EXCELSIS REAL ESTATE LIMITED
💤Zombieactive
SC600603 · ltd · incorporated 2018-06-21
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 Jun 2025
Net worth
£-352.9k
book net assets
Opportunity
66/100
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
Investor take
Pass (distressed without resilience)Distressed property-backed borrower — structural issues outweigh the discount.
Opportunity 66/100 (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. 5 distinct lenders creates friction — refinance into single-lender structure for cleaner diligence. Most likely exit: distressed disposal / insolvency (65/100).
🏦
Refinance opportunity
33 live charges · 5 lenders · oldest 5.7y
15/100
under pressure
Refinance would be pressure-driven, not opportunity-driven. Expect tighter margins and covenant scrutiny.
- · Oldest live charge is 5.7 years old — likely at or near maturity.
- · 5 lenders named — inter-creditor friction likely.
- · Distress signals active — lender appetite narrows.
Data confidence
Overall: high (80/100)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
33 charges (33/33 with lender, 33/33 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
2 connected companies via shared directors
51
Filing history
53 filings on record
85
Gazette notices
No matching gazette notices (standard for active companies)
60
Opportunity Score
66/100Strong
PassWatchWorth a lookStrongExceptional
Solid opportunity signal. Worth a dedicated memo and management meeting.
Business quality
55
Adequate — check latest filings for context.
Acquirability
50
Some acquirability indicators.
Risk profile
74
Few red flags.
Signal strength
100
Good data coverage for analysis.
Signals from accounts
Derived from iXBRL accounts · FRS 102Negative net assets
Liabilities exceed assets by £352,938
Cash YoY
-32%
Year on year
Key financials
2 years extracted from filed iXBRL accountsCash
£5k
↓ 32% YoY
Net Worth
-£353k
↑ 16% YoY
Current Assets
£5k
↓ 32% YoY
Current Liabilities
—
Hover to see exact values · click legend to toggle series
Financials
Extracted from Companies House accounts · FRS 102| Metric | 2025-06-30 | 2024-06-30 |
|---|---|---|
| Total assets | £1.85M | £-418.0k |
| Current assets | £4.8k | £7.2k |
| Cash | £4.8k | £7.2k |
| Net assets | £-352.9k | £-418.0k |
Amounts extracted automatically from iXBRL. Fields left blank were not reported or not mapped. Values in GBP unless stated.
Recent activity
Last 30 days
0
filings
Last 90 days
2
filings
- • 1 accounts
- • 1 confirmation-statement
Last 180 days
6
filings
- • 4 mortgage
- • 1 accounts
- • 1 confirmation-statement
Counts from Companies House filing history.
Corporate timeline (57 events)Click to expand
- 2026-03-31📄accounts-with-accounts-type-total-exemption-fullaccounts · AA
- 2025-12-22📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2025-12-22📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2025-12-20🔒Charge registered #33Lender: Paratus Amc Limited
- 2025-12-20🔒Charge registered #32Lender: Paratus Amc Limited
- 2025-12-15📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2025-12-13🔒Charge registered #31Lender: Paratus Amc Limited
- 2025-11-19📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2025-11-18🔒Charge registered #30Lender: Paratus Amc Limited
- 2025-04-28📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2025-04-25🔒Charge registered #29Lender: Lendco Limited
- 2025-03-26📄accounts-with-accounts-type-total-exemption-fullaccounts · AA
- 2024-10-31📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2024-10-29🔒Charge registered #28Lender: Together Commercial Finance Limited
- 2024-08-22📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2024-08-20🔒Charge registered #27Lender: Lendco Limited
- 2024-03-27📄accounts-with-accounts-type-total-exemption-fullaccounts · AA
- 2024-01-22📄change-person-director-company-with-change-dateofficers · CH01
- 2024-01-22📍change-registered-office-address-company-with-date-old-address-new-addressaddress · AD01
- 2024-01-16📄change-person-director-company-with-change-dateofficers · CH01
- 2023-10-30📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2023-10-24🔒Charge registered #26Lender: Together Commercial Finance Limited
- 2023-08-23📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2023-08-16🔒Charge registered #25Lender: Lendco Limited
- 2023-03-31📄accounts-with-accounts-type-total-exemption-fullaccounts · AA
- 2023-03-22📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2023-03-20📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2023-03-20🔒Charge registered #24Lender: Shawbrook Bank Limited
- 2023-03-17🔒Charge registered #23Lender: Shawbrook Bank Limited
- 2023-03-14📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2023-03-13🔒Charge registered #22Lender: Shawbrook Bank Limited
- 2022-08-16📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2022-08-15📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2022-08-15🔒Charge registered #20Lender: Together Commercial Finance Limited
- 2022-08-09🔒Charge registered #21Lender: Together Commercial Finance Limited
- 2022-06-30🔒Charge registered #19Lender: Together Commercial Finance Limited
- 2022-06-10🔒Charge registered #18Lender: Keystone Property Finance Limited
- 2022-05-27🔒Charge registered #17Lender: Together Commercial Finance Limited
- 2022-02-23🔒Charge registered #16Lender: Shawbrook Bank Limited
- 2021-12-20🔒Charge registered #15Lender: Shawbrook Bank Limited
- 2021-12-20🔒Charge registered #14Lender: Shawbrook Bank Limited
- 2021-10-28🔒Charge registered #13Lender: Together Commercial Finance Limited
- 2021-10-28🔓Charge satisfied #12
- 2021-10-23🔒Charge registered #12Lender: Together Commercial Finance Limited
- 2021-10-08🔒Charge registered #11Lender: Keystone Property Finance Limited
- 2021-09-29🔒Charge registered #10Lender: Keystone Property Finance Limited
- 2021-06-14🔒Charge registered #9Lender: Keystone Property Finance Limited
- 2021-05-18🔒Charge registered #8Lender: Together Commercial Finance Limited
- 2021-05-03🔒Charge registered #7Lender: Together Commercial Finance Limited
- 2021-04-14🔒Charge registered #6Lender: Keystone Property Finance Limited
Showing most recent 50 of 57 events
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 8 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
1 med · 1 low4 new charges in last 12 months
mediumHeavy recent charge activity can indicate refinancing pressure, aggressive leverage, or multiple lender rotation.
Evidence: 2025-12-20: A registered charge; 2025-12-20: A registered charge; 2025-12-13: A registered charge
32 live charges
lowHeavily leveraged with multiple live security positions — understand the capital structure before proceeding.
Shareholders & ownership
1 active beneficial owner · dominant holder ≥75%| Name | Shares | Voting rights | Nature of control | Notified |
|---|---|---|---|---|
Mr Awoye Lawson-Jack Individual · British · DOB 11/1982 · age 44 | 75–100% | 75–100% | board control75-100% shares · 75-100% voting · board control | 21/06/2018 |
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 →Similar companies
Active · Property · AB postcode area| Company | Est. value | Turnover | Net worth | Staff | Age | Opp | Director |
|---|---|---|---|---|---|---|---|
| G&T FULLER PROPERTIES LTD→ SC646142 · est 2019 · no financials extracted | — | — | — | — | 6y | — | — |
| GOODLAD PROPERTIES LIMITED→ SC278555 · est 2005 · no financials extracted | — | — | — | — | 21y | — | — |
| GORDON INVESTMENT CORPORATION LIMITED→ SC122112 · est 1989 · no financials extracted | — | — | — | — | 36y | — | — |
| GRAMPIAN COMMERCIAL PROPERTY LTD→ SC626512 · est 2019 · no financials extracted | — | — | — | — | 7y | — | — |
| GRAMPIAN HOMES LIMITED→ SC370080 · est 2009 · no financials extracted | — | — | — | — | 16y | — | — |
| GRAMPIAN PROPERTY BUYERS LTD→ SC711109 · est 2021 · no financials extracted | — | — | — | — | 4y | — | — |
| GRAND PROPERTIES ABERDEEN LTD→ SC712912 · est 2021 · no financials extracted | — | — | — | — | 4y | — | — |
| GRANDHOLM PROPERTY LTD→ SC773995 · est 2023 · no financials extracted | — | — | — | — | 2y | — | — |
| GRANITE CITY RENTALS LTD→ SC824447 · est 2024 · no financials extracted | — | — | — | — | 1y | — | — |
| GRANITE CONSTRUCTION (ABERDEEN) LTD→ SC323316 · est 2007 · no financials extracted | — | — | — | — | 18y | — | — |
| GRANTON SA LTD→ SC808064 · est 2024 · no financials extracted | — | — | — | — | 1y | — | — |
| GREAT WHITE LIMITED→ SC832658 · est 2024 · no financials extracted | — | — | — | — | 1y | — | — |
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.
See pricing →Company details
Statusactive
Typeltd
Incorporated2018-06-21
Jurisdictionscotland
Primary SIC68100 — Buying and selling of own real estate
Registered office
12 Clochandighter Terrace
Portlethen
Aberdeen
AB12 4TR
Scotland
Filing status
Accounts
Next due: 2027-03-31
Last made up to: 2025-06-30
Confirmation statement
Next due: 2027-03-24
Last: 2026-03-10
Officers (1 active · 0 resigned)
LAWSON-JACK, Awoye→
Activedirector · ~44y · appointed 2018-06-21
View their other companies + combined net worth →
Click a director name to see their full track record across all companies.
Mortgages & charges
33
Total charges
32
Outstanding
5
Active lenders
Status:Lender:33 of 33 shown
| Type | Properties | |||||
|---|---|---|---|---|---|---|
| outstanding | Paratus Amc Paratus Amc Limited | A registered charge | 1 property | 20/12/2025 | — | |
| outstanding | Paratus Amc Paratus Amc Limited | A registered charge | 1 property | 20/12/2025 | — | |
| outstanding | Paratus Amc Paratus Amc Limited | A registered charge | 1 property | 13/12/2025 | — | |
| outstanding | Paratus Amc Paratus Amc Limited | A registered charge | 1 property | 18/11/2025 | — | |
| outstanding | Lendco Lendco Limited | A registered charge | 1 property | 25/04/2025 | — | |
| outstanding | Together Money Together Commercial Finance Limited | A registered charge | 1 property | 29/10/2024 | — | |
| outstanding | Lendco Lendco Limited | A registered charge | 1 property | 20/08/2024 | — | |
| outstanding | Together Money Together Commercial Finance Limited | A registered charge | 1 property | 24/10/2023 | — | |
| outstanding | Lendco Lendco Limited | A registered charge | 1 property | 16/08/2023 | — | |
| outstanding | Shawbrook Shawbrook Bank Limited | A registered charge | 3 properties | 20/03/2023 | — | |
| outstanding | Shawbrook Shawbrook Bank Limited | A registered charge | 1 property | 17/03/2023 | — | |
| outstanding | Shawbrook Shawbrook Bank Limited | A registered charge | 1 property | 13/03/2023 | — | |
| outstanding | Together Money Together Commercial Finance Limited | A registered charge | 1 property | 15/08/2022 | — | |
| outstanding | Together Money Together Commercial Finance Limited | A registered charge | 1 property | 09/08/2022 | — | |
| outstanding | Together Money Together Commercial Finance Limited | A registered charge | 1 property | 30/06/2022 | — | |
| outstanding | Keystone Property Finance Keystone Property Finance Limited | A registered charge | 2 properties | 10/06/2022 | — | |
| outstanding | Together Money Together Commercial Finance Limited | A registered charge | 1 property | 27/05/2022 | — | |
| outstanding | Shawbrook Shawbrook Bank Limited | A registered charge | 1 property | 23/02/2022 | — | |
| outstanding | Shawbrook Shawbrook Bank Limited | A registered charge | 3 properties | 20/12/2021 | — | |
| outstanding | Shawbrook Shawbrook Bank Limited | A registered charge | 1 property | 20/12/2021 | — | |
| outstanding | Together Money Together Commercial Finance Limited | A registered charge | 1 property | 28/10/2021 | — | |
| satisfied | Together Money Together Commercial Finance Limited | A registered charge | 1 property | 23/10/2021 | 28/10/2021 | |
| outstanding | Keystone Property Finance Keystone Property Finance Limited | A registered charge | 1 property | 08/10/2021 | — | |
| outstanding | Keystone Property Finance Keystone Property Finance Limited | A registered charge | 1 property | 29/09/2021 | — | |
| outstanding | Keystone Property Finance Keystone Property Finance Limited | A registered charge | 1 property | 14/06/2021 | — | |
| outstanding | Together Money Together Commercial Finance Limited | A registered charge | 1 property | 18/05/2021 | — | |
| outstanding | Together Money Together Commercial Finance Limited | A registered charge | 3 properties | 03/05/2021 | — | |
| outstanding | Keystone Property Finance Keystone Property Finance Limited | A registered charge | 1 property | 14/04/2021 | — | |
| outstanding | Shawbrook Shawbrook Bank Limited | A registered charge | 1 property | 27/08/2020 | — | |
| outstanding | Shawbrook Shawbrook Bank Limited | A registered charge | 1 property | 27/08/2020 | — | |
| outstanding | Shawbrook Shawbrook Bank Limited | A registered charge | 1 property | 18/08/2020 | — | |
| outstanding | Shawbrook Shawbrook Bank Limited | A registered charge | 3 properties | 18/08/2020 | — | |
| outstanding | Shawbrook Shawbrook Bank Limited | A registered charge | 1 property | 17/08/2020 | — |
Click column headers to sort. Use filters above to narrow by status and lender.
Recent filings (53 total)
accounts-with-accounts-type-total-exemption-full
accounts · AA
2026-03-31
confirmation-statement-with-no-updates
confirmation-statement · CS01
2026-03-23
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2025-12-22
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2025-12-22
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2025-12-15
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2025-11-19
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2025-04-28
accounts-with-accounts-type-total-exemption-full
accounts · AA
2025-03-26
confirmation-statement-with-updates
confirmation-statement · CS01
2025-03-10
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2024-10-31
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2024-08-22
confirmation-statement-with-no-updates
confirmation-statement · CS01
2024-07-15
accounts-with-accounts-type-total-exemption-full
accounts · AA
2024-03-27
change-person-director-company-with-change-date
officers · CH01
2024-01-22
change-registered-office-address-company-with-date-old-address-new-address
address · AD01
2024-01-22