GRAND PROPERTIES ABERDEEN LTD

🌿Early-stageactive

SC712912 · ltd · incorporated 2021-10-22

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.

Why now

Window steady · low confidence

Stable recent picture — watch for any upcoming trigger event.

What changed my view

Last 30 days

No material changes in the last 30 days.

Last 90 days

No snapshot from 90 days ago — start tracking from today.

Last 180 days

No snapshot from 180 days ago — start tracking from today.

🔒Estimated value

—

Upgrade to see

Turnover

—

year to Apr 2025

Net worth

£-210.0k

book net assets

Opportunity

62/100

Worth a look

🔒Generate AI memo →🔒Outreach pack →🔒Corporate story →📑 Reports →Sign in to watch

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 62/100 (worth a look), bankability 52/100. Share purchase looks the cleaner deal structure. Biggest value-creation lever: Consolidate lender relationships. 6 distinct lenders creates friction — refinance into single-lender structure for cleaner diligence. Most likely exit: distressed disposal / insolvency (65/100).

🏦

Refinance opportunity

12 live charges · 6 lenders · oldest 3.6y

25/100

too messy

Refinance path is blocked by complexity. Rethink structure or expect bespoke, expensive terms.

· Charge age ~3.6 years — mid-life; refi window approaching.
· 6 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, 2 SIC codes, incorporation date

100

Financials

1 year of iXBRL accounts extracted (no YoY comparison) + narrative notes parsed

Lenders & charges

12 charges (12/12 with lender, 12/12 with type)

Directors & officers

2 officers (2 active, 2 linked, 2 with DOB)

Ownership & PSC

2 active PSC(s) of 2 total, 2 with control declared

Director network

2 connected companies via shared directors

Filing history

27 filings on record

Gazette notices

No matching gazette notices (standard for active companies)

Opportunity Score

62/100Worth a look

PassWatchWorth a lookStrongExceptional

Mixed signal. Worth opening the full target workup before deciding to pursue.

Business quality

Adequate — check latest filings for context.

Acquirability

Some acquirability indicators.

Risk profile

Some moderate concerns — review flags.

Signal strength

100

Good data coverage for analysis.

Signals from accounts

Derived from iXBRL accounts · accounting standard not declared

Negative net assets

Liabilities exceed assets by £209,965

High leverage

Liabilities are 100% of total assets

Leverage

100%

Liabilities / Total assets

Key financials

1 year extracted from filed iXBRL accounts

Cash

—

Net Worth

-£210k

Current Assets

£17k

Current Liabilities

—

Financials

Extracted from Companies House accounts · accounting standard unknown

Metric	2025-04-05
Total assets	£290.9k
Current assets	£17.5k
Net assets	£-210.0k

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

filings

Last 90 days

filings

Last 180 days

filings

• 2 mortgage

Counts from Companies House filing history.

Corporate timeline (42 events)Click to expand

2026-03-05
📄
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2026-03-05
📄
mortgage-satisfy-charge-full
mortgage · MR04
2026-03-05
🔓
Charge satisfied #11
2026-03-02
🔒
Charge registered #12
Lender: Paragon Bank PLC
2025-12-10
📄
accounts-with-accounts-type-micro-entity
accounts · AA
2025-11-10
📄
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2025-11-05
🔒
Charge registered #11
Lender: Lendinvest Security Trustees Limited
2025-10-24
📄
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2025-10-24
📄
mortgage-satisfy-charge-full
mortgage · MR04
2025-10-24
🔒
Charge registered #10
Lender: Paragon Bank PLC
2025-10-24
🔓
Charge satisfied #6
2025-08-21
📄
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2025-08-21
📄
mortgage-satisfy-charge-full
mortgage · MR04
2025-08-21
🔓
Charge satisfied #7
2025-07-31
🔒
Charge registered #9
Lender: Paragon Bank PLC
2025-06-20
📄
change-account-reference-date-company-previous-shortened
accounts · AA01
2025-06-19
📄
accounts-with-accounts-type-micro-entity
accounts · AA
2025-02-21
📄
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2025-02-20
🔒
Charge registered #8
Lender: Aldermore Bank PLC
2025-02-19
📄
mortgage-satisfy-charge-full
mortgage · MR04
2025-02-19
🔓
Charge satisfied #2
2025-02-14
📄
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2025-02-12
🔒
Charge registered #7
Lender: Lendinvest Security Trustees Limited
2025-01-20
📄
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2025-01-17
🔒
Charge registered #6
Lender: Aldermore Bank PLC
2024-11-13
📄
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2024-11-06
🔒
Charge registered #5
Lender: Paratus Amc Limited
2024-06-13
📄
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2024-06-12
🔒
Charge registered #4
Lender: Together Commercial Finance Limited
2024-06-11
📄
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2024-06-06
🔒
Charge registered #3
Lender: Together Commercial Finance Limited
2024-05-28
📄
accounts-with-accounts-type-micro-entity
accounts · AA
2023-10-03
📄
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2023-09-15
🔒
Charge registered #2
Lender: Paratus Amc Limited
2023-07-06
📄
accounts-with-accounts-type-micro-entity
accounts · AA
2023-06-24
📄
mortgage-satisfy-charge-full
mortgage · MR04
2023-06-24
🔓
Charge satisfied #1
2022-12-22
📄
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2022-12-20
🔒
Charge registered #1
Lender: The Mortgage Works (UK) PLC
2021-10-22
🏢
Company incorporated
As GRAND PROPERTIES ABERDEEN LTD
2021-10-22
➕
DUNCAN, Graeme appointed
director
2021-10-22
➕
MORRISON, Andrew James appointed
director

Owner dependency

58/100

Moderate — manageable with handover

Some founder dependency, but not acute. A structured handover period should cover most risk.

FACTORS

+Two-director setup: Only two active directors — typical of owner-managed SMEs but limits succession.

Succession & seller-readiness

36/100

Weak signal

Limited 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 low

4 new charges in last 12 months

medium

Heavy recent charge activity can indicate refinancing pressure, aggressive leverage, or multiple lender rotation.

Evidence: 2026-03-02: A registered charge; 2025-11-05: A registered charge; 2025-10-24: A registered charge

Charge satisfaction-then-recreation pattern

medium

Multiple instances where a charge was satisfied and a new charge created within 6 months. Suggests active refinancing cycle.

7 live charges

low

Heavily 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 Graeme Duncan Individual · British · DOB 06/1977 · age 49	25–50%	25–50%	board control25-50% shares · 25-50% voting · board control	22/10/2021
Mr Andrew James Morrison Individual · British · DOB 03/1982 · age 44	25–50%	25–50%	board control25-50% shares · 25-50% voting · board control	22/10/2021

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
ROBERT WHITELAW (ABERDEEN) LIMITED→ SC053906 · est 1973	£4.35M £3.70M–£5.01M	—	£4.35M	—	52y	83	76y
OMATRON LIMITED→ SC278277 · est 2005	£1.85M £1.57M–£2.13M	—	£1.85M	—	21y	83	72y
BEN THOW LIMITED→ SC058084 · est 1975	£1.51M £1.29M–£1.74M	—	£1.51M	—	50y	82	69y
JACKAL PROPERTIES LIMITED→ SC228832 · est 2002	£1.29M £1.10M–£1.49M	—	£1.29M	—	24y	83	71y
ST. MALO HOUSE LIMITED→ SC285478 · est 2005	£1.20M £1.02M–£1.38M	—	£1.20M	—	21y	83	80y
ABBOTSHALL SERVICES LIMITED→ SC305853 · est 2006	£581.0k £493.8k–£668.1k	—	£581.0k	—	19y	82	68y
BANCHORY CAR CENTRE LTD.→ SC356740 · est 2009	£526.7k £447.7k–£605.7k	—	£526.7k	—	17y	82	71y
BOWDEN BUILDINGS LTD→ SC279331 · est 2005	£492.7k £418.8k–£566.6k	—	£492.7k	—	21y	82	62y
ART DECO CARRON RESTAURANT LTD.→ SC218207 · est 2001	£201.4k £171.2k–£231.6k	—	£201.4k	—	25y	82	62y
AMZ PROPERTIES LIMITED→ SC268771 · est 2004	£155.8k £132.5k–£179.2k	—	£155.8k	—	22y	82	79y
GALLERY HEINZEL LIMITED→ SC233642 · est 2002	£99.6k £84.7k–£114.6k	—	£99.6k	—	24y	83	59y
EASTHAVEN PROPERTIES LIMITED→ SC277384 · est 2004	£93.3k £79.3k–£107.3k	—	£93.3k	—	21y	83	58y

Peers ranked by estimated value, then turnover, then opportunity score.See all →

🔒Tailored diligence questions

10 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

Incorporated2021-10-22

Jurisdictionscotland

Primary SIC68100 — Buying and selling of own real estate

Registered office

Hawthorn House

Rothienorman

Inverurie

AB51 8YD

Scotland

Filing status

Accounts

Next due: 2027-01-05

Last made up to: 2025-04-05

Confirmation statement

Next due: 2026-11-01

Last: 2025-10-18

Officers (2 active · 0 resigned)

DUNCAN, Graeme→

director · ~49y · appointed 2021-10-22

View their other companies + combined net worth →

Active

MORRISON, Andrew James→

director · ~44y · appointed 2021-10-22

View their other companies + combined net worth →

Active

Click a director name to see their full track record across all companies.

Mortgages & charges

Total charges

Outstanding

Active lenders

Status:Lender:12 of 12 shown

		Type	Properties
outstanding	Paragon Paragon Bank PLC	A registered charge	1 property	02/03/2026	—
satisfied	LendInvest Lendinvest Security Trustees Limited	A registered charge	1 property	05/11/2025	05/03/2026
outstanding	Paragon Paragon Bank PLC	A registered charge	1 property	24/10/2025	—
outstanding	Paragon Paragon Bank PLC	A registered charge	1 property	31/07/2025	—
outstanding	Aldermore Aldermore Bank PLC	A registered charge	1 property	20/02/2025	—
satisfied	LendInvest Lendinvest Security Trustees Limited	A registered charge	1 property	12/02/2025	21/08/2025
satisfied	Aldermore Aldermore Bank PLC	A registered charge	1 property	17/01/2025	24/10/2025
outstanding	Paratus Amc Paratus Amc Limited	A registered charge	1 property	06/11/2024	—
outstanding	Together Money Together Commercial Finance Limited	A registered charge	2 properties	12/06/2024	—
outstanding	Together Money Together Commercial Finance Limited	A registered charge	—	06/06/2024	—
satisfied	Paratus Amc Paratus Amc Limited	A registered charge	1 property	15/09/2023	19/02/2025
satisfied	The Mortgage Works (UK) The Mortgage Works (UK) PLC	A registered charge	1 property	20/12/2022	24/06/2023

Click column headers to sort. Use filters above to narrow by status and lender.

Recent filings (27 total)

mortgage-create-with-deed-with-charge-number-charge-creation-date

mortgage · MR01

2026-03-05

mortgage-satisfy-charge-full

mortgage · MR04

2026-03-05

accounts-with-accounts-type-micro-entity

accounts · AA

2025-12-10

mortgage-create-with-deed-with-charge-number-charge-creation-date

mortgage · MR01

2025-11-10

mortgage-create-with-deed-with-charge-number-charge-creation-date

mortgage · MR01

2025-10-24

mortgage-satisfy-charge-full

mortgage · MR04

2025-10-24

confirmation-statement-with-no-updates

confirmation-statement · CS01

2025-10-21

mortgage-create-with-deed-with-charge-number-charge-creation-date

mortgage · MR01

2025-08-21

mortgage-satisfy-charge-full

mortgage · MR04

2025-08-21

change-account-reference-date-company-previous-shortened

accounts · AA01

2025-06-20

accounts-with-accounts-type-micro-entity

accounts · AA

2025-06-19

mortgage-create-with-deed-with-charge-number-charge-creation-date

mortgage · MR01

2025-02-21

mortgage-satisfy-charge-full

mortgage · MR04

2025-02-19

mortgage-create-with-deed-with-charge-number-charge-creation-date

mortgage · MR01

2025-02-14

mortgage-create-with-deed-with-charge-number-charge-creation-date

mortgage · MR01

2025-01-20