CrowdProperty vs Proplend
Residential development loans versus loans on commercial property with tenants
CrowdProperty and Proplend are both peer-to-peer lending platforms, directly authorised by the FCA, where you lend against UK property with a first legal charge as security. Both are open to retail investors who complete the FCA's high-risk investment checks, as well as to high-net-worth and sophisticated investors.
They lend on different kinds of property. CrowdProperty funds residential development in England and Wales, from light refurbishment to ground-up building. Proplend lends on commercial property that already has tenants.
Side-by-Side Comparison
| Feature | CrowdProperty | Proplend |
|---|---|---|
| Operator | Crowd Property Ltd (Co. no. 08764786) | Proplend Ltd (Co. no. 08315922) |
| FCA status | Directly authorised (FRN 723959) | Directly authorised (FRN 726646) |
| Who can invest | Retail investors (restricted), high-net-worth and sophisticated investors | Retail investors (restricted), high-net-worth and sophisticated investors |
| Minimum | £500 | £1,000 |
| What you buy | P2P loans, held in your name | P2P loans, held in your name |
| Returns | Not publicly disclosed | 7.22–10.84% a year (historic realised, as of Dec 2025) |
| Investor fees |
|
|
| Selling early | No secondary market for early exit; funds remain locked for the loan term until redemption/repayment. | Proplend Loan Exchange (PLE): 0.5% of outstanding face value on loan-part sales (£5 minimum); exit depends on a willing buyer being available, otherwise investors must wait for redemption/maturity. |
| ISA, pension and tax wrappers | Innovative Finance ISA, SIPP (via a partner) and SSAS (via a partner) | Innovative Finance ISA, SIPP and SSAS |
| Auto-invest | Yes | Yes |
| FSCS protection | Uninvested cash only; investment losses aren't covered | Uninvested cash only; investment losses aren't covered |
| Founded | 2013 | — |
| Scale | £463m lent (Sep 2026) | £290m lent (Dec 2025) |
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. How loans are split. Proplend divides each loan into tranches by loan-to-value: lower tranches carry less risk and pay less, higher ones more. CrowdProperty makes each loan as a single tranche, at up to 70% of gross development value.
2. Selling early. Proplend has a secondary market, the Proplend Loan Exchange, where you can sell loan parts for a fee if a buyer is available. CrowdProperty has no secondary market: your money stays in until the loan is repaid.
3. Fees. CrowdProperty charges investors no fees in the normal course. Proplend deducts a lender fee from the interest you earn and charges a fee when you sell on its exchange. The table shows the current rates.
4. Returns data. Proplend publishes historic returns by tranche. CrowdProperty publishes no platform-wide investor return.
5. Wrappers and automation. Both offer an Innovative Finance ISA and pension lending: Proplend directly through SIPPs and SSASs, CrowdProperty through partner providers. Both invest automatically if you want: CrowdProperty through AutoInvest and Proplend through Always On.
Who Is Each Platform Best For?
CrowdProperty
- Investors who want no investor fees
- Investors comfortable with residential development risk
- Investors happy to hold each loan until it is repaid
Proplend
- Investors who want the option to sell loan parts early
- Investors who want to choose a risk level by loan-to-value tranche
- Investors lending through a SIPP or SSAS directly
Verdict
Both lend with a first charge on UK property. Choose Proplend if you want the option to sell loan parts early and to pick a level of risk by tranche, accepting a fee on your interest. Choose CrowdProperty if you want no investor fees and exposure to residential development, accepting that your money is locked in until each loan is repaid. Neither is covered by the FSCS for losses on loans.
Disclaimer: Peer-to-peer property lending puts your capital at risk and is not covered by the FSCS. Borrowers can default, and selling early depends on finding a buyer. This comparison is information, not financial advice.
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