CrowdProperty

CrowdProperty is a UK-based specialist property development lender operating a regulated peer-to-peer (P2P) platform that provides senior-secured development finance to SME property developers. The company was founded in 2013 and has been directly authorised by the FCA since 2017 (FRN 723959).

As of June 2026 the firm states it has funded approximately £1 billion of development finance across the UK. This is a company-reported figure and should be treated as a management disclosure rather than independently verified investor performance.

CrowdProperty channels capital from both institutional and retail investors into senior-secured short-term development loans for UK property projects. Developers apply on the platform and, if approved, loans are funded by the platform's investor pool and/or institutional backers.

In February 2024 the company raised a £3m round from Flow Capital Corp to support platform improvement and growth. The mix of institutional and retail funding can shift risk concentration, underwriting incentives and liquidity dynamics for retail lenders.

The platform offers senior-secured property development loans, typically with short terms (commonly 6–24 months per platform materials) and wallet options including Standard, IFISA and Pension wrappers. Advertised target returns vary by product and should be checked against up-to-date platform disclosures.

Critical regulatory point: P2P loans are not covered by the FSCS. Investors therefore have no compensation scheme protection if the platform fails or loans default. Product wrappers (IFISA/pension) affect tax treatment but not capital risk.

CrowdProperty is intended for investors who understand and accept the high risk and illiquidity inherent in P2P property development lending — the FCA classifies P2P as high-risk. It is not suitable for investors who need capital protection, guaranteed returns or easy liquidity.

Matching investor risk appetite to product illiquidity and loss risk is central to responsible allocation, particularly given reports of delayed refunds and the absence of a broadly available secondary market.

Strengths: Direct FCA authorisation (not an appointed representative) with explicit P2P platform permission (FRN 723959). Company-reported scale of ~£1bn funded (June 2026) and reported profitable trading years, though these remain company disclosures requiring independent corroboration.

Risks and caveats: No FSCS protection; investors bear full credit and platform-failure risk. Independent reviewers and investor complaints allege reductions in publicly available performance tables and a lack of clarity on recovered amounts and fees when loans default. The firm's 2025 outcomes statement referenced 81 technical defaults between 2018–2024, and Trustpilot/independent reviews cite actual investor capital losses and payment delays. Illiquidity is material: loans are short-dated but there is no broadly available secondary market for early exit.

Trustpilot and other investor reviews show significant negative sentiment, with reports of capital losses and payment delays (Trustpilot rating reportedly around 1.7/5). Reviewers have also reported that CrowdProperty removed detailed public performance tables that previously showed historic recoveries and loan outcomes — current disclosures are less granular according to those reviewers.

There is an unresolved contradiction between the company's claim of zero investor capital losses on completed projects and multiple investor reports of capital loss, set alongside the 81 technical defaults figure. Prospective investors should read the latest outcomes and loan-level reporting, request granular recovery and fee-breakdown data for any loans in workout, and treat company-stated performance totals as management disclosures rather than independently verified metrics.