SWAN GROUP (EDINBURGH ROAD) LTD
🏛️Establishedactive
SC628673 · ltd · incorporated 2019-04-25
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 Apr 2025
Net worth
£-286.7k
book net assets
Opportunity
69/100
Strong
What this business does
Primary activity: Buying and selling of own real estate
Sector: Real estate
Investor take
Pass (distressed without resilience)Distressed property-backed borrower — structural issues outweigh the discount.
Opportunity 69/100 (strong), bankability 57/100. Biggest value-creation lever: Consolidate lender relationships. 5 distinct lenders creates friction — refinance into single-lender structure for cleaner diligence. Most likely exit: share sale to pe / searcher (65/100).
🏦
Refinance opportunity
14 live charges · 5 lenders · oldest 7.0y
35/100
too messy
Refinance path is blocked by complexity. Rethink structure or expect bespoke, expensive terms.
- · Oldest live charge is 7.0 years old — likely at or near maturity.
- · 5 lenders named — inter-creditor friction likely.
- · Legal-friction score 40/100 — workable, but lender will want more DD.
Data confidence
Overall: high (83/100)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
14 charges (14/14 with lender, 14/14 with type)
90
Directors & officers
4 officers (4 active, 4 linked, 4 with DOB)
90
Ownership & PSC
1 active PSC(s) of 4 total, 4 with control declared
90
Director network
12 connected companies via shared directors
81
Filing history
43 filings on record
85
Gazette notices
No matching gazette notices (standard for active companies)
60
Opportunity Score
69/100Strong
PassWatchWorth a lookStrongExceptional
Solid opportunity signal. Worth a dedicated memo and management meeting.
Business quality
55
Adequate — check latest filings for context.
Acquirability
70
Strong succession / seller-readiness signals.
Risk profile
66
Some moderate concerns — review flags.
Signal strength
100
Good data coverage for analysis.
Signals from accounts
Derived from iXBRL accounts · accounting standard not declaredNegative net assets
Liabilities exceed assets by £286,704
Key financials
2 years extracted from filed iXBRL accountsCash
—
Net Worth
-£287k
~ YoY
Current Assets
—
Current Liabilities
—
Hover to see exact values · click legend to toggle series
Financials
Extracted from Companies House accounts · accounting standard unknown| Metric | 2025-04-30 | 2024-04-30 |
|---|---|---|
| Net assets | £-286.7k | £-286.7k |
Amounts extracted automatically from iXBRL. Fields left blank were not reported or not mapped. Values in GBP unless stated.
🔒Filing-note intelligence
3 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
1
filing
- • 1 confirmation-statement
Last 90 days
1
filing
- • 1 confirmation-statement
Last 180 days
17
filings
- • 11 mortgage
- • 2 officers
- • 1 confirmation-statement
Counts from Companies House filing history.
Corporate timeline (44 events)Click to expand
- 2026-01-28📄appoint-person-director-company-with-name-dateofficers · AP01
- 2026-01-27📄accounts-with-accounts-type-total-exemption-fullaccounts · AA
- 2026-01-20➕JOHAL, Hanna Kaur appointeddirector
- 2026-01-20➕PEARCE, Edward Ian appointeddirector
- 2026-01-20📄appoint-person-director-company-with-name-dateofficers · AP01
- 2026-01-07📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2026-01-07📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2026-01-07📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2025-12-31📄mortgage-alter-floating-charge-with-numbermortgage · 466(Scot)
- 2025-12-24📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2025-12-23🔒Charge registered #11Lender: Flecha Lux 19 S.À R.L.
- 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
- 2025-12-22📄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
- 2025-12-19📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2025-12-18🔒Charge registered #14Lender: Solutus Advisors Limited (07350379) as Security Trustee
- 2025-12-18🔒Charge registered #13Lender: Solutus Advisors Limited (07350379) as Security Trustee
- 2025-12-18🔒Charge registered #12Lender: Solutus Advisors Limited (07350379) as Security Trustee
- 2025-12-18🔒Charge registered #10Lender: Flecha Lux 19 S.À R.L.
- 2025-12-18🔒Charge registered #9Lender: Flecha Lux 19 S.À R.L.
- 2025-12-18🔒Charge registered #8Lender: Flecha Lux 19 S.À R.L.
- 2025-12-18🔒Charge registered #7Lender: Flecha Lux 19 S.À R.L.
- 2025-12-18🔒Charge registered #6Lender: Flecha Lux 19 S.À R.L.
- 2025-12-03📄memorandum-articlesincorporation · MA
- 2025-12-03📄resolutionresolution · RESOLUTIONS
- 2025-11-28📄mortgage-satisfy-charge-fullmortgage · MR04
- 2025-11-28🔓Charge satisfied #3
- 2025-11-03📄notification-of-a-person-with-significant-controlpersons-with-significant-control · PSC02
- 2025-11-03📄cessation-of-a-person-with-significant-controlpersons-with-significant-control · PSC07
- 2025-09-26📄memorandum-articlesincorporation · MA
- 2025-04-29📄accounts-with-accounts-type-total-exemption-fullaccounts · AA
- 2024-05-20📄mortgage-satisfy-charge-fullmortgage · MR04
- 2024-05-20📄mortgage-satisfy-charge-fullmortgage · MR04
- 2024-05-20🔓Charge satisfied #2
- 2024-05-20🔓Charge satisfied #1
- 2021-12-01🔒Charge registered #5Lender: Solutus Advisors Limited as Security Agent
- 2021-11-15🔒Charge registered #4Lender: Solutus Advisors Limited as Security Agent
- 2020-07-07🔒Charge registered #3Lender: The Scottish Ministers
- 2019-08-07🔒Charge registered #2Lender: Ultimate Bridging Finance Limited
- 2019-05-14🔒Charge registered #1Lender: Ultimate Bridging Finance Limited
- 2019-04-25🏢Company incorporatedAs SWAN GROUP (EDINBURGH ROAD) LTD
- 2019-04-25➕MCGINLAY, Phil appointeddirector
- 2019-04-25➕WEAL, Brian Peter appointeddirector
Owner dependency
48/100
Moderate — manageable with handoverSome founder dependency, but not acute. A structured handover period should cover most risk.
FACTORS
- -4 active directors: Broader management team in place — suggests transferable governance.
- +Senior director age: Director aged approximately 60 — approaching natural succession window.
Succession & seller-readiness
40/100
Moderate signalSome succession indicators present. Worth watching; approach if sector/strategy fits.
SIGNALS
- secondaryFounder aged 58+: Senior director is approximately 60. Early succession window.
Red flags
2 med · 1 low9 new charges in last 12 months
mediumHeavy recent charge activity can indicate refinancing pressure, aggressive leverage, or multiple lender rotation.
Evidence: 2025-12-23: A registered charge; 2025-12-18: A registered charge; 2025-12-18: A registered charge
Charge satisfaction-then-recreation pattern
mediumMultiple instances where a charge was satisfied and a new charge created within 6 months. Suggests active refinancing cycle.
11 live charges
lowHeavily leveraged with multiple live security positions — understand the capital structure before proceeding.
Group structure
Swan Ed Hold Co Limited is the ultimate parent — holding 75%+ shares. This company sits inside their group.
🏛️ultimate parent
Swan Ed Hold Co Limited
Corporate parent · holds 75-100% shares · board control
⬇
SWAN GROUP (EDINBURGH ROAD) LTD
This company · SC628673
Parent relationships inferred from Persons with Significant Control filings. Full subsidiary tree requires reverse-lookup (coming).
Shareholders & ownership
1 active beneficial owner · dominant holder ≥75%| Name | Shares | Voting rights | Nature of control | Notified |
|---|---|---|---|---|
Swan Ed Hold Co Limited Corporate entity | 75–100% | 75–100% | board control75-100% shares · 75-100% voting · board control | 27/10/2025 |
3 historic (ceased) PSCs
- Fedland Limitedceased 27/10/2025· 75-100% shares · 75-100% voting · board control
- Mr Brian Peter Wealceased 28/03/2024· 25-50% shares · 25-50% voting
- Mr Phil Mcginlayceased 28/03/2024· 25-50% shares · 25-50% 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
Active · Property · G postcode area| Company | Est. value | Turnover | Net worth | Staff | Age | Opp | Director |
|---|---|---|---|---|---|---|---|
| T Y B S PROPERTIES LIMITED→ SC858528 · est 2025 · no financials extracted | — | — | — | — | — | — | — |
| TOUCHWOOD PROPERTIES LIMITED→ SC181895 · est 1998 · no financials extracted | — | — | — | — | 28y | — | — |
| TRYGORT (NUMBER 5) LIMITED→ SC484557 · est 2014 · no financials extracted | — | — | — | — | 11y | — | — |
| TSX PROPERTIES LTD→ SC777296 · est 2023 · no financials extracted | — | — | — | — | 2y | — | — |
| TUCSON PROPERTIES LIMITED→ SC288886 · est 2005 · no financials extracted | — | — | — | — | 20y | — | — |
| TURNBERRY RESIDENTIAL LETTING LIMITED→ SC468968 · est 2014 · no financials extracted | — | — | — | — | 12y | — | — |
| TWELVE PERCENT RENT LIMITED→ SC733673 · est 2022 · no financials extracted | — | — | — | — | 3y | — | — |
| TWENTY TWO INVESTMENT PROPERTIES LTD→ SC652579 · est 2020 · no financials extracted | — | — | — | — | 6y | — | — |
| TWICE OVER LIMITED→ SC727279 · est 2022 · no financials extracted | — | — | — | — | 4y | — | — |
| TWO GOOD PROPERTIES LTD→ SC679673 · est 2020 · no financials extracted | — | — | — | — | 5y | — | — |
| UA HOLDINGS LIMITED→ SC530007 · est 2016 · no financials extracted | — | — | — | — | 10y | — | — |
| UAAZ LTD→ SC526363 · est 2016 · no financials extracted | — | — | — | — | 10y | — | — |
Peers ranked by estimated value, then turnover, then opportunity score.See all →
🔒Tailored diligence questions
8 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
Incorporated2019-04-25
Jurisdictionscotland
Primary SIC68100 — Buying and selling of own real estate
Registered office
58 Waterloo Street
Glasgow
Lanarkshire
G2 7DA
Scotland
Filing status
Accounts
Next due: 2027-01-31
Last made up to: 2025-04-30
Confirmation statement
Next due: 2027-05-08
Last: 2026-04-24
Officers (4 active · 0 resigned)
JOHAL, Hanna Kaur→
Activedirector · ~22y · appointed 2026-01-20
View their other companies + combined net worth →
MCGINLAY, Phil→
Activedirector · ~46y · appointed 2019-04-25
View their other companies + combined net worth →
PEARCE, Edward Ian→
Activedirector · ~55y · appointed 2026-01-20
View their other companies + combined net worth →
WEAL, Brian Peter→
Activedirector · ~60y · appointed 2019-04-25
View their other companies + combined net worth →
Click a director name to see their full track record across all companies.
Mortgages & charges
14
Total charges
11
Outstanding
3
Active lenders
Status:Lender:14 of 14 shown
| Type | Properties | |||||
|---|---|---|---|---|---|---|
| outstanding | Flecha Lux 19 S.À R.L. | A registered charge | 1 property | 23/12/2025 | — | |
| outstanding | Solutus Advisors (07350379) as Security Trustee Solutus Advisors Limited (07350379) as Security Trustee | A registered charge | — | 18/12/2025 | — | |
| outstanding | Solutus Advisors (07350379) as Security Trustee Solutus Advisors Limited (07350379) as Security Trustee | A registered charge | — | 18/12/2025 | — | |
| outstanding | Solutus Advisors (07350379) as Security Trustee Solutus Advisors Limited (07350379) as Security Trustee | A registered charge | — | 18/12/2025 | — | |
| outstanding | Flecha Lux 19 S.À R.L. | A registered charge | — | 18/12/2025 | — | |
| outstanding | Flecha Lux 19 S.À R.L. | A registered charge | — | 18/12/2025 | — | |
| outstanding | Flecha Lux 19 S.À R.L. | A registered charge | — | 18/12/2025 | — | |
| outstanding | Flecha Lux 19 S.À R.L. | A registered charge | — | 18/12/2025 | — | |
| outstanding | Flecha Lux 19 S.À R.L. | A registered charge | — | 18/12/2025 | — | |
| outstanding | Solutus Advisors as Security Agent Solutus Advisors Limited as Security Agent | A registered charge | 1 property | 01/12/2021 | — | |
| outstanding | Solutus Advisors as Security Agent Solutus Advisors Limited as Security Agent | A registered charge | 1 property | 15/11/2021 | — | |
| satisfied | The Scottish Ministers | A registered charge | 1 property | 07/07/2020 | 28/11/2025 | |
| satisfied | Ultimate Bridging Finance Ultimate Bridging Finance Limited | A registered charge | 1 property | 07/08/2019 | 20/05/2024 | |
| satisfied | Ultimate Bridging Finance Ultimate Bridging Finance Limited | A registered charge | — | 14/05/2019 | 20/05/2024 |
Click column headers to sort. Use filters above to narrow by status and lender.
Recent filings (43 total)
confirmation-statement-with-updates
confirmation-statement · CS01
2026-05-11
appoint-person-director-company-with-name-date
officers · AP01
2026-01-28
accounts-with-accounts-type-total-exemption-full
accounts · AA
2026-01-27
appoint-person-director-company-with-name-date
officers · AP01
2026-01-20
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2026-01-07
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2026-01-07
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2026-01-07
mortgage-alter-floating-charge-with-number
mortgage · 466(Scot)
2025-12-31
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2025-12-24
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
2025-12-22
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
2025-12-19
memorandum-articles
incorporation · MA
2025-12-03