EDINBURGH Q STREET PROPCO LTD

🌳Matureactive

SC533189 · ltd · incorporated 2016-04-20

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

—

not disclosed

Net worth

—

book net assets

Opportunity

74/100

Strong

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What this business does

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

Sector: Real estate

Investor take

Pursue

Property-backed borrower with a 71-year-old founder — textbook succession opportunity.

Opportunity 74/100 (strong), bankability 67/100. Strong seller-intent signal (63/100, director aged 71). 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 (65/100).

🏦

Refinance opportunity

6 live charges · 3 lenders · oldest 8.6y

35/100

too messy

Refinance path is blocked by complexity. Rethink structure or expect bespoke, expensive terms.

· Oldest live charge is 8.6 years old — likely at or near maturity.
· 3 lenders named — inter-creditor friction likely.
· Legal-friction score 38/100 — workable, but lender will want more DD.

Data confidence

Overall: medium (62/100)

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

No iXBRL financials extracted

Lenders & charges

6 charges (6/6 with lender, 6/6 with type)

Directors & officers

16 officers (5 active, 16 linked, 15 with DOB)

Ownership & PSC

1 active PSC(s) of 3 total, 3 with control declared

Director network

17 connected companies via shared directors

Filing history

79 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

Strong succession / seller-readiness signals.

Risk profile

Some moderate concerns — review flags.

Signal strength

100

Good data coverage for analysis.

Recent activity

Last 30 days

filings

Last 90 days

filing

• 1 confirmation-statement

Last 180 days

filings

• 1 confirmation-statement
• 1 persons-with-significant-control

Counts from Companies House filing history.

Corporate timeline (60 events)Click to expand

2026-01-09
📄
cessation-of-a-person-with-significant-control
persons-with-significant-control · PSC07
2025-07-16
📄
accounts-with-accounts-type-small
accounts · AA
2025-05-21
📍
change-registered-office-address-company-with-date-old-address-new-address
address · AD01
2025-04-11
📄
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2025-04-07
🔒
Charge registered #6
Lender: National Westminster Bank PLC (Company Number 929027)
2025-03-25
📄
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2025-03-25
📄
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2025-03-20
🔒
Charge registered #4
Lender: National Westminster Bank PLC
2025-03-18
🔒
Charge registered #5
Lender: National Westminster Bank PLC
2025-01-29
📄
change-person-director-company-with-change-date
officers · CH01
2025-01-29
📄
change-person-director-company-with-change-date
officers · CH01
2025-01-22
📄
change-account-reference-date-company-previous-shortened
accounts · AA01
2025-01-13
📄
mortgage-satisfy-charge-full
mortgage · MR04
2025-01-13
📄
mortgage-satisfy-charge-full
mortgage · MR04
2025-01-13
📄
mortgage-satisfy-charge-full
mortgage · MR04
2025-01-13
🔓
Charge satisfied #3
2025-01-13
🔓
Charge satisfied #2
2025-01-13
🔓
Charge satisfied #1
2025-01-10
📄
appoint-person-director-company-with-name-date
officers · AP01
2025-01-10
📄
appoint-person-director-company-with-name-date
officers · AP01
2025-01-09
📄
appoint-person-director-company-with-name-date
officers · AP01
2025-01-09
📄
termination-director-company-with-name-termination-date
officers · TM01
2025-01-01
➕
HENG, Lee Cheng appointed
director
2025-01-01
➕
LIU, Chun Bong Edwin Stephen appointed
director
2025-01-01
➕
TAN, Wu Hao appointed
director
2025-01-01
➖
TOH, Gap Seng resigned
director
2024-12-23
📄
memorandum-articles
incorporation · MA
2024-12-23
📄
resolution
resolution · RESOLUTIONS
2024-12-18
✏️
certificate-change-of-name-company
change-of-name · CERTNM
2024-12-17
📄
cessation-of-a-person-with-significant-control
persons-with-significant-control · PSC07
2024-12-17
📄
notification-of-a-person-with-significant-control
persons-with-significant-control · PSC01
2024-12-17
📄
notification-of-a-person-with-significant-control
persons-with-significant-control · PSC01
2024-12-17
📄
termination-director-company-with-name-termination-date
officers · TM01
2024-12-03
➕
HOH, Chin Yiep appointed
director
2024-12-03
➕
TOH, Giap Eng appointed
director
2024-12-03
➖
MACKINTOSH, Iain Stewart resigned
director
2024-12-03
➖
MCCABE, Gary John resigned
director
2024-12-03
➕
TOH, Gap Seng appointed
director
2023-03-22
➖
LAWRENCE, David resigned
director
2021-10-08
➖
JONES, Robert Stephen resigned
director
2019-06-26
➕
JONES, Robert Stephen appointed
director
2019-06-26
➖
RICHARDSON, Andrew Paul resigned
director
2018-09-06
➖
BRADLEY, Pauline Anne resigned
director
2018-09-06
➕
MCCABE, Gary John appointed
director
2017-11-10
🔒
Charge registered #3
Lender: The Royal Bank of Scotland PLC
2017-10-30
🔒
Charge registered #2
Lender: The Royal Bank of Scotland PLC
2017-10-23
🔒
Charge registered #1
Lender: The Royal Bank of Scotland PLC
2016-12-31
➕
LAWRENCE, David appointed
director
2016-12-31
➖
WEBER, Nico resigned
director
2016-09-21
➖
GLOAG, Ann Heron resigned
director

Showing most recent 50 of 60 events

Owner dependency

55/100

Moderate — manageable with handover

Some founder dependency, but not acute. A structured handover period should cover most risk.

FACTORS

-5 active directors: Broader management team in place — suggests transferable governance.
+Founder age: Director aged approximately 71 — succession pressure is live.

Succession & seller-readiness

60/100

Strong succession signal

Multiple signals suggest succession is on the horizon. Candidate for proactive outreach.

SIGNALS

primaryFounder aged 70+: Senior director is approximately 71 years old. Natural succession window is now.

Red flags

2 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.

Name changed recently

medium

Name changes can be benign (rebrand) but can also precede distress, phoenix activity, or buyer concealment.

Evidence: 2024-12-18: certificate-change-of-name-company

Shareholders & ownership

1 active beneficial owner

Name	Shares	Voting rights	Nature of control	Notified
Mr Giap Eng Toh Individual · Singaporean · DOB 09/1955 · age 71	25–50%	—	25-50% shares	03/12/2024

2 historic (ceased) PSCs

Mr Khai Cheng Tohceased 16/12/2025· 50-75% shares
Highland & Universal Investments Limitedceased 03/12/2024· 75-100% shares

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 →

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

🔒Tailored diligence questions

9 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.

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Company details

Statusactive

Typeltd

Incorporated2016-04-20

Jurisdictionscotland

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

Registered office

4th Floor, 115 George Street

Edinburgh

EH2 4JN

Scotland

Filing status

Accounts

Next due: 2026-09-30

Last made up to: 2024-12-31

Confirmation statement

Next due: 2027-05-03

Last: 2026-04-19