BOXROOM INVESTMENTS LIMITED

🏛️Establishedactive
SC593595 · ltd · incorporated 2018-04-06
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.
Why now
Window steady · low confidence
Stable recent picture — watch for any upcoming trigger event.
Opportunity decay
approaching window · 12-months
Approaching a transaction window — refinance or sale event plausible in the next 12 months.
  • · Oldest live charge 6.0y old — refinance window within 12 months
What changed my view
Last 30 days

No material changes in the last 30 days.

Last 90 days

No snapshot from 90 days ago — start tracking from today.

Last 180 days

No snapshot from 180 days ago — start tracking from today.

🔒Estimated value
—
Upgrade to see
Turnover
—
year to Apr 2025
Net worth
—
book net assets
Opportunity
76/100
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 67-year-old founder — textbook succession opportunity.

Opportunity 76/100 (strong), bankability 75/100. Strong seller-intent signal (65/100, director aged 67). Share purchase looks the cleaner deal structure. Most likely exit: share sale to pe / searcher (65/100).

🏦

Refinance opportunity

8 live charges · 2 lenders · oldest 6.0y

70/100
ready

Refinance conversation should be productive — structure clean and timing right.

  • · Oldest live charge is 6.0 years old — likely at or near maturity.
  • · Two lenders — manageable, but coordination required.
  • · Legal-friction score 15/100 — clean.

Data confidence

Overall: high (81/100)

Strong data coverage across all sections. AI outputs should be trusted with minimal caveats.

Company profile
address, 1 SIC codes, incorporation date
100
Financials
2 years of iXBRL accounts extracted (YoY deltas available) + narrative notes parsed
75
Lenders & charges
8 charges (8/8 with lender, 8/8 with type)
90
Directors & officers
4 officers (4 active, 4 linked, 4 with DOB)
90
Ownership & PSC
4 active PSC(s) of 4 total, 4 with control declared
90
Director network
4 connected companies via shared directors
57
Filing history
34 filings on record
85
Gazette notices
No matching gazette notices (standard for active companies)
60
Opportunity Score
76/100Strong
PassWatchWorth a lookStrongExceptional 

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

Business quality
65
Adequate — check latest filings for context.
Acquirability
75
Strong succession / seller-readiness signals.
Risk profile
77
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
—
£0£0£0£0£0£0Apr 2024Apr 2025

Hover to see exact values · click legend to toggle series

Financials

Extracted from Companies House accounts · accounting standard unknown
Metric2025-04-302024-04-30

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 confirmation-statement
Counts from Companies House filing history.
Corporate timeline (39 events)Click to expand
  1. 2025-12-09
    📄
    accounts-with-accounts-type-total-exemption-full
    accounts · AA
  2. 2024-10-02
    📄
    mortgage-create-with-deed-with-charge-number-charge-creation-date
    mortgage · MR01
  3. 2024-09-26
    🔒
    Charge registered #8
    Lender: Primer Ii Edinburgh Limited
  4. 2024-09-19
    📄
    accounts-with-accounts-type-total-exemption-full
    accounts · AA
  5. 2024-07-16
    📄
    mortgage-satisfy-charge-full
    mortgage · MR04
  6. 2024-07-16
    📄
    mortgage-satisfy-charge-full
    mortgage · MR04
  7. 2024-07-16
    📄
    mortgage-satisfy-charge-full
    mortgage · MR04
  8. 2024-07-16
    📄
    mortgage-satisfy-charge-full
    mortgage · MR04
  9. 2024-07-16
    📄
    mortgage-satisfy-charge-full
    mortgage · MR04
  10. 2024-07-16
    📄
    mortgage-satisfy-charge-full
    mortgage · MR04
  11. 2024-07-16
    🔓
    Charge satisfied #7
  12. 2024-07-16
    🔓
    Charge satisfied #6
  13. 2024-07-16
    🔓
    Charge satisfied #5
  14. 2024-07-16
    🔓
    Charge satisfied #3
  15. 2024-07-16
    🔓
    Charge satisfied #2
  16. 2024-07-16
    🔓
    Charge satisfied #4
  17. 2024-03-07
    📄
    mortgage-satisfy-charge-full
    mortgage · MR04
  18. 2024-03-07
    🔓
    Charge satisfied #1
  19. 2023-10-12
    📄
    accounts-with-accounts-type-total-exemption-full
    accounts · AA
  20. 2022-12-20
    📄
    accounts-with-accounts-type-total-exemption-full
    accounts · AA
  21. 2021-11-01
    📄
    accounts-with-accounts-type-total-exemption-full
    accounts · AA
  22. 2021-01-11
    📄
    accounts-with-accounts-type-total-exemption-full
    accounts · AA
  23. 2020-10-23
    📄
    mortgage-create-with-deed-with-charge-number-charge-creation-date
    mortgage · MR01
  24. 2020-10-23
    📄
    mortgage-create-with-deed-with-charge-number-charge-creation-date
    mortgage · MR01
  25. 2020-10-22
    🔒
    Charge registered #7
    Lender: The Royal Bank of Scotland PLC
  26. 2020-10-22
    🔒
    Charge registered #6
    Lender: The Royal Bank of Scotland PLC
  27. 2020-10-21
    📄
    mortgage-create-with-deed-with-charge-number-charge-creation-date
    mortgage · MR01
  28. 2020-10-16
    📄
    mortgage-create-with-deed-with-charge-number-charge-creation-date
    mortgage · MR01
  29. 2020-10-16
    📄
    mortgage-create-with-deed-with-charge-number-charge-creation-date
    mortgage · MR01
  30. 2020-10-12
    🔒
    Charge registered #5
    Lender: The Royal Bank of Scotland PLC
  31. 2020-10-09
    🔒
    Charge registered #3
    Lender: The Royal Bank of Scotland PLC
  32. 2020-10-09
    🔒
    Charge registered #2
    Lender: The Royal Bank of Scotland PLC
  33. 2020-09-30
    🔒
    Charge registered #4
    Lender: The Royal Bank of Scotland PLC
  34. 2020-07-13
    🔒
    Charge registered #1
    Lender: The Royal Bank of Scotland PLC
  35. 2018-04-06
    🏢
    Company incorporated
    As BOXROOM INVESTMENTS LIMITED
  36. 2018-04-06
    ➕
    CORTELLESSA, Gennaro appointed
    director
  37. 2018-04-06
    ➕
    CORTELLESSA, Gina Linda appointed
    director
  38. 2018-04-06
    ➕
    CORTELLESSA, Jennifer Bice appointed
    director
  39. 2018-04-06
    ➕
    DI CIACCA, Julie appointed
    director

Owner dependency

63/100
High — earn-out structure required

Material founder dependency. Consider a 2-3 year earn-out and build in a handover plan before completion.

FACTORS
  • -4 active directors: Broader management team in place — suggests transferable governance.
  • +Founder age: Director aged approximately 67 — succession pressure is live.
  • +Family involvement: Multiple officers share a surname — likely family business, which concentrates governance.

Succession & seller-readiness

50/100
Moderate signal

Some succession indicators present. Worth watching; approach if sector/strategy fits.

SIGNALS
  • primaryFounder aged 63+: Senior director is approximately 67. Approaching typical UK retirement age — succession thinking likely.

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

4 active beneficial owners · fragmented
NameSharesVoting rightsNature of controlNotified
Mrs Gina Linda Cortellessa
Individual · Italian,Canadian · DOB 12/1959 · age 67
25–50%
25–50%board control25-50% shares · 25-50% voting · board control06/04/2018
Mrs Jennifer Bice Cortellessa
Individual · British · DOB 02/1984 · age 42
25–50%
25–50%board control25-50% shares · 25-50% voting · board control06/04/2018
Mr Gennaro Cortellessa
Individual · British · DOB 07/1982 · age 44
25–50%
25–50%board control25-50% shares · 25-50% voting · board control06/04/2018
Mrs Julie Di Ciacca
Individual · British · DOB 02/1984 · age 42
25–50%
25–50%board control25-50% shares · 25-50% voting · board control06/04/2018

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

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
Incorporated2018-04-06
Jurisdictionscotland
Primary SIC68209 — Other letting and operating of own or leased real estate

Registered office

3a Jordan Lane
Edinburgh
Midlothian
EH10 4RB
Scotland

Filing status

Accounts
Next due: 2027-01-31
Last made up to: 2025-04-30
Confirmation statement
Next due: 2027-04-14
Last: 2026-03-31

Officers (4 active · 0 resigned)

CORTELLESSA, Gennaro→
director · ~44y · appointed 2018-04-06
View their other companies + combined net worth →
Active
CORTELLESSA, Gina Linda→
director · ~67y · appointed 2018-04-06
View their other companies + combined net worth →
Active
CORTELLESSA, Jennifer Bice→
director · ~42y · appointed 2018-04-06
View their other companies + combined net worth →
Active
DI CIACCA, Julie→
director · ~42y · appointed 2018-04-06
View their other companies + combined net worth →
Active

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

Mortgages & charges

8
Total charges
1
Outstanding
1
Active lenders
Status:Lender:8 of 8 shown
TypeProperties
outstanding
Primer Ii Edinburgh
Primer Ii Edinburgh Limited
A registered charge1 property26/09/2024—
satisfied
Lloyds Banking Group
The Royal Bank of Scotland PLC
A registered charge1 property22/10/202016/07/2024
satisfied
Lloyds Banking Group
The Royal Bank of Scotland PLC
A registered charge1 property22/10/202016/07/2024
satisfied
Lloyds Banking Group
The Royal Bank of Scotland PLC
A registered charge1 property12/10/202016/07/2024
satisfied
Lloyds Banking Group
The Royal Bank of Scotland PLC
A registered charge1 property09/10/202016/07/2024
satisfied
Lloyds Banking Group
The Royal Bank of Scotland PLC
A registered charge1 property09/10/202016/07/2024
satisfied
Lloyds Banking Group
The Royal Bank of Scotland PLC
A registered charge1 property30/09/202016/07/2024
satisfied
Lloyds Banking Group
The Royal Bank of Scotland PLC
A registered charge—13/07/202007/03/2024
Click column headers to sort. Use filters above to narrow by status and lender.

Recent filings (34 total)

confirmation-statement-with-updates
confirmation-statement · CS01
2026-04-21
accounts-with-accounts-type-total-exemption-full
accounts · AA
2025-12-09
confirmation-statement-with-updates
confirmation-statement · CS01
2025-04-21
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2024-10-02
accounts-with-accounts-type-total-exemption-full
accounts · AA
2024-09-19
mortgage-satisfy-charge-full
mortgage · MR04
2024-07-16
mortgage-satisfy-charge-full
mortgage · MR04
2024-07-16
mortgage-satisfy-charge-full
mortgage · MR04
2024-07-16
mortgage-satisfy-charge-full
mortgage · MR04
2024-07-16
mortgage-satisfy-charge-full
mortgage · MR04
2024-07-16
mortgage-satisfy-charge-full
mortgage · MR04
2024-07-16
confirmation-statement-with-updates
confirmation-statement · CS01
2024-05-06
mortgage-satisfy-charge-full
mortgage · MR04
2024-03-07
accounts-with-accounts-type-total-exemption-full
accounts · AA
2023-10-12
confirmation-statement-with-no-updates
confirmation-statement · CS01
2023-04-07