NQF PROPERTIES LTD

🌿Early-stageactive
SC807373 · ltd · incorporated 2024-04-17
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
—
book net assets
Opportunity
77/100
Strong
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What this business does
Primary activity: Other letting and operating of own or leased real estate
Sector: Real estate
Investor take
Pursue
Strong opportunity: property-backed borrower with strong profile and structurally messy structure.

Opportunity 77/100 (strong), bankability 52/100. 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. 3 distinct lenders creates friction — refinance into single-lender structure for cleaner diligence. Most likely exit: share sale to pe / searcher (73/100).

🏦

Refinance opportunity

4 live charges · 3 lenders · oldest 1.9y

0/100
too messy

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

  • · Newest facility, 1.9 years old — likely still in initial term.
  • · 3 lenders named — inter-creditor friction likely.
  • · Legal-friction score 25/100 — workable, but lender will want more DD.

Data confidence

Overall: medium (71/100)

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
4 charges (4/4 with lender, 4/4 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
Network not yet resolved
30
Filing history
10 filings on record
85
Gazette notices
No matching gazette notices (standard for active companies)
60
Opportunity Score
77/100Strong
PassWatchWorth a lookStrongExceptional 

Solid opportunity signal. Worth a dedicated memo and management meeting.

Business quality
60
Adequate — check latest filings for context.
Acquirability
75
Strong succession / seller-readiness signals.
Risk profile
85
Few red flags.
Signal strength
100
Good data coverage for analysis.

Key financials

1 year extracted from filed iXBRL accounts
Cash
—
Net Worth
—
Current Assets
—
Current Liabilities
—

Financials

Extracted from Companies House accounts · FRS 102
Metric2025-04-30
Average employees200

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
2
filings
  • • 1 confirmation-statement
  • • 1 mortgage
Last 90 days
2
filings
  • • 1 confirmation-statement
  • • 1 mortgage
Last 180 days
5
filings
  • • 2 confirmation-statement
  • • 1 mortgage
  • • 1 accounts
Counts from Companies House filing history.
Corporate timeline (15 events)Click to expand
  1. 2026-04-16
    📄
    mortgage-create-with-deed-with-charge-number-charge-creation-date
    mortgage · MR01
  2. 2026-04-09
    🔒
    Charge registered #4
    Lender: Bank of Scotland PLC, Birmingham Midshires Division
  3. 2026-01-14
    📄
    accounts-with-accounts-type-micro-entity
    accounts · AA
  4. 2026-01-14
    📄
    replacement-filing-of-confirmation-statement-with-made-up-date
    confirmation-statement · RP01CS01
  5. 2026-01-13
    📄
    capital-allotment-shares
    capital · SH01
  6. 2025-04-14
    📄
    mortgage-create-with-deed-with-charge-number-charge-creation-date
    mortgage · MR01
  7. 2025-04-09
    🔒
    Charge registered #3
    Lender: The Morgage Works (UK) PLC
  8. 2024-06-17
    📄
    mortgage-create-with-deed-with-charge-number-charge-creation-date
    mortgage · MR01
  9. 2024-06-06
    📄
    mortgage-create-with-deed-with-charge-number-charge-creation-date
    mortgage · MR01
  10. 2024-06-04
    🔒
    Charge registered #2
    Lender: The Mortgage Works (UK) PLC
  11. 2024-06-04
    🔒
    Charge registered #1
    Lender: The Mortgage Works (UK) PLC
  12. 2024-04-17
    🏢
    Company incorporated
    As NQF PROPERTIES LTD
  13. 2024-04-17
    ➕
    PATTERSON, Isobel Louise appointed
    director
  14. 2024-04-17
    ➕
    PATTERSON, Nigel Shaw appointed
    director
  15. 2024-04-17
    📄
    incorporation-company
    incorporation · NEWINC

Owner dependency

79/100
High — earn-out structure required

Material 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.
  • +Senior director age: Director aged approximately 61 — approaching natural succession window.
  • +Family involvement: Multiple officers share a surname — likely family business, which concentrates governance.
  • +Young company: Only 2.1 years old — management layer unlikely to be developed.

Succession & seller-readiness

46/100
Moderate signal

Some succession indicators present. Worth watching; approach if sector/strategy fits.

SIGNALS
  • secondaryFounder aged 58+: Senior director is approximately 61. Early succession window.
  • secondaryTwo-director governance: Small-team governance. Succession depth is thin but not absent.

Red flags

clean
No 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
NameSharesVoting rightsNature of controlNotified
Mr Nigel Shaw Patterson
Individual · British · DOB 10/1965 · age 61
25–50%
25–50%25-50% shares · 25-50% voting17/04/2024
Mrs Isobel Louise Patterson
Individual · British · DOB 10/1967 · age 59
25–50%
25–50%25-50% shares · 25-50% voting17/04/2024

From Companies House Persons with Significant Control filings. Share ranges are banded per the public PSC regime.

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Peers ranked by estimated value, then turnover, then opportunity score.See all →
🔒Tailored diligence questions

9 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
Incorporated2024-04-17
Jurisdictionscotland
Primary SIC68209 — Other letting and operating of own or leased real estate

Registered office

Torridon House
Torridon Lane
Rosyth
Fife
KY11 2EU
Scotland

Filing status

Accounts
Next due: 2027-01-31
Last made up to: 2025-04-30
Confirmation statement
Next due: 2027-04-30
Last: 2026-04-16

Officers (2 active · 0 resigned)

PATTERSON, Isobel Louise→
director · ~59y · appointed 2024-04-17
View their other companies + combined net worth →
Active
PATTERSON, Nigel Shaw→
director · ~61y · appointed 2024-04-17
View their other companies + combined net worth →
Active

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

Mortgages & charges

4
Total charges
4
Outstanding
3
Active lenders
Status:Lender:4 of 4 shown
TypeProperties
outstanding
Lloyds Banking Group
Bank of Scotland PLC, Birmingham Midshires Division
A registered charge1 property09/04/2026—
outstanding
The Morgage Works (UK)
The Morgage Works (UK) PLC
A registered charge1 property09/04/2025—
outstanding
The Mortgage Works (UK)
The Mortgage Works (UK) PLC
A registered charge1 property04/06/2024—
outstanding
The Mortgage Works (UK)
The Mortgage Works (UK) PLC
A registered charge1 property04/06/2024—
Click column headers to sort. Use filters above to narrow by status and lender.

Recent filings (10 total)

confirmation-statement-with-no-updates
confirmation-statement · CS01
2026-04-21
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2026-04-16
accounts-with-accounts-type-micro-entity
accounts · AA
2026-01-14
replacement-filing-of-confirmation-statement-with-made-up-date
confirmation-statement · RP01CS01
2026-01-14
capital-allotment-shares
capital · SH01
2026-01-13
confirmation-statement-with-no-updates
confirmation-statement · CS01
2025-04-16
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2025-04-14
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2024-06-17
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2024-06-06
incorporation-company
incorporation · NEWINC
2024-04-17