Invest & Fund

Invest & Fund markets itself as a P2P platform connecting lenders to UK residential property development loans and bridging finance. The site carries the standard high-risk investor warning ("Don't invest unless you're prepared to lose money…") and advertises gross yields from 6.50%, "100% Asset Backed" lending, and an Auto-Lend diversification feature.

The homepage lists a near-term pipeline of £21,505,946.53 across 21 loan facilities and references a collaboration with Homes England on residential development debt funding. Independent confirmation of FCA authorisation, firm reference number (FRN), founders and founding year was not located in current research and is marked unverified.

According to the platform, lenders open an account and can use an Auto-Lend feature that allocates capital across multiple loans automatically, or fund part or whole loans manually from a £2,500 minimum. The site states loans are asset-backed and that lenders receive the full return minus a lender fee deducted at source.

No independent evidence of execution processes, custody arrangements, credit policies, or FCA permissions was found in current research, so these items are unverified. Investors should request loan-level documentation and confirm permissions on the FCA Register before committing capital.

The platform markets investments in UK residential development and bridging loans with advertised gross yields from 6.50% and claims of 100% asset-backing with diversification via Auto-Lend. The advertised near-term pipeline totals c.£21.5m across 21 facilities, with lender access from £2,500 and credit, valuation and monitoring reports available on registration.

Previous profile material referenced an IFISA wrapper, specific loan-to-cost / loan-to-GDV limits, developer rates from 4.70%, and detailed developer fees. None of these were re-verified in current research and should be treated as unconfirmed pending direct disclosure from the firm.

Invest & Fund targets individual and institutional lenders seeking exposure to UK residential development finance and willing to accept high risk, illiquidity and the absence of FSCS protection on P2P loans. The £2,500 minimum is accessible relative to some institutional products, but does not by itself reduce the underlying credit and project-completion risk.

Given the unverified regulatory status and inconsistent operational signals (see Red Flags), the platform is currently better suited to investors capable of conducting their own deep due diligence rather than retail investors relying on third-party verification.

Strengths (platform claims, not independently verified): repeated "100% Asset Backed" framing implying recoverable security in default; an advertised near-term pipeline of c.£21.5m suggesting deal flow if the platform is actively operating; an Auto-Lend feature designed to spread exposure.

Key risks: regulatory status not verified in current research — no FCA authorisation or FRN was located; FSCS protection is not typically available on P2P loans and no equivalent cover is evidenced; the site does not disclose a secondary market or early-exit mechanism, so capital is likely locked until loans mature; marketing language around yields is promotional and not guaranteed; no historical default rates, realised returns or audited performance data were located, limiting any past-performance assessment.

Unverified regulatory status: the site presents the firm as a P2P platform but no FCA authorisation or FRN was found in current research — a material gap to clarify with the firm and the FCA Register before investing.

Inconsistent operational signals: an external domain probe flagged the site as "PARKED" while the visible content appears live and functional. This inconsistency may point to domain configuration issues or reduced operational maintenance and warrants direct enquiry.

Sparse public reviews: earlier material referenced a Trustpilot page with a single review (TrustScore c.3.7); current research did not include a live independent reference, so review sentiment remains unconfirmed.

Dated content: blog posts referencing "2025" in past tense and a Privacy Policy effective 21/11/2023 suggest content management may be stale.

Next steps for investors: verify FCA authorisation on the FCA Register; request audited performance and loan-level data; confirm whether any client-money protections apply; and obtain clarity on secondary-market / exit arrangements.