Sparkle Berry Homes Limited entered administration on 16 June 2025. Michelle Marie Elliot and Callum Angus Carmichael were appointed as joint administrators.
The company’s Ardrossan development contains four detached houses that are close to completion. The administrators have agreed in principle to use short-term funding from secured lender Crowd Property Limited to pay for remedial work and obtain final building certification.
Once the legal funding agreement, construction work and certification process have been completed, the administrators intend to market the properties for sale. No confirmed sale date or asking prices have been announced.
Sparkle Berry Homes Administration Summary:
| Key detail | Confirmed position |
| Company | Sparkle Berry Homes Limited |
| Companies House number | SC481301 |
| Registered business activity | Construction of domestic buildings |
| Administration began | 16 June 2025 |
| Joint administrators | Michelle Marie Elliot and Callum Angus Carmichael |
| Insolvency firm | FRP Advisory |
| Development location | Ardrossan, North Ayrshire |
| Properties affected | Four detached houses |
| Construction position | Substantively complete, with limited outstanding matters |
| Main secured lender | Crowd Property Limited |
| Reported outstanding secured debt | Approximately £700,000 |
| Proposed next step | Complete remedial work and obtain final certification |
| Sale position | Properties may be marketed after completion and certification |
| Confirmed asking prices | Not yet announced |
| Confirmed sale date | Not yet announced |
Companies House lists Sparkle Berry Homes as a private limited company incorporated on 2 July 2014. Its current status is shown as “In Administration”, and its registered office has been changed to FRP Advisory’s Glasgow address.
Why Did Sparkle Berry Homes Enter Administration?
The publicly available progress information does not provide a complete explanation of every commercial factor that led to the appointment of administrators.
What is confirmed is that the company entered administration in June 2025. Administration is a formal insolvency procedure in which control of a company and its assets passes to licensed insolvency practitioners.
An administrator normally attempts to achieve one of three statutory objectives:
- Rescue the company as a going concern where possible.
- Produce a better result for creditors than an immediate liquidation.
- Realise assets so money can be distributed to secured or preferential creditors.
For Sparkle Berry Homes, the administrators’ current activity appears to be focused on protecting and improving the value of the Ardrossan properties before selling them. Finishing near-complete homes may generate a better outcome than selling an incomplete development site, although the eventual proceeds and creditor recoveries remain unknown.
The company entered administration in June 2025, with Michelle Marie Elliot and Callum Angus Carmichael appointed as joint administrators. Readers can review the appointment notices, insolvency documents and subsequent updates in the Sparkle Berry Homes filing history on Companies House.
What Will Happen to the Four Ardrossan Homes?
The four detached houses are not being treated as abandoned structures. According to the administrators’ progress report, they are largely complete but still require minor remedial work and final approval from the relevant local authority.
Former contractors were approached to assess:
- The work that remains outstanding.
- The likely cost of completing it.
- The steps required to obtain final certification.
- Whether the homes can be prepared for an open-market sale.
The administrators then presented a detailed cost schedule to Crowd Property Limited, the secured lender. It was agreed in principle that short-term funding from Crowd could be used to finance the remaining work.
A formal legal agreement must still govern that funding. Once it is concluded, the administrators expect to instruct the necessary contractors, seek the required local authority approvals and market the houses as soon as reasonably possible.
Why Are Completion Certificates Important?
In Scotland, a completion certificate is used to confirm that a building has been constructed in accordance with its approved building warrant and applicable building regulations.
North Ayrshire Council is responsible for building standards verification in the area. A completion certificate must be submitted after the relevant work has been completed, but it is not automatically accepted simply because it has been submitted. The council may require inspections, evidence or further work before accepting it.
The Scottish Government explains that responsibility for completing a building correctly normally rests with the owner or developer. The local authority verifier does not supervise every stage of construction.
This means the four homes cannot be described as fully approved merely because they appear nearly finished. The outcome depends on the remedial work being completed satisfactorily and the necessary certificates being accepted.
What Is Crowd Property’s Involvement?
Crowd Property Limited is a secured lender to Sparkle Berry Homes.
Companies House records show four outstanding charges in favour of Crowd Property. These comprise security arrangements created in 2023 and 2024, including charges over property at Winton Place in Ardrossan and a floating charge over company assets.
The administrators’ report states that Crowd holds three standard securities over the development site, while the total outstanding debt is reported to be in the region of £700,000.
A standard security is a form of security over land or property used in Scotland. It gives the lender legal rights over the secured property if the borrower fails to repay the debt.
Crowd’s proposed short-term funding would not remove the administration. Instead, it would allow the administrators to pay for work that could improve the properties’ condition and saleability.
When Could the Ardrossan Properties Go on Sale?
No specific marketing or completion date has been confirmed.
Before the properties can be offered as completed homes, several stages may still be required:
- The funding agreement between the administrators and Crowd Property must be finalised.
- Contractors must be formally instructed.
- The outstanding remedial work must be completed.
- Required evidence and completion certificate submissions must be provided.
- North Ayrshire Council must consider the certification.
- Sale documents, valuations and marketing arrangements must be prepared.
Unexpected defects, contractor availability, certification queries or legal issues could affect the timetable. It would therefore be premature to suggest that the properties will be listed within a particular number of weeks or months.
The administrators have said further information about the work and certification will be provided in future progress reports.
What Should Potential Buyers Check?
An administration sale is not automatically unsafe, but buyers should understand exactly what they are purchasing and what protections will apply.
A prospective buyer should instruct a solicitor experienced in Scottish property transactions and consider obtaining independent professional advice before submitting an offer.
Important questions may include:
- Has the local authority accepted the completion certificate?
- Are all planning and building warrant conditions satisfied?
- Who will be named as the legal seller?
- Are the lender’s securities being discharged from the individual Scotland property?
- Will a recognised new-build warranty apply?
- Is the property acceptable to mainstream mortgage lenders?
- Who is responsible for snagging defects after completion?
- Are roads, drainage, utilities and common areas fully completed?
- What documents, guarantees and certificates will be transferred?
- Is the property being sold with any limitations on warranties or liability?
Buyers should not rely solely on the appearance of a finished house. Legal title, building standards documentation, warranties and mortgage requirements can be just as important as the physical condition.
What Does The Administration Mean for Creditors?
Creditors are individuals or organisations owed money by the company. Their position depends on the type of debt and the assets available.
Secured creditors normally have rights over specific assets or under a floating charge. Other creditors may rank behind secured and certain preferential claims.
Completing and selling the Ardrossan properties could increase the funds available in the administration. However, that does not mean every creditor will be repaid in full.
The final outcome will depend on factors including:
- Completion and professional costs.
- Administrator fees and expenses.
- Final property sale prices.
- The value and priority of secured claims.
- Other liabilities within the administration.
Future progress reports should provide more information about asset realisations and potential distributions.
Final Takeaway
The Sparkle Berry Homes administration has left four detached Ardrossan properties incomplete, but they are reportedly close to the end of the construction process.
The administrators have developed a plan to use short-term funding from secured lender Crowd Property to finish the outstanding remedial work. Their objective is to obtain the necessary local authority certification and then place the UK homes on the open market.
This is a positive development for the potential realisation of the site, but a sale is not yet guaranteed or imminent. The funding agreement, physical work and certification process must all be concluded before a reliable marketing timetable can be established.
Prospective buyers should wait for official listings and carefully examine the legal title, building standards documents, warranty position and sale conditions before proceeding.
Frequently Asked Questions
When did Sparkle Berry Homes enter administration?
Sparkle Berry Homes Limited entered administration on 16 June 2025. Companies House records show one active insolvency case.
Who are the Sparkle Berry Homes administrators?
Michelle Marie Elliot and Callum Angus Carmichael are listed as the appointed insolvency practitioners. Both are associated with FRP Advisory.
How many Sparkle Berry Homes properties are affected?
The Ardrossan development contains four detached properties. The administrators say they are substantively complete but require limited outstanding work and final certification.
Where is the development?
The properties are located at the company’s development site in Ardrossan, North Ayrshire. Companies House charge records refer to property at Winton Place, Ardrossan.
Will the unfinished homes be completed?
The administrators intend to complete the remaining work using short-term funding from Crowd Property. Completion remains dependent on the legal agreement, construction work and local authority certification.
When will the homes go on sale?
No confirmed date has been announced. The administrators plan to market the homes after the outstanding work and certification requirements have been completed.
How much will the properties cost?
No asking prices, valuations or expected sale proceeds have been published. Any figure circulating before official marketing begins should be treated as unconfirmed.
Can buyers get a mortgage on an administration property?
Potentially, but mortgage approval will depend on the property, certification, valuation, warranty arrangements and the individual lender’s requirements. Buyers should obtain confirmation from their lender and solicitor rather than assuming the property will be mortgageable.
Note: This article has been reviewed against Companies House records, UK insolvency guidance, Scottish Government building standards guidance and North Ayrshire Council information.
