AYA DEVELOPMENTS LIMITED
🌳Matureactive
SC494365 · ltd · incorporated 2015-01-06
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 Jul 2025
Net worth
£-146.0k
book net assets
Opportunity
78/100
Strong
What this business does
Primary activity: Development of building projects
Sector: Construction
ALSO REGISTERED FOR
- 68100Buying and selling of own real estate
Investor take
Pass (distressed without resilience)Distressed active trading company — structural issues outweigh the discount.
Opportunity 78/100 (strong), bankability 67/100. Strong seller-intent signal (65/100, director aged 62). 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
3 live charges · 3 lenders · oldest 9.2y
35/100
too messy
Refinance path is blocked by complexity. Rethink structure or expect bespoke, expensive terms.
- · Oldest live charge is 9.2 years old — likely at or near maturity.
- · 3 lenders named — inter-creditor friction likely.
- · Legal-friction score 25/100 — workable, but lender will want more DD.
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
3 charges (3/3 with lender, 3/3 with type)
90
Directors & officers
3 officers (2 active, 3 linked, 3 with DOB)
90
Ownership & PSC
2 active PSC(s) of 3 total, 3 with control declared
90
Director network
4 connected companies via shared directors
57
Filing history
42 filings on record
85
Gazette notices
No matching gazette notices (standard for active companies)
60
Opportunity Score
78/100Strong
PassWatchWorth a lookStrongExceptional
Solid opportunity signal. Worth a dedicated memo and management meeting.
Business quality
70
Active, clean filings, stable charge profile.
Acquirability
75
Strong succession / seller-readiness signals.
Risk profile
77
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 £145,988
Key financials
2 years extracted from filed iXBRL accountsCash
—
Net Worth
-£146k
↑ 13% YoY
Current Assets
£12k
↑ 726% YoY
Current Liabilities
—
Hover to see exact values · click legend to toggle series
Financials
Extracted from Companies House accounts · FRS 105 (micro)| Metric | 2025-07-31 | 2024-07-31 |
|---|---|---|
| Total assets | £17.2k | £-4.1k |
| Current assets | £12.3k | £1.5k |
| Net assets | £-146.0k | £-167.6k |
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
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 (31 events)Click to expand
- 2026-04-16📄accounts-with-accounts-type-micro-entityaccounts · AA
- 2025-05-05📄accounts-with-accounts-type-micro-entityaccounts · AA
- 2025-03-13📄change-account-reference-date-company-previous-shortenedaccounts · AA01
- 2025-03-03📄accounts-with-accounts-type-micro-entityaccounts · AA
- 2024-10-02📄change-to-a-person-with-significant-controlpersons-with-significant-control · PSC04
- 2024-10-02📄change-to-a-person-with-significant-controlpersons-with-significant-control · PSC04
- 2024-10-02📄notification-of-a-person-with-significant-controlpersons-with-significant-control · PSC01
- 2024-07-30📄appoint-person-director-company-with-name-dateofficers · AP01
- 2024-07-30📄capital-allotment-sharescapital · SH01
- 2024-07-23➕NAKHAEI, Farahbod appointeddirector
- 2024-03-25📄accounts-with-accounts-type-total-exemption-fullaccounts · AA
- 2023-03-24📄accounts-with-accounts-type-total-exemption-fullaccounts · AA
- 2022-10-26📄notification-of-a-person-with-significant-controlpersons-with-significant-control · PSC01
- 2022-10-26📄cessation-of-a-person-with-significant-controlpersons-with-significant-control · PSC07
- 2022-10-26📄change-account-reference-date-company-previous-extendedaccounts · AA01
- 2022-10-25📄change-to-a-person-with-significant-controlpersons-with-significant-control · PSC04
- 2022-10-25📄change-person-director-company-with-change-dateofficers · CH01
- 2022-10-25📄termination-director-company-with-name-termination-dateofficers · TM01
- 2022-05-27📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2022-05-26🔒Charge registered #3Lender: Aldermore Bank PLC
- 2021-12-17📄mortgage-satisfy-charge-fullmortgage · MR04
- 2021-12-17📄mortgage-satisfy-charge-fullmortgage · MR04
- 2021-12-17🔓Charge satisfied #2
- 2021-12-17🔓Charge satisfied #1
- 2021-10-31📄accounts-with-accounts-type-micro-entityaccounts · AA
- 2020-07-12➖NAKHAEI, Farahbod resigneddirector
- 2017-10-27🔒Charge registered #2Lender: Afshin Pour Mirza
- 2017-08-01➕NABILI, Shirin appointeddirector
- 2017-02-03🔒Charge registered #1Lender: Aya Develoments
- 2015-01-06🏢Company incorporatedAs AYA DEVELOPMENTS LIMITED
- 2015-01-06➕NAKHAEI, Farahbod appointeddirector
Owner dependency
66/100
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 62 — approaching natural succession window.
Succession & seller-readiness
46/100
Moderate signalSome succession indicators present. Worth watching; approach if sector/strategy fits.
SIGNALS
- secondaryFounder aged 58+: Senior director is approximately 62. Early succession window.
- secondaryTwo-director governance: Small-team governance. Succession depth is thin but not absent.
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
2 active beneficial owners| Name | Shares | Voting rights | Nature of control | Notified |
|---|---|---|---|---|
Mr Farahbod Nakhaei Individual · British · DOB 07/1964 · age 62 | 25–50% | 25–50% | board control25-50% shares · 25-50% voting · board control | 23/07/2024 |
Shirin Nabili Individual · British · DOB 07/1967 · age 59 | 25–50% | 25–50% | board control25-50% shares · 25-50% voting · board control | 12/07/2020 |
1 historic (ceased) PSC
- Mr Farahbod Nakhaeiceased 12/07/2020· 75-100% shares · 75-100% voting
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
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|---|---|---|---|---|---|---|---|
| BALMORAL DEVELOPMENTS (SCOTLAND) LTD→ SC673555 · est 2020 · no financials extracted | — | — | — | — | 5y | — | — |
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| BANNACHAN HOLDINGS LTD→ SC774678 · est 2023 · no financials extracted | — | — | — | — | 2y | — | — |
| BARKER HOGG LIMITED→ SC201102 · est 1999 · no financials extracted | — | — | — | — | 26y | — | — |
| BARR GAS SERVICES LTD→ SC837753 · est 2025 · no financials extracted | — | — | — | — | 1y | — | — |
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| BARRETT ELECTRICAL SOLUTIONS LTD→ SC822223 · est 2024 · no financials extracted | — | — | — | — | 1y | — | — |
| BARTON CARMELITE LTD→ SC633946 · est 2019 · no financials extracted | — | — | — | — | 6y | — | — |
| BASHDAR DRIVEWAYS LTD→ SC880204 · est 2026 · no financials extracted | — | — | — | — | — | — | — |
| BATH STREET HOLDINGS LIMITED→ SC159839 · est 1995 · no financials extracted | — | — | — | — | 30y | — | — |
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Peers ranked by estimated value, then turnover, then opportunity score.See all →
🔒Tailored diligence questions
6 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
Incorporated2015-01-06
Jurisdictionscotland
Primary SIC41100 — Development of building projects
Registered office
10 High Craighall Road
Glasgow
G4 9UD
Scotland
Filing status
Accounts
Next due: 2027-04-30
Last made up to: 2025-07-31
Confirmation statement
Next due: 2026-10-10
Last: 2025-09-26
Officers (2 active · 1 resigned)
NABILI, Shirin→
Activedirector · ~59y · appointed 2017-08-01
View their other companies + combined net worth →
NAKHAEI, Farahbod→
Activedirector · ~62y · appointed 2024-07-23
View their other companies + combined net worth →
NAKHAEI, Farahbod→
Resigneddirector · ~62y · appointed 2015-01-06 · resigned 2020-07-12
Click a director name to see their full track record across all companies.
Mortgages & charges
3
Total charges
1
Outstanding
1
Active lenders
Status:Lender:3 of 3 shown
| Type | Properties | |||||
|---|---|---|---|---|---|---|
| outstanding | Aldermore Aldermore Bank PLC | A registered charge | 1 property | 26/05/2022 | — | |
| satisfied | Afshin Pour Mirza | A registered charge | 1 property | 27/10/2017 | 17/12/2021 | |
| satisfied | Aya Develoments | A registered charge | 1 property | 03/02/2017 | 17/12/2021 |
Click column headers to sort. Use filters above to narrow by status and lender.
Recent filings (42 total)
accounts-with-accounts-type-micro-entity
accounts · AA
2026-04-16
confirmation-statement-with-no-updates
confirmation-statement · CS01
2025-10-01
accounts-with-accounts-type-micro-entity
accounts · AA
2025-05-05
change-account-reference-date-company-previous-shortened
accounts · AA01
2025-03-13
accounts-with-accounts-type-micro-entity
accounts · AA
2025-03-03
confirmation-statement-with-updates
confirmation-statement · CS01
2024-10-03
change-to-a-person-with-significant-control
persons-with-significant-control · PSC04
2024-10-02
change-to-a-person-with-significant-control
persons-with-significant-control · PSC04
2024-10-02
notification-of-a-person-with-significant-control
persons-with-significant-control · PSC01
2024-10-02
appoint-person-director-company-with-name-date
officers · AP01
2024-07-30
capital-allotment-shares
capital · SH01
2024-07-30
accounts-with-accounts-type-total-exemption-full
accounts · AA
2024-03-25
confirmation-statement-with-no-updates
confirmation-statement · CS01
2023-09-27
accounts-with-accounts-type-total-exemption-full
accounts · AA
2023-03-24
confirmation-statement-with-updates
confirmation-statement · CS01
2022-10-26