12 HOUSES LTD
💤Zombieactive
12226662 · ltd · incorporated 2019-09-25
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 Dec 2025
Net worth
—
book net assets
Opportunity
73/100
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
- 68320Management of real estate on a fee or contract basis
Investor take
PursueStrong opportunity: property-backed borrower with strong profile and acceptable with review structure.
Opportunity 73/100 (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. 4 distinct lenders creates friction — refinance into single-lender structure for cleaner diligence. Most likely exit: share sale to pe / searcher (58/100).
🏦
Refinance opportunity
4 live charges · 4 lenders · oldest 4.5y
5/100
under pressure
Refinance would be pressure-driven, not opportunity-driven. Expect tighter margins and covenant scrutiny.
- · Charge age ~4.5 years — mid-life; refi window approaching.
- · 4 lenders named — inter-creditor friction likely.
- · Distress signals active — lender appetite narrows.
Data confidence
Overall: medium (78/100)Adequate coverage. AI outputs are reliable for the sections scored high; verify the rest in diligence.
Company profile
address, 3 SIC codes, incorporation date
100
Financials
2 years of iXBRL accounts extracted (YoY deltas available) + narrative notes parsed
75
Lenders & charges
4 charges (4/4 with lender, 4/4 with type)
90
Directors & officers
1 officers (1 active, 1 linked, 1 with DOB)
90
Ownership & PSC
1 active PSC(s) of 1 total, 1 with control declared
90
Director network
Network not yet resolved
30
Filing history
24 filings on record
85
Gazette notices
No matching gazette notices (standard for active companies)
60
Opportunity Score
73/100Strong
PassWatchWorth a lookStrongExceptional
Solid opportunity signal. Worth a dedicated memo and management meeting.
Business quality
65
Adequate — check latest filings for context.
Acquirability
50
Some acquirability indicators.
Risk profile
85
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 · IFRS| Metric | 2025-12-31 | 2024-12-31 |
|---|---|---|
| Total assets | — | £311.4k |
| Current assets | — | £8.9k |
| Net assets | — | £60.9k |
| Average employees | 100 | — |
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
0
filings
Last 90 days
0
filings
Last 180 days
1
filing
- • 1 accounts
Counts from Companies House filing history.
Corporate timeline (23 events)Click to expand
- 2026-02-17📄accounts-with-accounts-type-total-exemption-fullaccounts · AA
- 2025-04-27📄accounts-with-accounts-type-micro-entityaccounts · AA
- 2024-11-26📍change-registered-office-address-company-with-date-old-address-new-addressaddress · AD01
- 2024-05-24📄accounts-with-accounts-type-micro-entityaccounts · AA
- 2024-05-24📍change-registered-office-address-company-with-date-old-address-new-addressaddress · AD01
- 2024-05-02📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2024-05-01🔒Charge registered #4Lender: Leeds Building Society
- 2024-03-15📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2024-03-15🔒Charge registered #3Lender: Aldermore Bank PLC
- 2024-02-28📄memorandum-articlesincorporation · MA
- 2024-02-14📄resolutionresolution · RESOLUTIONS
- 2023-11-28📍change-registered-office-address-company-with-date-old-address-new-addressaddress · AD01
- 2023-04-25📄accounts-with-accounts-type-total-exemption-fullaccounts · AA
- 2022-10-11📄change-account-reference-date-company-current-extendedaccounts · AA01
- 2022-02-14📄accounts-with-accounts-type-total-exemption-fullaccounts · AA
- 2021-12-22📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2021-12-21🔒Charge registered #2Lender: Pepper Money Limited (Trading as Pepper Money)
- 2021-12-16📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2021-12-15🔒Charge registered #1Lender: West One Secured Loans Limited
- 2021-05-19📄accounts-with-accounts-type-total-exemption-fullaccounts · AA
- 2019-09-25🏢Company incorporatedAs 12 HOUSES LTD
- 2019-09-25➕KOZINSKI, Daniel appointeddirector
- 2019-09-25📄incorporation-companyincorporation · NEWINC
Owner dependency
80/100
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.
- +No director turnover: Company is 7 years old with no director changes — suggests a very tight-knit founder team never broadened.
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
cleanNo red flags detected from available public data. (This is not a clean bill of health — detailed accounts review still recommended.)
Shareholders & ownership
1 active beneficial owner · dominant holder ≥75%| Name | Shares | Voting rights | Nature of control | Notified |
|---|---|---|---|---|
Mr Daniel Kozinski Individual · British,Polish · DOB 10/1974 · age 52 | 75–100% | 75–100% | board control75-100% shares · 75-100% voting · board control | 25/09/2019 |
From Companies House Persons with Significant Control filings. Share ranges are banded per the public PSC regime.
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|---|---|---|---|---|---|---|---|
| 16 PRINCESS ROAD NW1 8JJ FREEHOLD LIMITED→ 12194490 · est 2019 · no financials extracted | — | — | — | — | 6y | — | — |
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| 28 BOLINGBROKE ROAD MANAGEMENT LIMITED→ 06618809 · est 2008 · no financials extracted | — | — | — | — | 17y | — | — |
| 2REBUILD LTD→ 11967859 · est 2019 · no financials extracted | — | — | — | — | 6y | — | — |
| 2UZ LTD→ 11918496 · est 2019 · no financials extracted | — | — | — | — | 7y | — | — |
| 365 PROP CO LIMITED→ 15860209 · est 2024 · no financials extracted | — | — | — | — | 1y | — | — |
| 3NR LTD→ 08885162 · est 2014 · no financials extracted | — | — | — | — | 12y | — | — |
| 3TEES HOLDINGS LIMITED→ 13836507 · est 2022 · no financials extracted | — | — | — | — | 4y | — | — |
| 3VOLVE-PROPERTY LTD→ 11935206 · est 2019 · no financials extracted | — | — | — | — | 7y | — | — |
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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
Incorporated2019-09-25
Jurisdictionengland-wales
Primary SIC68100 — Buying and selling of own real estate
Registered office
The Stables
Erwood Street
Warrington
WA2 7NW
England
Filing status
Accounts
Next due: 2027-09-30
Last made up to: 2025-12-31
Confirmation statement
Next due: 2026-12-05
Last: 2025-11-21
Officers (1 active · 0 resigned)
KOZINSKI, Daniel→
Activedirector · ~52y · appointed 2019-09-25
View their other companies + combined net worth →
Click a director name to see their full track record across all companies.
Mortgages & charges
4
Total charges
4
Outstanding
4
Active lenders
Status:Lender:4 of 4 shown
| Type | Properties | |||||
|---|---|---|---|---|---|---|
| outstanding | Leeds Building Society | A registered charge | 1 property | 01/05/2024 | — | |
| outstanding | Aldermore Aldermore Bank PLC | A registered charge | 2 properties | 15/03/2024 | — | |
| outstanding | Pepper Money (Trading as Pepper Money) Pepper Money Limited (Trading as Pepper Money) | A registered charge | 1 property | 21/12/2021 | — | |
| outstanding | West One Secured Loans West One Secured Loans Limited | A registered charge | 1 property | 15/12/2021 | — |
Click column headers to sort. Use filters above to narrow by status and lender.
Recent filings (24 total)
accounts-with-accounts-type-total-exemption-full
accounts · AA
2026-02-17
confirmation-statement-with-no-updates
confirmation-statement · CS01
2025-11-21
accounts-with-accounts-type-micro-entity
accounts · AA
2025-04-27
confirmation-statement-with-no-updates
confirmation-statement · CS01
2024-12-02
change-registered-office-address-company-with-date-old-address-new-address
address · AD01
2024-11-26
accounts-with-accounts-type-micro-entity
accounts · AA
2024-05-24
change-registered-office-address-company-with-date-old-address-new-address
address · AD01
2024-05-24
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2024-05-02
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2024-03-15
memorandum-articles
incorporation · MA
2024-02-28
resolution
resolution · RESOLUTIONS
2024-02-14
confirmation-statement-with-no-updates
confirmation-statement · CS01
2023-12-01
change-registered-office-address-company-with-date-old-address-new-address
address · AD01
2023-11-28
accounts-with-accounts-type-total-exemption-full
accounts · AA
2023-04-25
confirmation-statement-with-updates
confirmation-statement · CS01
2022-11-24