CapitalRise vs CrowdProperty
Property-backed bonds for high-net-worth and sophisticated investors, versus P2P development loans open to retail investors
The biggest difference is who can invest. CapitalRise accepts only self-certified sophisticated investors, high-net-worth individuals and corporate investors. CrowdProperty is also open to retail investors who complete the FCA's high-risk investment checks.
They also sell different things. With CapitalRise you buy bonds issued by a special purpose company set up for each deal, which lends the money on to the property borrower. With CrowdProperty you lend directly to property developers through peer-to-peer loans. Both firms are directly authorised by the FCA: CapitalRise for arranging investments, CrowdProperty for operating a peer-to-peer lending platform.
Side-by-Side Comparison
| Feature | CapitalRise | CrowdProperty |
|---|---|---|
| Operator | CapitalRise Finance Limited (Co. no. 09571824) | Crowd Property Ltd (Co. no. 08764786) |
| FCA status | Directly authorised (FRN 816789) | Directly authorised (FRN 723959) |
| Who can invest | High-net-worth and sophisticated investors only | Retail investors (restricted), high-net-worth and sophisticated investors |
| Minimum | £1,000 | £500 |
| What you buy | Bonds, issued by a special purpose vehicle the platform sets up | P2P loans, held in your name |
| Returns | 8.91% a year (historic realised, as of Aug 2026) | Not publicly disclosed |
| Investor fees | Selling early: 1.5% of the sale value (Administration fee on current value when selling early via bulletin board) |
|
| Selling early | Bulletin board resale only, no guaranteed buyer; 1.5% administration fee on current value when selling before term. | No secondary market for early exit; funds remain locked for the loan term until redemption/repayment. |
| ISA, pension and tax wrappers | Innovative Finance ISA | Innovative Finance ISA, SIPP (via a partner) and SSAS (via a partner) |
| Auto-invest | — | Yes |
| FSCS protection | Uninvested cash only; investment losses aren't covered | Uninvested cash only; investment losses aren't covered |
| Founded | 2016 | 2013 |
| Scale | £669m lent (Aug 2026) | £463m lent (Sep 2026) |
Generated from Other.'s facts files, which are checked against the FCA Register, Companies House and each platform's own site. Dates show when a figure applies.
Key Differences
1. Security. CrowdProperty takes a first legal charge over each project. CapitalRise's special purpose company takes a first or second legal charge, held by a security trustee.
2. What they lend on. CrowdProperty lends on residential development projects in England and Wales, from light refurbishment to ground-up building, at up to 70% of gross development value. CapitalRise lends in London and the Home Counties and, since 2025, elsewhere including the Cotswolds and Bath, as well as on commercial property.
3. Selling early. CapitalRise has a bulletin board where you can offer your bonds for sale, with no guaranteed buyer and a fee on sale. CrowdProperty has no secondary market: your money stays in until the loan is repaid.
4. Income and pensions. CapitalRise pays interest quarterly or at maturity; CrowdProperty mostly pays when the loan is repaid. CrowdProperty loans can be held in a SIPP or SSAS through partner providers, which CapitalRise doesn't offer. Both offer an Innovative Finance ISA.
5. Returns data and automation. CapitalRise publishes a realised average return since 2016; CrowdProperty publishes no platform-wide investor return. Neither charges investors a fee to invest, and CrowdProperty offers AutoInvest.
Who Is Each Platform Best For?
CapitalRise
- High-net-worth, sophisticated and corporate investors
- Investors who want a way to offer holdings for sale before maturity
- Investors who value a published realised return
CrowdProperty
- Retail investors who complete the FCA's high-risk investment checks
- Investors who want a first legal charge on every loan
- Investors lending through a SIPP or SSAS, or using AutoInvest
Verdict
If you aren't a high-net-worth or sophisticated investor, CapitalRise isn't open to you, and CrowdProperty is the option of the two. If you are, the choice comes down to structure: CapitalRise's bonds come with a way to offer them for sale early and a published realised return, while CrowdProperty lends directly with a first charge on every loan, AutoInvest and pension access. Neither investment is covered by the FSCS.
Disclaimer: Property lending and property-backed bonds put your capital at risk and are not covered by the FSCS. Returns are not guaranteed and it may not be possible to exit early. This comparison is information, not financial advice.
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