Crowd With Us

Crowd With Us is a London-based property crowdfunding platform founded in 2014 by Rob Wilkinson and Robert Pasternak. The platform matches private investors with UK property developers seeking capital for development projects.

Regulatory status: searches of publicly available material did not identify Crowd With Us on the FCA Financial Services Register and no Firm Reference Number (FRN) or direct FCA authorisation was found. There is also no evidence that the firm operates as an appointed representative of an authorised principal. Investors should therefore assume the platform operates outside FCA authorisation unless the FCA Register or the firm's own disclosures indicate otherwise — this removes FSCS and Financial Ombudsman protections.

The platform's own website carries the following risk warning:

"Crowd With Us Limited operates in the unregulated lending market. We make loans to commercial property developers that are considered HIGH RISK. Loans are secured against property assets and other security, but there is no guarantee or certainty that in the event of a default by the Borrower that we can recover our loan — even partially, so lenders could lose all of their money. Please think carefully about your personal circumstances before lending to us.

Crowd With Us Limited is NOT AUTHORISED OR REGULATED by the Financial Conduct Authority (FCA). Consequently, you are unlikely to have any recourse to the Financial Services Compensation Scheme (FSCS) or the Financial Ombudsman Services (FOS) in connection with your loan to Crowd With Us and your Funding Agreement with Crowd With Us."

Crowd With Us operates a property crowdfunding model focused on mezzanine finance — a hybrid that sits between senior debt and equity — linking individual investors to property development opportunities secured by UK real estate collateral. Investors can browse deals and invest via the online platform; the platform charges developers a success fee when projects reach full funding rather than a direct investor subscription fee.

The platform states a very low minimum investment (reported as £1) and charges investors no platform fee, with a 45p withdrawal charge per transaction.

Why this matters: mezzanine finance typically ranks behind senior debt in the security waterfall and can be higher risk than senior lending; a low minimum makes the product accessible but does not reduce underlying project or credit risk.

Product focus: investments in UK property development through mezzanine-style arrangements and equity-like structures. The platform has been described in marketing copy as offering "low-risk" property deals; that characterisation is unverified and should be treated cautiously because secured mezzanine positions can still expose investors to capital loss if projects fail.

Fees and minimums: investor-facing fees are reported as 0% platform fee and a 45p withdrawal fee; developers pay a success fee on completed raises. The commonly quoted minimum investment is £1, which increases accessibility but does not mitigate credit, market or liquidity risks.

Missing/uncertain items: there is no consistent, verifiable public record of historical returns, aggregate funds lent, default rates, or a published track record that would allow independent performance assessment. Some sources report different loan/repayment totals. There is no evidence of an IFISA wrapper, SIPP eligibility, or a secondary market for early exits.

The platform appears intended for experienced investors who accept higher risk and illiquidity. Sources indicate that the platform requires investors to be adults and to self-certify as appropriate for the opportunities on offer; some projects may be aimed at investors who meet "sophisticated" or "high net worth" definitions, though specific eligibility rules should be verified directly with the firm.

Why this matters: without FCA authorisation or FSCS/Ombudsman protections, investor diligence is the primary line of defence. Mezzanine and development finance exposures can result in total capital loss; therefore, only a small portion of a diversified portfolio should be allocated if an investor chooses to participate.