NO. 17 PROPERTY COMPANY LTD.

💤Zombieactive

SC268480 · ltd · incorporated 2004-05-27

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 May 2025

Net worth

—

book net assets

Opportunity

74/100

Strong

🔒Generate AI memo →🔒Outreach pack →🔒Corporate story →📑 Reports →Sign in to watch

What this business does

Primary activity: Other letting and operating of own or leased real estate

Sector: Real estate

Investor take

Pursue

Strong opportunity: active trading company with strong profile and bankable structure.

Opportunity 74/100 (strong), bankability 85/100. Strong seller-intent signal (68/100, director aged 50). Share purchase looks the cleaner deal structure. Biggest value-creation lever: Broaden director team. Sole director creates succession risk and reduces buyer comfort. Appoint a second director or strong #2. Most likely exit: share sale to pe / searcher (58/100).

🏦

Refinance opportunity

3 live charges · oldest 19.5y

45/100

under pressure

Refinance would be pressure-driven, not opportunity-driven. Expect tighter margins and covenant scrutiny.

· Oldest live charge is 19.5 years old — likely at or near maturity.
· Single lender — cleanest path to refinance.
· 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

Lenders & charges

3 charges (3/3 with lender, 3/3 with type)

Directors & officers

7 officers (2 active, 7 linked, 4 with DOB)

Ownership & PSC

1 active PSC(s) of 1 total, 1 with control declared

Director network

3 connected companies via shared directors

Filing history

82 filings on record

Gazette notices

No matching gazette notices (standard for active companies)

Opportunity Score

74/100Strong

PassWatchWorth a lookStrongExceptional

Solid opportunity signal. Worth a dedicated memo and management meeting.

Business quality

Active, clean filings, stable charge profile.

Acquirability

Some acquirability indicators.

Risk profile

Few red flags.

Signal strength

100

Good data coverage for analysis.

Key financials

2 years extracted from filed iXBRL accounts

Cash

—

Net Worth

—

Current Assets

—

Current Liabilities

—

Hover to see exact values · click legend to toggle series

Financials

Extracted from Companies House accounts · accounting standard unknown

Metric	2025-05-31	2024-05-31
Average employees	0	0

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

filings

Last 90 days

filing

• 1 accounts

Last 180 days

filing

• 1 accounts

Counts from Companies House filing history.

Corporate timeline (35 events)Click to expand

2026-02-20
📄
accounts-with-accounts-type-micro-entity
accounts · AA
2025-02-27
📄
accounts-with-accounts-type-micro-entity
accounts · AA
2024-02-28
📄
accounts-with-accounts-type-total-exemption-full
accounts · AA
2023-02-27
📄
accounts-with-accounts-type-total-exemption-full
accounts · AA
2022-02-18
📄
accounts-with-accounts-type-total-exemption-full
accounts · AA
2020-11-02
📄
accounts-with-accounts-type-total-exemption-full
accounts · AA
2020-02-20
📄
accounts-with-accounts-type-total-exemption-full
accounts · AA
2019-02-26
📄
accounts-with-accounts-type-total-exemption-full
accounts · AA
2018-02-28
📄
accounts-with-accounts-type-total-exemption-full
accounts · AA
2017-05-04
📍
change-registered-office-address-company-with-date-old-address-new-address
address · AD01
2017-02-26
📄
accounts-with-accounts-type-total-exemption-small
accounts · AA
2016-06-08
📄
annual-return-company-with-made-up-date-full-list-shareholders
annual-return · AR01
2016-02-28
📄
accounts-with-accounts-type-total-exemption-small
accounts · AA
2015-05-30
📄
annual-return-company-with-made-up-date-full-list-shareholders
annual-return · AR01
2015-02-02
📄
accounts-with-accounts-type-total-exemption-small
accounts · AA
2014-06-25
📄
annual-return-company-with-made-up-date-full-list-shareholders
annual-return · AR01
2013-08-22
🔓
Charge satisfied #3
2013-08-22
🔓
Charge satisfied #2
2013-08-16
🔓
Charge satisfied #1
2013-03-01
➖
PEDRANA, Isla Louise resigned
director
2013-03-01
➖
PEDRANA, Lorraine Petra resigned
director
2013-03-01
➖
PEDRANA, Patrick resigned
director
2007-05-15
🔒
Charge registered #3
Lender: The Royal Bank of Scotland PLC
2007-04-24
🔒
Charge registered #2
Lender: The Royal Bank of Scotland PLC
2006-10-30
🔒
Charge registered #1
Lender: The Royal Bank of Scotland PLC
2004-05-27
🏢
Company incorporated
As NO. 17 PROPERTY COMPANY LTD.
2004-05-27
➕
CAMPBELL, Fiona Ann Pedrana appointed
secretary
2004-05-27
➕
CAMPBELL, Fiona Ann Pedrana appointed
director
2004-05-27
➕
BRIAN REID LTD. appointed
corporate-nominee-secretary
2004-05-27
➖
BRIAN REID LTD. resigned
corporate-nominee-secretary
2004-05-27
➕
PEDRANA, Isla Louise appointed
director
2004-05-27
➕
PEDRANA, Lorraine Petra appointed
director
2004-05-27
➕
PEDRANA, Patrick appointed
director
2004-05-27
➕
STEPHEN MABBOTT LTD. appointed
corporate-nominee-director
2004-05-27
➖
STEPHEN MABBOTT LTD. resigned
corporate-nominee-director

Owner dependency

85/100

Critical — business is the founder

The 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 22 years — deep operational knowledge concentrated in one person.

Succession & seller-readiness

75/100

Likely off-market candidate

Strong acquirability signals converging. Worth approaching directly — this is how off-market deals start.

SIGNALS

primarySole active director: Only one director in control. No visible successor — buyers solve the succession problem.
primary20+ year tenure: Director in role 22 years. Very long tenure is a classic succession signal.
secondaryStable-but-static management: Company is 22 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

medium

Multiple instances where a charge was satisfied and a new charge created within 6 months. Suggests active refinancing cycle.

Shareholders & ownership

1 active beneficial owner

Name	Shares	Voting rights	Nature of control	Notified
Mrs Fiona Campbell Individual · British · DOB 07/1976 · age 50	—	—	sig. influencesignificant influence	23/05/2017

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 · Property · IV postcode area

Company	Est. value	Turnover	Net worth	Staff	Age	Opp	Director
MACKENRO PROPERTIES LIMITED→ SC337301 · est 2008 · no financials extracted	—	—	—	—	18y	—	—
MACKENZIE LETS LTD→ SC869006 · est 2025 · no financials extracted	—	—	—	—	—	—	—
MACLAREN-MUNDELL PROPERTIES LTD→ SC848564 · est 2025 · no financials extracted	—	—	—	—	—	—	—
MCDC PROPERTY LTD→ SC860008 · est 2025 · no financials extracted	—	—	—	—	—	—	—
MM HIGHLAND PROPERTIES LTD→ SC823582 · est 2024 · no financials extracted	—	—	—	—	1y	—	—
N. & D. MACLEOD (PORTREE) LIMITED→ SC062920 · est 1977 · no financials extracted	—	—	—	—	48y	—	—
NEACREATH LIMITED→ SC276227 · est 2004 · no financials extracted	—	—	—	—	21y	—	—
NORTH VENTURES PROPERTY LIMITED→ SC466348 · est 2013 · no financials extracted	—	—	—	—	12y	—	—
OSSIAN PROPERTY INVESTMENTS LTD→ SC424646 · est 2012 · no financials extracted	—	—	—	—	13y	—	—
OTLE LAND LIMITED→ SC854851 · est 2025 · no financials extracted	—	—	—	—	—	—	—
P&E PROPERTY LTD→ SC824858 · est 2024 · no financials extracted	—	—	—	—	1y	—	—
PARKRIGG LETS LTD→ SC619963 · est 2019 · no financials extracted	—	—	—	—	7y	—	—

Peers ranked by estimated value, then turnover, then opportunity score.See all →

🔒Tailored diligence questions

7 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

Incorporated2004-05-27

Jurisdictionscotland

Primary SIC68209 — Other letting and operating of own or leased real estate

Registered office

12 Lodge Road

Inverness

IV2 4NR

Scotland

Filing status

Accounts

Next due: 2027-02-28

Last made up to: 2025-05-31

Confirmation statement

Next due: 2026-06-06

Last: 2025-05-23

Officers (2 active · 5 resigned)

CAMPBELL, Fiona Ann Pedrana→

secretary · appointed 2004-05-27

View their other companies + combined net worth →

Active

CAMPBELL, Fiona Ann Pedrana→

director · ~50y · appointed 2004-05-27

View their other companies + combined net worth →

Active

BRIAN REID LTD.→

corporate-nominee-secretary · appointed 2004-05-27 · resigned 2004-05-27

Resigned

PEDRANA, Isla Louise→

director · ~44y · appointed 2004-05-27 · resigned 2013-03-01

Resigned

PEDRANA, Lorraine Petra→

director · ~49y · appointed 2004-05-27 · resigned 2013-03-01

Resigned

PEDRANA, Patrick→

director · ~46y · appointed 2004-05-27 · resigned 2013-03-01

Resigned

STEPHEN MABBOTT LTD.→

corporate-nominee-director · appointed 2004-05-27 · resigned 2004-05-27

Resigned

Click a director name to see their full track record across all companies.

Mortgages & charges

Total charges

Outstanding

Active lenders

Status:Lender:3 of 3 shown

		Type	Properties
satisfied	Lloyds Banking Group The Royal Bank of Scotland PLC	Standard security	1 property	15/05/2007	22/08/2013
satisfied	Lloyds Banking Group The Royal Bank of Scotland PLC	Standard security	1 property	24/04/2007	22/08/2013
satisfied	Lloyds Banking Group The Royal Bank of Scotland PLC	Bond & floating charge	1 property	30/10/2006	16/08/2013