Frequently asked questions

What is peer-to-peer (P2P) lending?

P2P lending enables individuals to lend directly to property developers via a regulated online platform. Loans are secured against property assets.

Why am I not receiving your emails?

Please check your junk mail or spam folder. If you are still experiencing problems please email us at [email protected] and we will investigate.

Where can I see performance and outcomes data?

See our latest Outcomes Statement for performance and cohort outcomes; additional statistics are provided for transparency.

How do I make a complaint?

Email [email protected]. We will respond in line with FCA DISP rules. If unresolved, you may be able to refer to the Financial Ombudsman Service.

What is CrowdProperty?

CrowdProperty is a specialist property development lender, authorised and regulated by the Financial Conduct Authority (FRN 723959). We provide senior‑secured development finance to UK SME property developers, funded through institutional capital and regulated peer‑to‑peer investment.

How does CrowdProperty make money?

CrowdProperty earns borrower‑paid arrangement fees, an interest margin, exit fees and may charge default‑related fees where applicable. CrowdProperty does not charge investors platform or investment fees.

How long has CrowdProperty been operating?

CrowdProperty was founded in 2013 and has funded around £1bn of property development projects to date. We have been FCA‑authorised since 2017.

How do funds move between wallets (Standard, IFISA, Pension, AutoInvest)?

Deposit funds into your chosen wallet (Standard, IFISA or Pension). You can move money from SelfSelect to AutoInvest using Wallet Transfer. ISA transfers are processed via Goji; pension transfers follow your SIPP/SSAS provider’s rules. Funds become invested capital once the loan completes.

How does FSCS apply to uninvested cash, IFISA money and e‑money?

P2P loans are not FSCS‑protected. Uninvested IFISA cash held as client money may be protected by FSCS if the underlying bank fails (subject to limits). Uninvested Standard/Pension e‑money held with Modulr is safeguarded under e‑money rules (not FSCS).

How are my funds safeguarded if CrowdProperty is unable to operate?

CrowdProperty maintains a regulated wind‑down plan. If the platform cannot operate, a regulated replacement servicer may be appointed to continue administering outstanding loans and distributing repayments. Goji would continue to manage IFISA money and Modulr would safeguard e‑money balances until withdrawal or transfer. First‑charge security remains in place.

How does CrowdProperty monitor the loan during its term?

We monitor build progress, costs and exit plans through borrower reporting, site visits where appropriate, and independent monitoring surveyor input. Where risks arise, we evaluate actions (e.g., extensions, recovery steps) in investors’ collective interests.

How frequently will I receive project updates?

Updates are typically provided monthly or at key milestones, with additional communications for any material changes. Update cadence may vary by project based on build progress and events.

When can CrowdProperty cancel a pledge if funds are not deposited on time?

If funds are not received by the deposit deadline communicated for a project, CrowdProperty may cancel the pledge to avoid delaying the loan. You will be notified of deposit deadlines in advance via the platform notifications and email.

What does it mean when a project has multiple phases?

Some projects are funded in phases (more than one raise). Each phase has its own start/end dates and interest accrual. Your exposure exists per phase you invest in; performance and timelines can vary by phase.

How do part‑repayments affect my interest?

If the borrower makes a partial repayment during the loan term, part of your capital is returned early. After a part‑repayment, interest continues to accrue only on the remaining outstanding capital until the loan redeems.

What is the difference between contractual interest and protection‑period interest?

Contractual interest is the rate payable during the agreed loan term. Protection‑period interest is the rate that may apply after the contractual end date where an extension or protection period is in place. Not all loans use protection‑period rates; where applicable these are disclosed at project level.

How do loan extensions work, and how does this affect interest?

Extensions may be agreed where doing so offers the best potential outcome for investors. During an approved extension, interest may continue to accrue in accordance with the loan terms (e.g., contractual interest or protection‑period interest). Extensions are not guaranteed and may increase the time your funds are invested.

What are the key risks of investing?

You could lose some or all of your money; returns are not guaranteed; projects may take longer than expected; recovery costs can reduce outcomes; there is no secondary market for early exit.

What is the difference between a first and second legal charge?

A first legal charge gives the lender primary priority to recover amounts owed from the sale of a secured property if the borrower defaults. A second charge ranks behind the first and is repaid only after the first charge has been satisfied in full. Any remaining funds after all charges are settled go to the borrower/developer.

How are loan repayments distributed?

During the facility, repayments may arise from unit sales or refinancing; in enforcement, from sale of the secured asset. Recoveries are applied to enforcement/professional costs and any applicable lender/recovery fee before distribution to investors. Performing loans typically apply borrower interest first, then capital; non‑performing loans prioritise capital recovery before any interest distribution.

What do the risk ratings mean?

Risk Bands reflect the loan‑to‑gross‑development‑value (LTGDV) range for a facility and Credit Tiers reflect credit indicators for the borrower (e.g., CCJs, defaults, insolvency history). These are relative indicators to aid understanding and do not predict outcomes or guarantee performance.

What happens if a loan repays late?

Loans can run beyond the contractual term; interest may continue to accrue during approved extensions. If the borrower cannot repay in full, recoveries may be delayed or reduced.

What happens if the platform fails?

CrowdProperty maintains a wind‑down plan. In a failure scenario, a regulated replacement servicer may be appointed to continue administering outstanding loans and distributing repayments. Goji would continue to manage IFISA money as ISA Manager and Modulr would safeguard e‑money in Standard Accounts until redemption or transfer. First‑charge security remains in place.

Is my investment protected by the FSCS?

No. Peer‑to‑peer loans are not covered by the FSCS. Uninvested cash held in a designated client money bank account may be protected up to the applicable FSCS deposit limit if the bank fails. P2P investment losses are not covered.

What happens if a borrower defaults?

If a borrower defaults, CrowdProperty (as Security Agent) will determine the most appropriate recovery strategy for the collective benefit of investors. Options include agreed extensions, appointing receivers/administrators and enforcing the first charge to sell the secured property. Recoveries are applied first to enforcement and professional costs, then lender/recovery fees (where applicable), with any remainder distributed to investors pro‑rata. Outcomes are not guaranteed and losses may occur.

How is my investment secured?

CrowdProperty takes a first legal charge over each funded project (or acts as senior lender where multiple charges exist). This provides priority in recoveries but does not mean ownership of the property and does not guarantee full repayment. We may appoint independent professionals (e.g., receivers, solicitors, monitoring surveyors) and take other steps to protect investor interests where needed.

How can my funds be secured but capital at risk?

Loans are secured by a first legal charge over the property, giving investors priority in recoveries. However, security does not guarantee full repayment: market conditions, build risks and enforcement costs can still result in loss of capital and/or interest.

How do I earn interest?

Interest begins when a loan starts and is usually paid at redemption (rolled‑up) unless a legacy loan pays monthly. Interest is only paid from borrower repayments and is typically rolled up and paid at redemption unless otherwise stated for legacy loans. Your capital is at risk and you may receive less than expected or no interest.

Do I pay tax on my interest?

Interest is paid gross; you are responsible for your own tax. Tax treatment depends on personal circumstances and may change. CrowdProperty does not provide tax advice.

Can I exit early?

No. There is no secondary market; funds remain invested until the loan redeems.

When will I receive my capital back?

Capital is repaid when the borrower redeems the loan. Partial repayments may occur but are not guaranteed; outcomes may be reduced in distressed cases.

Can I invest via an IFISA or pension?

Yes. CrowdProperty offers an IFISA (administered by Goji) and supports lending through eligible SIPP/SSAS providers.

Who can invest?

You must be 18+, have a UK bank account, be resident in the UK or EU for tax purposes, pass investor categorisation and an appropriateness assessment, and complete a 24‑hour cooling‑off period.

Do you offer buy-to-let mortgages?

No. We recommend using mainstream banks, who specialise in this type of finance.

What happens if I can’t repay the loan?

We work with you to find acceptable repayment methods. If no solution can be found, we have the right to repossess the property, as we have first legal charge. This measure is only used as a last resort.

Can I use my own Solicitor?

Yes, you can use your own solicitor. We simply recommend working with a solicitor with a good track record of conveyancing.

How long are the loan terms?

Loan terms are typically between 6 and 24 months.

How much interest do you charge?

Our rates are determined by the KPIs of each project, though we typically charge from 9.9% per annum. Borrowers then pay for legals and IMS surveys if drawdowns are required.

How much can developers borrow?

We typically have a lower limit of £250,000 and an upper limit of £10,000,000, though we can make exceptions subject to lending and credit assessment.

What factors determine whether a project is listed on the platform?

We ensure all projects comply with FCA (Financial Conduct Authority) regulations and assess based on key performance indicators, including Profit on Cost, Loan to GDV, Loan to Value and Loan to Cost.

Do I need to be an experienced developer to get funding?

Not necessarily, provided the developer has the right team around them. Our property experts appraise projects based on its potential, along with developers’ experience, credit worthiness and ability to repay.

Do investors pay any fees?

CrowdProperty does not charge investors platform or investment fees. In recoveries, professional/enforcement costs and a lender/recovery fee (where applicable) may be deducted before distributions.

Can I change or cancel AutoInvest?

Yes. You can change or cancel at any time. Uninvested funds can be withdrawn; invested funds remain until the underlying loans redeem.

How does AutoInvest work?

A portion of each loan is allocated to AutoInvest and distributed proportionally among AutoInvest users, subject to available funds and demand. You can still make manual pledges.

What is AutoInvest?

AutoInvest is an automated allocation feature that diversifies available funds across eligible project phases based on platform rules. It is not advice or portfolio management.

What is CrowdProperty?

CrowdProperty is a specialist property development lender, authorised and regulated by the Financial Conduct Authority (FRN 723959). We provide senior‑secured development finance to UK SME property developers, funded through institutional capital and regulated peer‑to‑peer investment.

What is peer-to-peer (P2P) lending?

P2P lending enables individuals to lend directly to property developers via a regulated online platform. Loans are secured against property assets.

How are my funds safeguarded if CrowdProperty is unable to operate?

CrowdProperty maintains a regulated wind‑down plan. If the platform cannot operate, a regulated replacement servicer may be appointed to continue administering outstanding loans and distributing repayments. Goji would continue to manage IFISA money and Modulr would safeguard e‑money balances until withdrawal or transfer. First‑charge security remains in place.

How does CrowdProperty monitor the loan during its term?

We monitor build progress, costs and exit plans through borrower reporting, site visits where appropriate, and independent monitoring surveyor input. Where risks arise, we evaluate actions (e.g., extensions, recovery steps) in investors’ collective interests.

What are the key risks of investing?

You could lose some or all of your money; returns are not guaranteed; projects may take longer than expected; recovery costs can reduce outcomes; there is no secondary market for early exit.

What happens if the platform fails?

CrowdProperty maintains a wind‑down plan. In a failure scenario, a regulated replacement servicer may be appointed to continue administering outstanding loans and distributing repayments. Goji would continue to manage IFISA money as ISA Manager and Modulr would safeguard e‑money in Standard Accounts until redemption or transfer. First‑charge security remains in place.

What happens if a borrower defaults?

If a borrower defaults, CrowdProperty (as Security Agent) will determine the most appropriate recovery strategy for the collective benefit of investors. Options include agreed extensions, appointing receivers/administrators and enforcing the first charge to sell the secured property. Recoveries are applied first to enforcement and professional costs, then lender/recovery fees (where applicable), with any remainder distributed to investors pro‑rata. Outcomes are not guaranteed and losses may occur.

How is my investment secured?

CrowdProperty takes a first legal charge over each funded project (or acts as senior lender where multiple charges exist). This provides priority in recoveries but does not mean ownership of the property and does not guarantee full repayment. We may appoint independent professionals (e.g., receivers, solicitors, monitoring surveyors) and take other steps to protect investor interests where needed.