MOFFAT PROPERTY INVESTMENTS LTD
🌱Startupactive
SC867007 · ltd · incorporated 2025-10-20
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
—
not disclosed
Net worth
—
book net assets
Opportunity
66/100
Strong
What this business does
Primary activity: Other letting and operating of own or leased real estate
Sector: Real estate
Investor take
PursueProperty-backed borrower. Reasonable fundamentals — worth a memo before deciding.
Opportunity 66/100 (strong), bankability 47/100. 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 (58/100).
🏦
Refinance opportunity
16 live charges · 3 lenders · oldest 0.4y
0/100
too messy
Refinance path is blocked by complexity. Rethink structure or expect bespoke, expensive terms.
- · Newest facility, 0.4 years old — likely still in initial term.
- · 3 lenders named — inter-creditor friction likely.
- · Legal-friction score 40/100 — workable, but lender will want more DD.
Data confidence
Overall: medium (56/100)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
No iXBRL financials extracted
0
Lenders & charges
16 charges (16/16 with lender, 16/16 with type)
90
Directors & officers
2 officers (2 active, 2 linked, 2 with DOB)
90
Ownership & PSC
1 active PSC(s) of 1 total, 1 with control declared
90
Director network
Network not yet resolved
30
Filing history
19 filings on record
85
Gazette notices
No matching gazette notices (standard for active companies)
60
Opportunity Score
66/100Strong
PassWatchWorth a lookStrongExceptional
Solid opportunity signal. Worth a dedicated memo and management meeting.
Business quality
50
Adequate — check latest filings for context.
Acquirability
55
Some acquirability indicators.
Risk profile
74
Few red flags.
Signal strength
100
Good data coverage for analysis.
Recent activity
Last 30 days
0
filings
Last 90 days
8
filings
- • 8 mortgage
Last 180 days
18
filings
- • 17 mortgage
- • 1 officers
Counts from Companies House filing history.
Corporate timeline (39 events)Click to expand
- 2026-04-02📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2026-04-02📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2026-04-02📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2026-04-02📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2026-04-01📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2026-03-31📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2026-03-31🔒Charge registered #16Lender: Lendinvest Btl Limited, a Company Registered Under the Companies Acts with Registered Number 10845703, Having Its Registered Office at 8 Mortimer Street, London W1T 3JJ ( and Its Successors and Assignees, Transferees and Assignees )
- 2026-03-31🔒Charge registered #15Lender: Lendinvest Btl Limited, a Company Registered Under the Companies Acts with Registered Number 10845703, Having Its Registered Office at 8 Mortimer Street, London W1T 3JJ ( and Its Successors and Assignees, Transferees and Assignees )
- 2026-03-31🔒Charge registered #14Lender: Lendinvest Btl Limited, a Company Registered Under the Companies Acts with Registered Number 10845703, Having Its Registered Office at 8 Mortimer Street, London W1T 3JJ ( and Its Successors and Assignees, Transferees and Assignees )
- 2026-03-31🔒Charge registered #13Lender: Lendinvest Btl Limited, a Company Registered Under the Companies Acts with Registered Number 10845703, Having Its Registered Office at 8 Mortimer Street, London W1T 3JJ ( and Its Successors and Assignees, Transferees and Assignees )
- 2026-03-31🔒Charge registered #12Lender: Lendinvest Btl Limited, a Company Registered Under the Companies Acts with Registered Number 10845703, Having Its Registered Office at 8 Mortimer Street, London W1T 3JJ ( and Its Successors and Assignees, Transferees and Assignees )
- 2026-03-31🔒Charge registered #11Lender: Lendinvest Btl Limited, a Company Registered Under the Companies Acts with Registered Number 10845703, Having Its Registered Office at 8 Mortimer Street, London W1T 3JJ ( and Its Successors and Assignees, Transferees and Assignees )
- 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🔓Charge satisfied #1
- 2026-03-20🔒Charge registered #10Lender: Lendinvest Btl Limited (Company Number:10845703) of 4-8 Maple Street London, England W1T 5HD
- 2026-02-13📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2026-02-11📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2026-02-11📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2026-02-11📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2026-02-06📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2026-02-06📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2026-02-06📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2026-02-03📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2026-02-03🔒Charge registered #9Lender: Lendinvest Security Trustees Limited
- 2026-02-03🔒Charge registered #6Lender: Lendinvest Btl Limited, a Company Registered Under the Companies Acts with Registered Number 10845703, Having Its Registered Office at 8 Mortimer Street, London W1T 3JJ ( and Its Successors and Assignees, Transferees and Assignees )
- 2026-02-03🔒Charge registered #5Lender: Lendinvest Btl Limited, a Company Registered Under the Companies Acts with Registered Number 10845703, Having Its Registered Office at 8 Mortimer Street, London W1T 3JJ ( and Its Successors and Assignees, Transferees and Assignees )
- 2026-02-03🔒Charge registered #4Lender: Lendinvest Btl Limited, a Company Registered Under the Companies Acts with Registered Number 10845703, Having Its Registered Office at 8 Mortimer Street, London W1T 3JJ ( and Its Successors and Assignees, Transferees and Assignees )
- 2026-02-03🔒Charge registered #3Lender: Lendinvest Btl Limited, a Company Registered Under the Companies Acts with Registered Number 10845703, Having Its Registered Office at 8 Mortimer Street, London W1T 3JJ ( and Its Successors and Assignees, Transferees and Assignees )
- 2026-02-03🔒Charge registered #2Lender: Lendinvest Btl Limited, a Company Registered Under the Companies Acts with Registered Number 10845703, Having Its Registered Office at 8 Mortimer Street, London W1T 3JJ ( and Its Successors and Assignees, Transferees and Assignees )
- 2026-01-31🔒Charge registered #8Lender: Lendinvest Btl Limited, a Company Registered Under the Companies Acts with Registered Number 10845703, Having Its Registered Office at 8 Mortimer Street, London W1T 3JJ ( and Its Successors and Assignees, Transferees and Assignees )
- 2026-01-31🔒Charge registered #7Lender: Lendinvest Btl Limited, a Company Registered Under the Companies Acts with Registered Number 10845703, Having Its Registered Office at 8 Mortimer Street, London W1T 3JJ ( and Its Successors and Assignees, Transferees and Assignees )
- 2025-12-24📄mortgage-create-with-deed-with-charge-number-charge-creation-datemortgage · MR01
- 2025-12-19➕LYELL, Jacqueline Alexandra appointeddirector
- 2025-12-19📄appoint-person-director-company-with-name-dateofficers · AP01
- 2025-12-19🔒Charge registered #1Lender: Lendinvest Security Trustees Limited
- 2025-10-20🏢Company incorporatedAs MOFFAT PROPERTY INVESTMENTS LTD
- 2025-10-20➕MOFFAT, Daniel appointeddirector
- 2025-10-20📄incorporation-companyincorporation · NEWINC
Owner dependency
78/100
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.
- +Founder name in company name: Company name contains director surname "MOFFAT" — strong identity link between founder and business.
- +Young company: Only 0.6 years old — management layer unlikely to be developed.
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
1 med · 1 low16 new charges in last 12 months
mediumHeavy recent charge activity can indicate refinancing pressure, aggressive leverage, or multiple lender rotation.
Evidence: 2026-03-31: A registered charge; 2026-03-31: A registered charge; 2026-03-31: A registered charge
15 live charges
lowHeavily leveraged with multiple live security positions — understand the capital structure before proceeding.
Shareholders & ownership
1 active beneficial owner · dominant holder ≥75%| Name | Shares | Voting rights | Nature of control | Notified |
|---|---|---|---|---|
Mr Daniel Moffat Individual · British · DOB 08/1995 · age 31 | 75–100% | 75–100% | board control75-100% shares · 75-100% voting · board control | 20/10/2025 |
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
Incorporated2025-10-20
Jurisdictionscotland
Primary SIC68209 — Other letting and operating of own or leased real estate
Registered office
22 Smeaton Gardens Whitecraig
Musselburgh
EH21 8TH
United Kingdom
Filing status
Accounts
Next due: 2027-07-20
Last made up to: —
Confirmation statement
Next due: 2026-11-02
Last: —
Officers (2 active · 0 resigned)
LYELL, Jacqueline Alexandra→
Activedirector · ~33y · appointed 2025-12-19
View their other companies + combined net worth →
MOFFAT, Daniel→
Activedirector · ~31y · appointed 2025-10-20
View their other companies + combined net worth →
Click a director name to see their full track record across all companies.
Mortgages & charges
16
Total charges
15
Outstanding
1
Active lenders
Status:Lender:16 of 16 shown
| Type | Properties | |||||
|---|---|---|---|---|---|---|
| outstanding | LendInvest Lendinvest Btl Limited, a Company Registered Under the Companies Acts with Registered Number 10845703, Having Its Registered Office at 8 Mortimer Street, London W1T 3JJ ( and Its Successors and Assignees, Transferees and Assignees ) | A registered charge | 1 property | 31/03/2026 | — | |
| outstanding | LendInvest Lendinvest Btl Limited, a Company Registered Under the Companies Acts with Registered Number 10845703, Having Its Registered Office at 8 Mortimer Street, London W1T 3JJ ( and Its Successors and Assignees, Transferees and Assignees ) | A registered charge | 1 property | 31/03/2026 | — | |
| outstanding | LendInvest Lendinvest Btl Limited, a Company Registered Under the Companies Acts with Registered Number 10845703, Having Its Registered Office at 8 Mortimer Street, London W1T 3JJ ( and Its Successors and Assignees, Transferees and Assignees ) | A registered charge | 1 property | 31/03/2026 | — | |
| outstanding | LendInvest Lendinvest Btl Limited, a Company Registered Under the Companies Acts with Registered Number 10845703, Having Its Registered Office at 8 Mortimer Street, London W1T 3JJ ( and Its Successors and Assignees, Transferees and Assignees ) | A registered charge | 1 property | 31/03/2026 | — | |
| outstanding | LendInvest Lendinvest Btl Limited, a Company Registered Under the Companies Acts with Registered Number 10845703, Having Its Registered Office at 8 Mortimer Street, London W1T 3JJ ( and Its Successors and Assignees, Transferees and Assignees ) | A registered charge | 1 property | 31/03/2026 | — | |
| outstanding | LendInvest Lendinvest Btl Limited, a Company Registered Under the Companies Acts with Registered Number 10845703, Having Its Registered Office at 8 Mortimer Street, London W1T 3JJ ( and Its Successors and Assignees, Transferees and Assignees ) | A registered charge | 1 property | 31/03/2026 | — | |
| outstanding | LendInvest Lendinvest Btl Limited (Company Number:10845703) of 4-8 Maple Street London, England W1T 5HD | A registered charge | 7 properties | 20/03/2026 | — | |
| outstanding | LendInvest Lendinvest Security Trustees Limited | A registered charge | 6 properties | 03/02/2026 | — | |
| outstanding | LendInvest Lendinvest Btl Limited, a Company Registered Under the Companies Acts with Registered Number 10845703, Having Its Registered Office at 8 Mortimer Street, London W1T 3JJ ( and Its Successors and Assignees, Transferees and Assignees ) | A registered charge | 1 property | 03/02/2026 | — | |
| outstanding | LendInvest Lendinvest Btl Limited, a Company Registered Under the Companies Acts with Registered Number 10845703, Having Its Registered Office at 8 Mortimer Street, London W1T 3JJ ( and Its Successors and Assignees, Transferees and Assignees ) | A registered charge | 1 property | 03/02/2026 | — | |
| outstanding | LendInvest Lendinvest Btl Limited, a Company Registered Under the Companies Acts with Registered Number 10845703, Having Its Registered Office at 8 Mortimer Street, London W1T 3JJ ( and Its Successors and Assignees, Transferees and Assignees ) | A registered charge | 1 property | 03/02/2026 | — | |
| outstanding | LendInvest Lendinvest Btl Limited, a Company Registered Under the Companies Acts with Registered Number 10845703, Having Its Registered Office at 8 Mortimer Street, London W1T 3JJ ( and Its Successors and Assignees, Transferees and Assignees ) | A registered charge | 7 properties | 03/02/2026 | — | |
| outstanding | LendInvest Lendinvest Btl Limited, a Company Registered Under the Companies Acts with Registered Number 10845703, Having Its Registered Office at 8 Mortimer Street, London W1T 3JJ ( and Its Successors and Assignees, Transferees and Assignees ) | A registered charge | 1 property | 03/02/2026 | — | |
| outstanding | LendInvest Lendinvest Btl Limited, a Company Registered Under the Companies Acts with Registered Number 10845703, Having Its Registered Office at 8 Mortimer Street, London W1T 3JJ ( and Its Successors and Assignees, Transferees and Assignees ) | A registered charge | 1 property | 31/01/2026 | — | |
| outstanding | LendInvest Lendinvest Btl Limited, a Company Registered Under the Companies Acts with Registered Number 10845703, Having Its Registered Office at 8 Mortimer Street, London W1T 3JJ ( and Its Successors and Assignees, Transferees and Assignees ) | A registered charge | 1 property | 31/01/2026 | — | |
| satisfied | LendInvest Lendinvest Security Trustees Limited | A registered charge | — | 19/12/2025 | 25/03/2026 |
Click column headers to sort. Use filters above to narrow by status and lender.
Recent filings (19 total)
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2026-04-02
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2026-04-02
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2026-04-02
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2026-04-02
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2026-04-01
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2026-03-31
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
2026-02-13
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2026-02-11
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2026-02-11
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2026-02-11
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2026-02-06
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2026-02-06
mortgage-create-with-deed-with-charge-number-charge-creation-date
mortgage · MR01
2026-02-06