TWENTY TWO INVESTMENT PROPERTIES LTD
🏛️Establishedactive
SC652579 · ltd · incorporated 2020-01-24
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 Jan 2025
Net worth
£-34.1k
book net assets
Opportunity
65/100
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 65/100 (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. 7 distinct lenders creates friction — refinance into single-lender structure for cleaner diligence. Most likely exit: distressed disposal / insolvency (65/100).
🏦
Refinance opportunity
26 live charges · 7 lenders · oldest 5.4y
35/100
too messy
Refinance path is blocked by complexity. Rethink structure or expect bespoke, expensive terms.
- · Oldest live charge is 5.4 years old — likely at or near maturity.
- · 7 lenders named — inter-creditor friction likely.
- · Legal-friction score 40/100 — workable, but lender will want more DD.
Data confidence
Overall: medium (73/100)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
1 year of iXBRL accounts extracted (no YoY comparison) + narrative notes parsed
50
Lenders & charges
26 charges (26/26 with lender, 26/26 with type)
90
Directors & officers
2 officers (2 active, 2 linked, 2 with DOB)
90
Ownership & PSC
2 active PSC(s) of 2 total, 2 with control declared
90
Director network
1 connected companies via shared directors
48
Filing history
57 filings on record
85
Gazette notices
No matching gazette notices (standard for active companies)
60
Opportunity Score
65/100Strong
PassWatchWorth a lookStrongExceptional
Solid opportunity signal. Worth a dedicated memo and management meeting.
Business quality
55
Adequate — check latest filings for context.
Acquirability
55
Some acquirability indicators.
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 £34,118
Key financials
1 year extracted from filed iXBRL accountsCash
£66k
Net Worth
-£34k
Current Assets
£199k
Current Liabilities
—
Financials
Extracted from Companies House accounts · accounting standard unknown| Metric | 2025-01-31 |
|---|---|
| Total assets | £1.07M |
| Current assets | £199.0k |
| Cash | £65.9k |
| Debtors | £133.1k |
| Net assets | £-34.1k |
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
9
filings
- • 8 mortgage
- • 1 confirmation-statement
Last 180 days
15
filings
- • 14 mortgage
- • 1 confirmation-statement
Counts from Companies House filing history.
Corporate timeline (61 events)Click to expand
- 2026-03-25📄mortgage-satisfy-charge-fullmortgage · MR04
- 2026-03-25📄mortgage-satisfy-charge-fullmortgage · MR04
- 2026-03-25📄mortgage-satisfy-charge-fullmortgage · MR04
- 2026-03-25📄mortgage-satisfy-charge-fullmortgage · MR04
- 2026-03-25📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2026-03-25📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2026-03-25📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2026-03-25📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2026-03-25🔓Charge satisfied #19
- 2026-03-25🔓Charge satisfied #22
- 2026-03-25🔓Charge satisfied #21
- 2026-03-25🔓Charge satisfied #20
- 2026-03-19🔒Charge registered #26Lender: Coutts & Company
- 2026-03-19🔒Charge registered #25Lender: Coutts & Company
- 2026-03-19🔒Charge registered #24Lender: Coutts & Company
- 2026-03-19🔒Charge registered #23Lender: Coutts & Company
- 2026-02-16📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2026-02-16📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2026-02-16📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2026-02-16📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2026-02-16🔒Charge registered #19Lender: Coutts & Company
- 2026-02-12🔒Charge registered #22Lender: Coutts & Company
- 2026-02-12🔒Charge registered #21Lender: Coutts & Company
- 2026-02-12🔒Charge registered #20Lender: Coutts & Company
- 2026-02-06📄mortgage-satisfy-charge-fullmortgage · MR04
- 2026-02-06🔓Charge satisfied #7
- 2025-12-18📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2025-12-17🔒Charge registered #18Lender: Coutts & Company
- 2025-11-10📄mortgage-satisfy-charge-fullmortgage · MR04
- 2025-11-10📄mortgage-satisfy-charge-fullmortgage · MR04
- 2025-11-10🔓Charge satisfied #5
- 2025-11-10🔓Charge satisfied #4
- 2025-10-01📄accounts-with-accounts-type-total-exemption-fullaccounts · AA
- 2025-05-26📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2025-05-26📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2025-05-26📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2025-05-26📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2025-05-26📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2025-05-26📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2025-05-15🔒Charge registered #17Lender: Coutts & Company
- 2025-05-15🔒Charge registered #16Lender: Coutts & Company
- 2025-05-15🔒Charge registered #15Lender: Coutts & Company
- 2025-05-15🔒Charge registered #14Lender: Coutts & Company
- 2025-05-15🔒Charge registered #13Lender: Coutts & Company
- 2025-05-15🔒Charge registered #12Lender: Coutts & Company
- 2024-12-08🔒Charge registered #11Lender: Coutts & Company
- 2024-09-16🔒Charge registered #10Lender: Lendinvest Btl Limited
- 2024-08-27🔓Charge satisfied #2
- 2024-05-25🔒Charge registered #9Lender: Coutts & Co
- 2022-11-09🔒Charge registered #8Lender: Coutts & Company
Showing most recent 50 of 61 events
Owner dependency
63/100
High — earn-out structure requiredMaterial founder dependency. Consider a 2-3 year earn-out and build in a handover plan before completion.
FACTORS
- +Two-director setup: Only two active directors — typical of owner-managed SMEs but limits succession.
- +No director turnover: Company is 6 years old with no director changes — suggests a very tight-knit founder team never broadened.
Succession & seller-readiness
36/100
Weak signalLimited succession signal. Not a near-term off-market candidate.
SIGNALS
- secondaryTwo-director governance: Small-team governance. Succession depth is thin but not absent.
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: 2026-03-19: A registered charge; 2026-03-19: A registered charge; 2026-03-19: 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.
17 live charges
lowHeavily leveraged with multiple live security positions — understand the capital structure before proceeding.
Shareholders & ownership
2 active beneficial owners| Name | Shares | Voting rights | Nature of control | Notified |
|---|---|---|---|---|
Mr Ryan Christie Individual · Scottish · DOB 02/1995 · age 31 | 25–50% | 25–50% | 25-50% shares · 25-50% voting | 24/01/2020 |
Miss Georgina Dorothy Bell Individual · Scottish · DOB 01/1995 · age 31 | 25–50% | 25–50% | 25-50% shares · 25-50% voting | 24/01/2020 |
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 |
|---|---|---|---|---|---|---|---|
| WATPRO LIMITED→ SC866318 · est 2025 · no financials extracted | — | — | — | — | — | — | — |
| WEST END ESTATES (EDINBURGH) LTD→ SC829296 · est 2024 · no financials extracted | — | — | — | — | 1y | — | — |
| WEST END PROPERTIES (GLASGOW) LIMITED→ SC570600 · est 2017 · no financials extracted | — | — | — | — | 8y | — | — |
| WEST HOMES SCOTLAND LIMITED→ SC708706 · est 2021 · no financials extracted | — | — | — | — | 4y | — | — |
| WESTBOURNE PORTFOLIO LIMITED→ SC321444 · est 2007 · no financials extracted | — | — | — | — | 18y | — | — |
| WESTERN ROAD PROPERTIES LIMITED→ SC837537 · est 2025 · no financials extracted | — | — | — | — | 1y | — | — |
| WESTERWOOD PROPERTIES (SCOTLAND) LIMITED→ SC114091 · est 1988 · no financials extracted | — | — | — | — | 37y | — | — |
| WESTFIELD INDUSTRIAL SOLUTIONS LTD→ SC435315 · est 2012 · no financials extracted | — | — | — | — | 13y | — | — |
| WESTKIRK LIMITED→ SC200190 · est 1999 · no financials extracted | — | — | — | — | 26y | — | — |
| WESTPOINT INVESTMENT COMPANY LIMITED→ SC386319 · est 2010 · no financials extracted | — | — | — | — | 15y | — | — |
| WESTPOINT PROPERTY BUYERS LIMITED→ SC671781 · est 2020 · no financials extracted | — | — | — | — | 5y | — | — |
| WESTPOINT PROPERTY INVESTMENTS LIMITED→ SC796452 · est 2024 · no financials extracted | — | — | — | — | 2y | — | — |
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
Incorporated2020-01-24
Jurisdictionscotland
Primary SIC68209 — Other letting and operating of own or leased real estate
Registered office
Unit 3, Kpp Chartered Accountants Morris Park
37 Rosyth Road
Glasgow
G5 0YE
Scotland
Filing status
Accounts
Next due: 2026-10-31
Last made up to: 2025-01-31
Confirmation statement
Next due: 2027-03-11
Last: 2026-02-25
Officers (2 active · 0 resigned)
BELL, Georgina Dorothy→
Activedirector · ~31y · appointed 2020-01-24
View their other companies + combined net worth →
CHRISTIE, Ryan→
Activedirector · ~31y · appointed 2020-01-24
View their other companies + combined net worth →
Click a director name to see their full track record across all companies.
Mortgages & charges
26
Total charges
17
Outstanding
4
Active lenders
Status:Lender:26 of 26 shown
| Type | Properties | |||||
|---|---|---|---|---|---|---|
| outstanding | NatWest Group Coutts & Company | A registered charge | 7 properties | 19/03/2026 | — | |
| outstanding | NatWest Group Coutts & Company | A registered charge | 7 properties | 19/03/2026 | — | |
| outstanding | NatWest Group Coutts & Company | A registered charge | 7 properties | 19/03/2026 | — | |
| outstanding | NatWest Group Coutts & Company | A registered charge | 7 properties | 19/03/2026 | — | |
| satisfied | NatWest Group Coutts & Company | A registered charge | 7 properties | 16/02/2026 | 25/03/2026 | |
| satisfied | NatWest Group Coutts & Company | A registered charge | 7 properties | 12/02/2026 | 25/03/2026 | |
| satisfied | NatWest Group Coutts & Company | A registered charge | 7 properties | 12/02/2026 | 25/03/2026 | |
| satisfied | NatWest Group Coutts & Company | A registered charge | 7 properties | 12/02/2026 | 25/03/2026 | |
| outstanding | NatWest Group Coutts & Company | A registered charge | 1 property | 17/12/2025 | — | |
| outstanding | NatWest Group Coutts & Company | A registered charge | 1 property | 15/05/2025 | — | |
| outstanding | NatWest Group Coutts & Company | A registered charge | 1 property | 15/05/2025 | — | |
| outstanding | NatWest Group Coutts & Company | A registered charge | 2 properties | 15/05/2025 | — | |
| outstanding | NatWest Group Coutts & Company | A registered charge | 2 properties | 15/05/2025 | — | |
| outstanding | NatWest Group Coutts & Company | A registered charge | 1 property | 15/05/2025 | — | |
| outstanding | NatWest Group Coutts & Company | A registered charge | 1 property | 15/05/2025 | — | |
| outstanding | NatWest Group Coutts & Company | A registered charge | 2 properties | 08/12/2024 | — | |
| outstanding | LendInvest Lendinvest Btl Limited | A registered charge | 2 properties | 16/09/2024 | — | |
| outstanding | NatWest Group Coutts & Co | A registered charge | 1 property | 25/05/2024 | — | |
| outstanding | NatWest Group Coutts & Company | A registered charge | 1 property | 09/11/2022 | — | |
| satisfied | Adam & Company | A registered charge | 1 property | 14/12/2021 | 06/02/2026 | |
| outstanding | Adam & Company | A registered charge | 1 property | 14/12/2021 | — | |
| satisfied | Lloyds Banking Group Adam & Company, a Business Name of the Royal Bank of Scotland PLC | A registered charge | 1 property | 10/12/2021 | 10/11/2025 | |
| satisfied | Lloyds Banking Group Adam & Company, a Business Name of the Royal Bank of Scotland PLC | A registered charge | 1 property | 10/12/2021 | 10/11/2025 | |
| outstanding | Sv Bude Development Sv Bude Development Limited | A registered charge | 1 property | 09/07/2021 | — | |
| satisfied | Sv Bude Development Sv Bude Development Limited | A registered charge | 1 property | 09/07/2021 | 27/08/2024 | |
| satisfied | The Mortgage Works (UK) The Mortgage Works (UK) PLC | A registered charge | 1 property | 08/12/2020 | 24/12/2021 |
Click column headers to sort. Use filters above to narrow by status and lender.
Recent filings (57 total)
mortgage-satisfy-charge-full
mortgage · MR04
2026-03-25
mortgage-satisfy-charge-full
mortgage · MR04
2026-03-25
mortgage-satisfy-charge-full
mortgage · MR04
2026-03-25
mortgage-satisfy-charge-full
mortgage · MR04
2026-03-25
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2026-03-25
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2026-03-25
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2026-03-25
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2026-03-25
confirmation-statement-with-no-updates
confirmation-statement · CS01
2026-03-19
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2026-02-16
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2026-02-16
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2026-02-16
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2026-02-16
mortgage-satisfy-charge-full
mortgage · MR04
2026-02-06
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2025-12-18