #2Lender: Shawbrook Bank Limited
- 2019-06-26🔒Charge registered #1Lender: John Thomas Edward Stimpson
- 2019-03-29🏢Company incorporatedAs ADF DEVELOPMENTS LTD
- 2019-03-29➕BELFORD, Stephen appointeddirector
- 2019-03-29➕BYATT, David Michael appointeddirector
- 2019-03-29➕FITZGERALD, Adam David appointeddirector
Owner dependency
75/100
High — earn-out structure requiredMaterial founder dependency. Consider a 2-3 year earn-out and build in a handover plan before completion.
FACTORS
- +Sole director: Only one active director — all governance concentrated on one person.
Succession & seller-readiness
45/100
Moderate signalSome succession indicators present. Worth watching; approach if sector/strategy fits.
SIGNALS
- primarySole active director: Only one director in control. No visible successor — buyers solve the succession problem.
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 Peter Robert Leighton Individual · British · DOB 08/1990 · age 36 | 75–100% | 75–100% | board control75-100% shares · 75-100% voting · board control | 28/08/2025 |
7 historic (ceased) PSCs
- S Belford Holdings Limitedceased 01/04/2025· 25-50% shares · 25-50% voting · board control
- P&W Leighton Properties Ltdceased 28/08/2025· 75-100% shares · 75-100% voting · board control
- Mr Stephen Belfordceased 14/10/2024· 25-50% shares · 25-50% voting · board control
- Adf Investments Ltdceased 05/04/2024· 75-100% shares · 75-100% voting · board control
- Mr David Michael Byattceased 25/03/2021· 25-50% shares · 25-50% voting · board control
- Mr Adam David Fitzgeraldceased 27/11/2019· 25-50% shares · 25-50% voting · board control
- Mr Stephen Belfordceased 27/11/2019· 25-50% shares · 25-50% voting · board control
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 · ST postcode area| Company | Est. value | Turnover | Net worth | Staff | Age | Opp | Director |
|---|---|---|---|---|---|---|---|
| A.H PROPERTY & SOLUTIONS LTD→ 16763896 · est 2025 · no financials extracted | — | — | — | — | — | — | — |
| ACH DEVELOPMENTS LIMITED→ 14107031 · est 2022 · no financials extracted | — | — | — | — | 3y | — | — |
| ACIER HOMES LTD→ 13268126 · est 2021 · no financials extracted | — | — | — | — | 5y | — | — |
| ACTON MOAT LIMITED→ 12302839 · est 2019 · no financials extracted | — | — | — | — | 6y | — | — |
| ACUMEN HORIZON LTD→ 16827822 · est 2025 · no financials extracted | — | — | — | — | — | — | — |
| ADENZAI LTD→ 14254564 · est 2022 · no financials extracted | — | — | — | — | 3y | — | — |
| ADF INVESTMENTS LTD→ 08555281 · est 2013 · no financials extracted | — | — | — | — | 12y | — | — |
| ADLP LIMITED→ 10531424 · est 2016 · no financials extracted | — | — | — | — | 9y | — | — |
| ADRIAN KNAPPER ESTATE AGENT LIMITED→ 13853475 · est 2022 · no financials extracted | — | — | — | — | 4y | — | — |
| ADW PROPERTY HOLDINGS LTD→ 11872261 · est 2019 · no financials extracted | — | — | — | — | 7y | — | — |
| AG MANCHESTER PROPERTY INVESTMENTS LIMITED→ 16320258 · est 2025 · no financials extracted | — | — | — | — | 1y | — | — |
| AGC PROPERTY DEVELOPMENT LIMITED→ 10669820 · est 2017 · no financials extracted | — | — | — | — | 9y | — | — |
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
Incorporated2019-03-29
Jurisdictionengland-wales
Primary SIC68100 — Buying and selling of own real estate
Registered office
Marsh Trees House
Marsh Parade
Newcastle Under Lyme
ST5 1BT
England
Filing status
Accounts
Next due: 2027-03-31
Last made up to: 2025-06-30
Confirmation statement
Next due: 2026-09-11
Last: 2025-08-28
Officers (1 active · 3 resigned)
LEIGHTON, Peter Robert→
Activedirector · ~36y · appointed 2024-04-05
View their other companies + combined net worth →
BELFORD, Stephen→
Resigneddirector · ~69y · appointed 2019-03-29 · resigned 2025-04-01
BYATT, David Michael→
Resigneddirector · ~42y · appointed 2019-03-29 · resigned 2021-03-25
FITZGERALD, Adam David→
Resigneddirector · ~40y · appointed 2019-03-29 · resigned 2024-04-05
Click a director name to see their full track record across all companies.
Mortgages & charges
5
Total charges
1
Outstanding
1
Active lenders
Status:Lender:5 of 5 shown
| Type | Properties | |||||
|---|---|---|---|---|---|---|
| outstanding | Kent Reliance / OSB One Savings Bank PLC Trading as Kent Reliance | A registered charge | 1 property | 03/07/2025 | — | |
| satisfied | Fitzgerald Properties Fitzgerald Properties LTD | A registered charge | 1 property | 16/07/2024 | 11/04/2025 | |
| satisfied | Mymentor Mymentor LTD | A registered charge | 1 property | 31/05/2024 | 11/04/2025 | |
| satisfied | Shawbrook Shawbrook Bank Limited | A registered charge | 1 property | 03/09/2019 | 27/01/2023 | |
| satisfied | John Thomas Edward Stimpson | A registered charge | 1 property | 26/06/2019 | 09/03/2022 |
Click column headers to sort. Use filters above to narrow by status and lender.
Recent filings (46 total)
accounts-with-accounts-type-total-exemption-full
accounts · AA
2026-06-24
confirmation-statement-with-updates
confirmation-statement · CS01
2025-08-28
notification-of-a-person-with-significant-control
persons-with-significant-control · PSC01
2025-08-28
cessation-of-a-person-with-significant-control
persons-with-significant-control · PSC07
2025-08-28
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2025-07-03
confirmation-statement-with-updates
confirmation-statement · CS01
2025-04-23
mortgage-satisfy-charge-full
mortgage · MR04
2025-04-11
mortgage-satisfy-charge-full
mortgage · MR04
2025-04-11
confirmation-statement-with-updates
confirmation-statement · CS01
2025-04-04
change-to-a-person-with-significant-control
persons-with-significant-control · PSC05
2025-04-04
cessation-of-a-person-with-significant-control
persons-with-significant-control · PSC07
2025-04-04
termination-director-company-with-name-termination-date
officers · TM01
2025-04-04
accounts-with-accounts-type-total-exemption-full
accounts · AA
2025-03-31
confirmation-statement-with-updates
confirmation-statement · CS01
2024-10-14
notification-of-a-person-with-significant-control
persons-with-significant-control · PSC02
2024-10-14