Ace Liberty & Stone - FINAL RESULTS FOR THE YEAR ENDED 30 APRIL 2026

23 September 2026

Ace Liberty and Stone plc

(''Ace'' or "the Company'')

FINAL RESULTS FOR THE YEAR ENDED 30 APRIL 2026

Committed to creating sustainable long-term value for shareholders

Ace Liberty and Stone Plc (AQSE: ALSP), the active property investment company capitalising on commercial property investment opportunities across the UK, is pleased to announce its results for the year ended 30 April 2026. 

Financial Highlights:

·      Completion of £19.9 million debt facility with Coutts & Co, with expiry in September 2029

·      Administrative expenses reduced by 6.2% to £1,202,195 (FY 2025 £1,282,247)

·      Net finance costs decreased by 23.1% to £3,350,839 (FY 2025 £4,354,825)

·      Revenue down 4.6% to £5,252,015 primarily due to disposals (FY 2025 £5,505,203)

·      Value of investment property down 1.0% to £71,995,404 (FY 2025 £72,733,522)

·      Robust occupancy at 93% with 97% of income from Government and Major Industrial & Commercial tenants

·      Four lease regears signed with Government tenants

·      Progressing on potential transaction with £10 million CLN noteholder following signing of Heads of Terms

Ismail Ghandour, Chief Executive Officer, commented:

"2026 has been an active and productive year for Ace. We were pleased to complete a new debt facility with Coutts & Co, which continues to be the Group's sole banking partner. On the leasing front, lease regears with government tenants have improved the certainty of income for shareholders, while we were delighted to welcome new tenants to our properties in Margate and Sunderland. The team remains focused on delivering long-term shareholder value through the continued strengthening of our portfolio and the careful management of operating costs."

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Chairman's Statement

I am pleased to present the results for Ace Liberty & Stone plc for the year ended 30 April 2026. The Ace team has remained active throughout the year, delivering positive progress across a number of strategic initiatives and maintaining its focus on the key objective of generating long-term returns for shareholders.

In April 2026, Ace Liberty & Stone plc completed a debt facility totalling £19,858,125, secured against the properties held by Ace (Sunderland) Limited, Ace (Hanley) Limited, Ace (Gateshead) Limited, Ace (Management) Limited, Ace (Manchester) Limited and Ace (Keighley) Limited. This facility was provided by Coutts & Co, which continues to be the Group's sole banking partner and provider of all secured lending facilities.

In addition, discussions continue with the holder of the £10 million Convertible Loan Notes ("CLNs") regarding a potential conversion. Heads of Terms have been signed and under these the noteholder would utilise its existing £10 million investment to acquire a number of subsidiaries and property assets from the Company. The proposed transaction is intended to generate liquidity and reduce Group borrowings, thereby strengthening the balance sheet. The Board is considering a range of options for the utilisation of any surplus funds arising from the transaction. These may include a return of capital to shareholders, subject to the required approvals. To facilitate the completion of due diligence and legal documentation, a number of short-term extensions have been agreed. The current extension expires on 30 September 2026, or earlier should the conversion and associated transaction complete before this date.

A number of leasing transactions were completed during the year. Four lease regears were agreed at properties occupied by the Secretary of State for Housing, Communities and Local Government in Northampton, Bolton, Barnstaple and Warrington. These regears with an AA-rated sovereign tenant improve the portfolio's weighted average unexpired lease term ("WAULT") and provide greater certainty of income over the medium term. In addition, new leases were signed at our properties in Margate and Sunderland, further strengthening the portfolio.

The sale of Loders Service Station, Dorchester completed in June 2025 for a consideration of £2,210,000. The property, which was held for sale at 30 April 2025, was purchased in February 2023 for £2,080,000, excluding acquisition costs.

Group revenue for the year was £5,252,015, representing a decrease from the prior year. This reduction was primarily driven by the disposal of the Dorchester property. Administrative expenses reduced from £1,282,247 to £1,202,195 as the Board continued to focus on cost control and reducing overheads. The majority of this reduction resulted from changes in employee numbers and the introduction of temporary remuneration measures, which remain under review. Void costs associated with vacant properties continue to be a significant component of administrative expenses, and management remains focused on implementing measures to mitigate these costs where possible. The reduction in overheads was offset in part by an impairment in respect of amounts held with Libank SAL.

Finance costs decreased from £4,398,293 to £3,365,126 primarily as a result of lower interest rates, together with the impact of disposals and a reduction in the amortisation of finance costs. Bank loan to portfolio value remains conservative at 49%. Cash and cash equivalents at the year-end totalled £1,369,414.

The Group reported a loss before tax of £402,813 at year end. This result includes a £738,118 reduction in the fair value of investment properties which relates entirely to the property in Leicester, which became vacant towards the end of the financial year. Works are underway to prepare this property for marketing in the Autumn. In addition, the cash contribution to capital investment in Lebanon has been further impaired during the year by £316,256. The Board continues to recognise the risk associated with remitting the funds to the UK. However, it remains the Company's intention to use the funds for investment when circumstances allow. These adjustments are non-cash in nature and are excluded from our adjusted performance measures presented within the Key Performance Indicators section of our Annual Report.

No dividends were paid in respect of the year ended 30 April 2026. Whilst underlying profitability has improved, the impact of investment impairments means that the Group does not currently have sufficient distributable reserves to support a dividend payment. The Board remains committed to establishing regular returns to shareholders, and intends to resume dividend payments once adequate reserves are available.

Over recent years, the impact of geopolitical conflicts, elevated interest rates and political uncertainty has resulted in a prolonged period of turbulence within the UK property market. Throughout this challenging environment, the Directors have remained focused on strengthening the portfolio through extending lease terms with tenants of strong covenant strength, and securing debt financing from a supportive and robust banking partner. The Directors remain confident in the long-term prospects for Ace and remain focused on strengthening the portfolio to enhance value for shareholders.

Dr. Tony Ghorayeb

Chairman

Date:  22 September 2026

Consolidated Statement of Comprehensive Income for the year ended 30 April 2026

Consolidated Statement of Financial position at 30 April 2026

Consolidated Cash Flow Statement for the year ended 30 April 2026

NOTES TO PRELIMINARY RESULTS FOR THE PERIOD ENDED 30 APRIL 2026

1. The financial information set out above does not constitute statutory accounts for the purpose of Section 434 of the Companies Act 2006. The financial information has been extracted from the statutory accounts of Ace Liberty & Stone Plc and is presented using the same accounting policies, which have not yet been filed with the Registrar of companies, but on which the auditors gave an unqualified report on 22 September 2026. The audit report contained a section titled "Material uncertainty related to going concern"  which included the following paragraph.

" We draw attention to Note 3 to the financial statements, which explains that the Group and Parent Company are dependent upon the settlement of the £10 million convertible loan note through the proposed transfer of certain properties and subsidiaries to the noteholder. At the date of approval of the financial statements, negotiations remained ongoing and only non-legally binding Heads of Terms had been signed. If the proposed transaction is not completed within the period assumed in the Directors' forecasts, and alternative funding or an extension is not obtained, the Group and Parent Company may not have sufficient liquidity to meet their liabilities as they fall due.

These events and conditions indicate that a material uncertainty exists that may cast significant doubt on the Group's and Parent Company's ability to continue as going concerns. Our opinion is not modified in respect of this matter."

The preliminary announcement of the results for the year ended 30 April 2026 was approved by the board of directors on 22 September 2026.

2.         Earnings per Share

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The Directors accept responsibility for this announcement.

Notes to Editors

Ace Liberty & Stone Plc is a property investment company with a diverse portfolio of properties located across the UK, predominantly in the midlands and north of England. The Company locates commercial properties which have creditworthy tenants, several years' rental income and the potential for an increase in value through creative asset management activity, such as change of tenancy, change of use or new lease negotiation.  Ace has maintained a track record of generating strong profits at disposal of properties and achieving better-than average returns on capital.

Ace is run by a board with extensive property experience, an excellent network of contacts and relevant professional qualifications. This sector expertise has allowed the Board to identify opportunities and act promptly to secure investments in order to generate long-term value for investors.

For more information on the Company please visit: https://acelibertyandstone.com