AYAANA PROPERTIES LIMITED
🏛️Establishedactive
SC655769 · ltd · incorporated 2020-02-26
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 Mar 2025
Net worth
£-12.3k
book net assets
Opportunity
74/100
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
- 68320Management of real estate on a fee or contract basis
Investor take
Pass (distressed without resilience)Distressed property-backed borrower — structural issues outweigh the discount.
Opportunity 74/100 (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. 4 distinct lenders creates friction — refinance into single-lender structure for cleaner diligence. Most likely exit: distressed disposal / insolvency (65/100).
🏦
Refinance opportunity
5 live charges · 4 lenders · oldest 5.7y
35/100
too messy
Refinance path is blocked by complexity. Rethink structure or expect bespoke, expensive terms.
- · Oldest live charge is 5.7 years old — likely at or near maturity.
- · 4 lenders named — inter-creditor friction likely.
- · Legal-friction score 25/100 — workable, but lender will want more DD.
Data confidence
Overall: high (80/100)Strong data coverage across all sections. AI outputs should be trusted with minimal caveats.
Company profile
address, 3 SIC codes, incorporation date
100
Financials
2 years of iXBRL accounts extracted (YoY deltas available) + narrative notes parsed
75
Lenders & charges
5 charges (5/5 with lender, 5/5 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
2 connected companies via shared directors
51
Filing history
24 filings on record
85
Gazette notices
No matching gazette notices (standard for active companies)
60
Opportunity Score
74/100Strong
PassWatchWorth a lookStrongExceptional
Solid opportunity signal. Worth a dedicated memo and management meeting.
Business quality
65
Adequate — check latest filings for context.
Acquirability
55
Some acquirability indicators.
Risk profile
85
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 £12,266
Net assets shrinking
Down £27,392 YoY
Key financials
2 years extracted from filed iXBRL accountsCash
£6k
Net Worth
-£12k
↓ 181% YoY
Current Assets
£6k
↑ 1.7% YoY
Current Liabilities
—
Hover to see exact values · click legend to toggle series
Financials
Extracted from Companies House accounts · FRS 102| Metric | 2025-03-31 | 2024-03-31 |
|---|---|---|
| Total assets | £-12.3k | £15.1k |
| Current assets | £6.1k | £6.0k |
| Cash | £6.0k | — |
| Debtors | £100 | — |
| Net assets | £-12.3k | £15.1k |
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
1
filing
- • 1 confirmation-statement
Last 180 days
2
filings
- • 1 confirmation-statement
- • 1 accounts
Counts from Companies House filing history.
Corporate timeline (25 events)Click to expand
- 2025-12-30📄accounts-with-accounts-type-total-exemption-fullaccounts · AA
- 2024-12-30📄accounts-with-accounts-type-micro-entityaccounts · AA
- 2023-12-27📄accounts-with-accounts-type-micro-entityaccounts · AA
- 2023-05-05📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2023-04-27🔒Charge registered #5Lender: The Mortgage Works (UK)PLC
- 2022-12-30📄accounts-with-accounts-type-micro-entityaccounts · AA
- 2022-03-10📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2022-03-03🔒Charge registered #4Lender: The Mortgage Works (UK) PLC
- 2021-11-26📄accounts-with-accounts-type-micro-entityaccounts · AA
- 2021-10-06📄mortgage-satisfy-charge-fullmortgage · MR04
- 2021-10-06🔓Charge satisfied #2
- 2021-10-05📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2021-09-29🔒Charge registered #3Lender: Charter Court Financial Services Limited Trading as Precise Mortgages
- 2021-05-27📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2021-05-26🔒Charge registered #2Lender: Charter Court Financial Services Limited
- 2021-03-29📄change-account-reference-date-company-current-extendedaccounts · AA01
- 2020-08-18📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2020-08-18🔒Charge registered #1Lender: The Mortgage Works (UK) PLC
- 2020-06-05📄appoint-person-director-company-with-name-dateofficers · AP01
- 2020-06-01➕AGILI, Krishna appointeddirector
- 2020-03-26📄change-to-a-person-with-significant-controlpersons-with-significant-control · PSC04
- 2020-03-26📄notification-of-a-person-with-significant-controlpersons-with-significant-control · PSC01
- 2020-02-26🏢Company incorporatedAs AYAANA PROPERTIES LIMITED
- 2020-02-26➕AGILI, Arpita appointeddirector
- 2020-02-26📄incorporation-companyincorporation · NEWINC
Owner dependency
71/100
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.
- +Family involvement: Multiple officers share a surname — likely family business, which concentrates governance.
- +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
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 · dominant holder ≥75%| Name | Shares | Voting rights | Nature of control | Notified |
|---|---|---|---|---|
Mr Krishna Agili Individual · British · DOB 09/1978 · age 48 | 25–50% | — | 25-50% shares | 15/03/2020 |
Mrs Arpita Agili Individual · British · DOB 09/1978 · age 48 | 25–50% | 75–100% | board control75-100% shares · 75-100% voting · board control | 26/02/2020 |
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
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|---|---|---|---|---|---|---|---|
| AWA PROPERTY GROUP LIMITED→ SC777359 · est 2023 · no financials extracted | — | — | — | — | 2y | — | — |
| BAAMA PROPERTIES LIMITED→ SC832233 · est 2024 · no financials extracted | — | — | — | — | 1y | — | — |
| BADGER LAW LIMITED→ SC796333 · est 2024 · no financials extracted | — | — | — | — | 2y | — | — |
| BAILLIE PROPERTY INVESTMENTS LTD→ SC746454 · est 2022 · no financials extracted | — | — | — | — | 3y | — | — |
| BANDEATH HOLDINGS LIMITED→ SC584868 · est 2018 · no financials extracted | — | — | — | — | 8y | — | — |
| BANDURA PROPERTIES LTD→ SC381212 · est 2010 · no financials extracted | — | — | — | — | 15y | — | — |
| BANNERMAN DEVELOPMENTS LIMITED→ SC080817 · est 1982 · no financials extracted | — | — | — | — | 43y | — | — |
| BARALO LTD→ SC835770 · est 2025 · no financials extracted | — | — | — | — | 1y | — | — |
| BARTON & DAVIES (JEAN SALOON) LIMITED→ SC050536 · est 1972 · no financials extracted | — | — | — | — | 53y | — | — |
| BASOMA PROPERTY LIMITED→ SC778232 · est 2023 · no financials extracted | — | — | — | — | 2y | — | — |
| BATHGATE BUSINESS CENTRE LTD→ SC768790 · est 2023 · no financials extracted | — | — | — | — | 2y | — | — |
| BATHGATE FLAT LTD→ SC879212 · est 2026 · no financials extracted | — | — | — | — | — | — | — |
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
Incorporated2020-02-26
Jurisdictionscotland
Primary SIC68100 — Buying and selling of own real estate
Registered office
4 Lambsmiln Place
Kirkliston
EH29 9GP
Scotland
Filing status
Accounts
Next due: 2026-12-31
Last made up to: 2025-03-31
Confirmation statement
Next due: 2027-04-09
Last: 2026-03-26
Officers (2 active · 0 resigned)
AGILI, Arpita→
Activedirector · ~48y · appointed 2020-02-26
View their other companies + combined net worth →
AGILI, Krishna→
Activedirector · ~48y · appointed 2020-06-01
View their other companies + combined net worth →
Click a director name to see their full track record across all companies.
Mortgages & charges
5
Total charges
4
Outstanding
2
Active lenders
Status:Lender:5 of 5 shown
| Type | Properties | |||||
|---|---|---|---|---|---|---|
| outstanding | The Mortgage Works (UK) The Mortgage Works (UK)PLC | A registered charge | 1 property | 27/04/2023 | — | |
| outstanding | The Mortgage Works (UK) The Mortgage Works (UK) PLC | A registered charge | 1 property | 03/03/2022 | — | |
| outstanding | Precise Mortgages Charter Court Financial Services Limited Trading as Precise Mortgages | A registered charge | 3 properties | 29/09/2021 | — | |
| satisfied | Precise Mortgages Charter Court Financial Services Limited | A registered charge | 3 properties | 26/05/2021 | 06/10/2021 | |
| outstanding | The Mortgage Works (UK) The Mortgage Works (UK) PLC | A registered charge | 1 property | 18/08/2020 | — |
Click column headers to sort. Use filters above to narrow by status and lender.
Recent filings (24 total)
confirmation-statement-with-no-updates
confirmation-statement · CS01
2026-03-26
accounts-with-accounts-type-total-exemption-full
accounts · AA
2025-12-30
confirmation-statement-with-no-updates
confirmation-statement · CS01
2025-05-27
accounts-with-accounts-type-micro-entity
accounts · AA
2024-12-30
confirmation-statement-with-no-updates
confirmation-statement · CS01
2024-04-29
confirmation-statement-with-no-updates
confirmation-statement · CS01
2024-04-29
accounts-with-accounts-type-micro-entity
accounts · AA
2023-12-27
confirmation-statement-with-no-updates
confirmation-statement · CS01
2023-05-19
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2023-05-05
accounts-with-accounts-type-micro-entity
accounts · AA
2022-12-30
confirmation-statement-with-no-updates
confirmation-statement · CS01
2022-04-22
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2022-03-10
accounts-with-accounts-type-micro-entity
accounts · AA
2021-11-26
mortgage-satisfy-charge-full
mortgage · MR04
2021-10-06
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2021-10-05