AVIVA INVESTORS GR SPV 12 LIMITED

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  Material uncertainty over going concern

  At the balance sheet date the Company had net current liabilities of £2,832,499 (2024: £2,748,994). This is driven by the intercompany borrowings with the parent of £2,429,282 (2024: £2,429,282)and other creditors The directors have received confirmation via a letter of support that Aviva Investors REALM Ground Rent Holdco Limited intends to support the Company to enable it to meet its obligations as they fall due and Aviva Investors Ground Rent Holdco Limited will not seek repayment of part or all of the amount loaned to this Company, where to do so would place this Company in an insolvent position.

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  Audit opinion: Disclaimer of opinion

  Latest auditor's report carried a non-clean opinion.

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  Going-concern uncertainty disclosed

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  Negative shareholders' funds

Values shown as filed in the company's annual accounts. — indicates the figure wasn't present under that line item in that period. The Δ column is the change from the prior filed period as a percentage of |prior|; lines a company doesn't report show —. Year-on-year comparison hidden: this filing covers about 12 months versus 12 months prior. About these numbers

Margins divide P&L lines by turnover. Gearing is liabilities over total assets. Current ratio is current assets over creditors falling due within one year. Interest cover is operating profit over absolute finance costs. Margin ratios are hidden where reported turnover is too small relative to profit to yield a meaningful figure — typical of holding companies whose income is mostly subsidiary dividends rather than trading revenue. Sector-distribution context coming next.

1. AVIVA INVESTORS GR SPV 12 LIMITED 2014-01-13 → present
2. EMLOR PROPERTY NO.4 LIMITED 2013-01-16 → 2014-01-13
3. EMLOR RETIREMENT HOMES LIMITED 2000-08-14 → 2013-01-16
4. MCCARTHY LIFESTYLE HOMES LIMITED 1999-08-12 → 2000-08-14

Accounting basis

FRS 102

Reporting scope

Standalone (parent only)

Abridged

Yes — abridged accounts (limited disclosure)

Auditor

Ernst & Young LLP

Audit opinion

Disclaimer of opinion

Going concern

Material uncertainty disclosed

“At the balance sheet date the Company had net current liabilities of £2,832,499 (2024: £2,748,994). This is driven by the intercompany borrowings with the parent of £2,429,282 (2024: £2,429,282)and other creditors The directors have received confirmation via a letter of support that Aviva Investors REALM Ground Rent Holdco Limited intends to support the Company to enable it to meet its obligations as they fall due and Aviva Investors Ground Rent Holdco Limited will not seek repayment of part or all of the amount loaned to this Company, where to do so would place this Company in an insolvent position.”

Significant events

• “On 27 January 2026, the Government announced a significant package of reforms to the residential leasehold system, including a draft Commonhold and Leasehold Reform Bill (CLRB) accompanied by a policy statement titled 'addressing unregulated and unaffordable ground rent'.”
• “The key announcement was however the decision to cap existing ground rents at £250 per annum (falling to a peppercorn after 40 years).”
• “The Directors are in discussions with Aviva Investors Ground Rent HoldCo Limited regarding the proposed conversion of an outstanding loan balance of £2,429,282 into equity by way of a debt-for-equity swap.”

Auditor, going-concern and subsidiary information is drawn from the narrative of the latest annual accounts. About these numbers

Filings

2

last 12 months

Capital events

0

last 24 months

Officers appointed

0

last 12 months

Officers resigned

0

last 12 months

Direct counts from the register. No score, no rating — see the Filing timeline for the underlying events.