KIAORA PROPERTIES LTD
🏛️Establishedactive
SC629296 · ltd · incorporated 2019-05-02
Investment thesis
Property vehicle with a workable charge structure — clean refinance potential.
Why interesting: Asset-backed; value largely in underlying property; lender engagement likely possible.
Why risky: Dependent on title and valuation due diligence; standard property risks.
Opportunity decay
approaching window · 12-months
Approaching a transaction window — refinance or sale event plausible in the next 12 months.
- · Oldest live charge 6.8y old — refinance window within 12 months
🔒Estimated value
—
Upgrade to see
Turnover
—
year to May 2025
Net worth
£-778
book net assets
Opportunity
78/100
Strong
What this business does
Primary activity: Other letting and operating of own or leased real estate
Sector: Real estate
Investor take
Pass (distressed without resilience)Distressed property-backed borrower — structural issues outweigh the discount.
Opportunity 78/100 (strong), bankability 80/100. Strong seller-intent signal (60/100, director aged 65). Share purchase looks the cleaner deal structure. Most likely exit: share sale to pe / searcher (65/100).
🏦
Refinance opportunity
2 live charges · oldest 6.8y
85/100
ready
Refinance conversation should be productive — structure clean and timing right.
- · Oldest live charge is 6.8 years old — likely at or near maturity.
- · Single lender — cleanest path to refinance.
- · Legal-friction score 15/100 — clean.
Data confidence
Overall: medium (77/100)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
2 years of iXBRL accounts extracted (YoY deltas available) + narrative notes parsed
75
Lenders & charges
2 charges (2/2 with lender, 2/2 with type)
90
Directors & officers
3 officers (3 active, 3 linked, 2 with DOB)
83
Ownership & PSC
2 active PSC(s) of 2 total, 2 with control declared
90
Director network
Network not yet resolved
30
Filing history
15 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
65
Adequate — check latest filings for context.
Acquirability
70
Strong succession / seller-readiness signals.
Risk profile
85
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 £778
Key financials
2 years extracted from filed iXBRL accountsCash
—
Net Worth
-£778
Current Assets
£1k
Current Liabilities
—
Hover to see exact values · click legend to toggle series
Financials
Extracted from Companies House accounts · FRS 105 (micro)| Metric | 2025-05-31 | 2024-05-31 |
|---|---|---|
| Total assets | £85.5k | — |
| Current assets | £1.1k | — |
| Net assets | £-778 | — |
| Average employees | — | 200 |
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
0
filings
Last 90 days
0
filings
Last 180 days
0
filings
Counts from Companies House filing history.
Corporate timeline (15 events)Click to expand
- 2025-06-27📄accounts-with-accounts-type-micro-entityaccounts · AA
- 2024-10-31📄accounts-with-accounts-type-micro-entityaccounts · AA
- 2023-10-10📄accounts-with-accounts-type-micro-entityaccounts · AA
- 2023-01-20📄accounts-with-accounts-type-micro-entityaccounts · AA
- 2022-05-13📄accounts-with-accounts-type-micro-entityaccounts · AA
- 2020-11-03📄accounts-with-accounts-type-micro-entityaccounts · AA
- 2019-08-08📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2019-08-02🔒Charge registered #2Lender: The Mortgage Works (UK) PLC
- 2019-08-01📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2019-07-26🔒Charge registered #1Lender: The Mortgage Works (UK) PLC
- 2019-05-02🏢Company incorporatedAs KIAORA PROPERTIES LTD
- 2019-05-02➕THOMSON, Alison appointedsecretary
- 2019-05-02➕THOMSON, Alison appointeddirector
- 2019-05-02➕THOMSON, James appointeddirector
- 2019-05-02📄incorporation-companyincorporation · NEWINC
Owner dependency
81/100
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
- +Two-director setup: Only two active directors — typical of owner-managed SMEs but limits succession.
- +Founder age: Director aged approximately 65 — succession pressure is live.
- +Family involvement: Multiple officers share a surname — likely family business, which concentrates governance.
Succession & seller-readiness
56/100
Strong succession signalMultiple signals suggest succession is on the horizon. Candidate for proactive outreach.
SIGNALS
- primaryFounder aged 63+: Senior director is approximately 65. Approaching typical UK retirement age — succession thinking likely.
- secondaryTwo-director governance: Small-team governance. Succession depth is thin but not absent.
Red flags
cleanNo red flags detected from available public data. (This is not a clean bill of health — detailed accounts review still recommended.)
Shareholders & ownership
2 active beneficial owners| Name | Shares | Voting rights | Nature of control | Notified |
|---|---|---|---|---|
Mr James Thomson Individual · British · DOB 10/1961 · age 65 | 25–50% | 25–50% | 25-50% shares · 25-50% voting | 02/05/2019 |
Mrs Alison Thomson Individual · British · DOB 05/1965 · age 61 | 25–50% | 25–50% | 25-50% shares · 25-50% voting | 02/05/2019 |
From Companies House Persons with Significant Control filings. Share ranges are banded per the public PSC regime.
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| KINLOCH HOUSES LTD.→ SC261358 · est 2003 · no financials extracted | — | — | — | — | 22y | — | — |
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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
Incorporated2019-05-02
Jurisdictionscotland
Primary SIC68209 — Other letting and operating of own or leased real estate
Registered office
Kia Ora Drymen Road
Balloch
Alexandria
G83 8HS
United Kingdom
Filing status
Accounts
Next due: 2027-02-28
Last made up to: 2025-05-31
Confirmation statement
Next due: 2026-05-15
Last: 2025-05-01
Officers (3 active · 0 resigned)
Active
THOMSON, Alison→
Activedirector · ~61y · appointed 2019-05-02
View their other companies + combined net worth →
THOMSON, James→
Activedirector · ~65y · appointed 2019-05-02
View their other companies + combined net worth →
Click a director name to see their full track record across all companies.
Mortgages & charges
2
Total charges
2
Outstanding
1
Active lenders
Status:Lender:2 of 2 shown
| Type | Properties | |||||
|---|---|---|---|---|---|---|
| outstanding | The Mortgage Works (UK) The Mortgage Works (UK) PLC | A registered charge | 1 property | 02/08/2019 | — | |
| outstanding | The Mortgage Works (UK) The Mortgage Works (UK) PLC | A registered charge | 1 property | 26/07/2019 | — |
Click column headers to sort. Use filters above to narrow by status and lender.
Recent filings (15 total)
accounts-with-accounts-type-micro-entity
accounts · AA
2025-06-27
confirmation-statement-with-updates
confirmation-statement · CS01
2025-05-05
accounts-with-accounts-type-micro-entity
accounts · AA
2024-10-31
confirmation-statement-with-no-updates
confirmation-statement · CS01
2024-06-03
accounts-with-accounts-type-micro-entity
accounts · AA
2023-10-10
confirmation-statement-with-no-updates
confirmation-statement · CS01
2023-06-04
accounts-with-accounts-type-micro-entity
accounts · AA
2023-01-20
accounts-with-accounts-type-micro-entity
accounts · AA
2022-05-13
confirmation-statement-with-no-updates
confirmation-statement · CS01
2022-05-02
confirmation-statement-with-no-updates
confirmation-statement · CS01
2021-05-07
accounts-with-accounts-type-micro-entity
accounts · AA
2020-11-03
confirmation-statement-with-no-updates
confirmation-statement · CS01
2020-06-26
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2019-08-08
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2019-08-01
incorporation-company
incorporation · NEWINC
2019-05-02