Another project finished, this time recovering 43% of original capital after 5 years. My return over a 6 year period on my portfolio is currently 1.03% and all remaining projects are in trouble so thi... Vis mer
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Another project finished, this time recovering 43% of original capital after 5 years. My return over a 6 year period on my portfolio is currently 1.03% and all remaining projects are in trouble so thi... Vis mer
Selskapet har svart
Lets be honest here, you'd be better off going down to your local bookies. You have a better chance of getting your money back ! I have multiple loans that have paid back only a small proportion o... Vis mer
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Realised Rate of Return 2.16% over 215 projects. Yes 2.16%! (Their figures) I can't get out of this fast enough. High returns were promised but they have never materialised due to the high losses... Vis mer
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In relation to my review below, and to many others since, the issue isn't that this is high risk - we get that: the issue is that it is total risk. As I, and others, have pointed out, a LTGDV based o... Vis mer
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Founded in 2013, CrowdProperty is an FCA-regulated property development lender, supporting SME developers to deliver property projects across England and Wales. We provide end-to-end development finance, working direct with developers – from first-timers to experienced professionals – and through an established network of trusted finance brokers. We fund residential projects between £250,000–£10million, from light refurbishment to ground-up development, specialising in complex projects, including property conversions and airspace development. Funding blends institutional capital with retail investment – accessed through our investment platform – to deliver flexible, tailored development finance, underpinned by real-world property experience and tech-enabled process. More than a decade on, we’re a business with deep expertise, renewed energy, and clear focus on delivering positive outcomes for developers, brokers and investors, while fuelling the creation of much-needed homes. This is property finance by property people. Together we build.
Quadrant Court, 49 Calthorpe Road, B15 1TH, Birmingham, Storbritannia
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When I first invested, this company appeared to offer strong prospects, with first charge security and projected returns of 10%+. However, in my experience, they expanded quickly and did not maintain adequate control over their loan book.
Some of my loans have remained unpaid for over 4 years past their due dates, resulting in partial recoveries and capital losses.
The company earns through borrower fees and interest margins rather than investor platform fees. My concern is that this may incentivise loan volume over risk control.
While all investing carries risk, their performance has left me questioning how effectively those risks are managed.
Their founder, Simon Zutshi, is well regarded in property circles. From my own interaction with him, I took away that success in this space often comes down to working the margins; useful in itself, but perhaps reflective of the broader approach.
He is no longer a director, but appears (from public records) to remain a significant shareholder. In my opinion, the business prioritises shareholder returns, and I do not feel investor outcomes have been sufficiently protected.
I raised concerns directly when performance issues became apparent, around the time their Trustpilot rating had initially fallen significantly. It now appears to be much lower, with many negative reviews.
Based on my experience, I have lost money and would urge others to fully understand the risks before investing.
I am writing this to warn other potential investors of the severe capital losses I have experienced with CrowdProperty. My experience contradicts the platform’s marketing regarding the security of first-charge lending.
In 2020, I invested in a project that was scheduled for an 18-month term, with a projected exit in late 2021. Instead of the promised timeline, my capital was tied up for six years. When the "recovery" finally took place today, I received only 43% of my initial capital. There was no interest paid.
Crowdproperty deliberately choose to elongate the recovery of loans. It is part of their profit-making strategy. It is so they can charge massive fees, pretending they have had to spend considerable time to complete the loans, and that's what they have done again with this loan. It means investors lose very substantial amounts of their capital.
To wait six years only to lose more than half of the principal investment is an appalling outcome. This is not an isolated incident within my portfolio and it is pretty typical. Because of multiple failures of this nature, my "Realised Average Return" across the entire CrowdProperty platform has now collapased to -3.86%.
Yes, a minus figure.
Investors should be aware that the "first charge" security does not protect your capital effectively when projects fail. The due diligence and the subsequent recovery efforts have proven to be wholly inadequate in my case.
I have moved from being an investor to being a victim of systemic mismanagement and profiteering by Crowdproperty!

Svar fra CrowdProperty
Another loan paid out today with a 57% loss over 5 years,every completed loan is a loss, keep your money away from this crowd of chancers

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Another project finished, this time recovering 43% of original capital after 5 years. My return over a 6 year period on my portfolio is currently 1.03% and all remaining projects are in trouble so this will get worse. Do not invest in this platform, you have been warned, forget about 8-10% interest, you won't even get 75% of your original capital back.

Svar fra CrowdProperty
In relation to my review below, and to many others since, the issue isn't that this is high risk - we get that: the issue is that it is total risk. As I, and others, have pointed out, a LTGDV based on valuations made 3 or 4 years ago is worthless, and therefore these are, in effect, unsecured (or being generous, partially secured) loans. These assets should be retrieved and sold as soon as the borrower hits difficulties, not several years later. By elongating the recovery process, the legal and accounting costs completely kill the chance any return to the lenders. CP should select a much lower maximum LTGDV threshold and sell the asset as soon as the borrower gets a couple of months behind.

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I have had two diversified portfolios with Crowdproperty for five years.
It used to have four or five star reviews on Trustpilot. Look at them now. It is quite sad.
Contracted average return = approx 7.5%.
Realised average return on one account is 2.5%. The other account is -4.7%!
The website has been redesigned to show actual returns and losses and for this Crowdproperty should be congratulated as before it was extremely opaque.
Do not be fooled by assurances that loans are covered by first charge on projects and that even if the borrower defaults, you will get the proceeds of the sale of the project. I still cannot work out exactly how large losses are incurred with this cover (perhaps legal fees), but the fact is that you may well not get your capital back, let alone interest.
This is a high risk investment (something that I was fully aware of when I invested), but it remains a very poor one.
Do not put new money into this.

Svar fra CrowdProperty
So many losses.
5 years of investing and £1000s lost
Loans drag on for years then you get back just 4% of what you put in if you're lucky. Many more are years overdue and haven't repaid a single penny.
Stay well away.
I would have been better off just putting my money under my bed for 5 years...at least I'd still have all of it !!

Svar fra CrowdProperty
Like many other investors I have experienced really heavy losses on loans which were supposed to be 'secured' against the property projects they were financing. The costs involved in monitoring failing projects combined with administration fees, plus the often poor price achieved for assets that have been deteriorating for several years means recoveries are very low. CrowdProperty do not have their own capital invested in projects, so they lack the direct incentive to intervene early; and the amounts lent are too small in relation to the high fixed costs of dealing with failed loans. Bad business model! Avoid!

Svar fra CrowdProperty
Please don't invest in crowproperty. While investors have been losing money, CrowdProperty's own operating profit reportedly rose by 214% in 2023. The platform earns its fees regardless of whether investors make or lose money.
The "first charge security" that was supposed to protect investors sounds reassuring, but recovering money from a half-finished development site is slow, complex, and rarely returns 100p in the pound. And unlike a savings account, none of this is protected by the FSCS.

Svar fra CrowdProperty
Realised Rate of Return 2.16% over 215 projects.
Yes 2.16%! (Their figures) I can't get out of this fast enough.
High returns were promised but they have never materialised due to the high losses from the many and various projects.
I understood all the usual warnings of 'capital at risk' so went in with my eyes open, but the promises of a Contracted Average Rate of Return of 7.77% have been destroyed by unbelievably poor risk management. I've lost 59% of my returns to date.
To add to the pain it's taken over 2 years (and counting) to retrieve only 60% of my investment. The losses have been quite a shock to the system.

Svar fra CrowdProperty
Do Not Invest with Crowdproperty.
The website and marketing materials mentions all sorts of securities and protections but the reality is that multiple property deals that they do go completely bankrupt and there is ZERO return on investment. Please carefully review ALL the negative comments regarding Crowdproperty on review websites and realise that people have LOST thousands of pounds. DO NOT INVEST with them!

Svar fra CrowdProperty
Have been holding off from writing a review, but now feel that it is time. I dread getting emails from Crowd Property telling me 'capital has been repaid' as this usually means that a significant amount of my investment has not been repaid because the loan has gone bad. I'm a very cautious investor and before CP can say that I should diversify, I have diversified to the hilt. My pledges are extremely low at no more than £50 a time and still I'm on a hiding to nothing!
Looking at my portfolio, I have been investing for 8 years and my realised average return is 2.25%, significantly less than inflation and what a crappy bank can give me in terms of interest on a bog-standard savings account.
This investment model does not work and is extremely high risk for next to nothing returns. I've shut down any more investments and bailing out and moving money into Stocks and Share ISAs.

Svar fra CrowdProperty
Lets be honest here, you'd be better off going down to your local bookies. You have a better chance of getting your money back !
I have multiple loans that have paid back only a small proportion of capital, let alone any interest its a joke.
Communication is poor even when it does appear.
Breakdown of costs is never shown when a loan goes bad.
Avoid at all cost !

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I have just received 'payment' of capital on a 2021 loan. The original loan of almost £1m had an LTV of 65%. The percentage of capital returned was 3.83% (yes this is not a typo - less than 4% of capital was returned!). Luckily my investment was small but I feel sorry for other investors who will have lost significant amounts. Whilst investing in P2P has it's risks this shows unbelievable mismanagement from the original loan process through to the farcical recovery process. I am waiting for my last few outstanding loans (all several years old) to repay (if they ever do) and will never be investing again with CrowdProperty in the future.

Svar fra CrowdProperty
I was misled by CrowdProperty's marketing into believing their loans portfolio was well scrutinised and well managed on behalf of us lenders.
The truth is now emerging that this was not true as large losses on a significant number of loans threaten to turn my hoped for returns to majot losses.

Svar fra CrowdProperty
Just had a loan repay with a very impressive 96% loss of capital.
4 years overdue
The incompetence of this company is staggering.
So many losses, I started investing with them in 2019, I've already lost £1000s and from the state of the remaining loans in my portfolio, I'll be losing a few more £1000s before I'm out.
Thanks Crowdproperty.
EDIT - Crowdproperty are trying very hard to remove this review, claiming it's fake, claiming it's defamatory, claiming it contains harmful or illegal content.
If it does eventually get removed for whatever BS reason, I'll post 10 more on every review site I can find.

Svar fra CrowdProperty
AVOID - High risk far outweighs reward with these low quality investments - many of my loans are in default, the most recent loan to be repaid only returned 48% of my original investment, after being repaid OVER 4 YEARS LATE! Multiple loans have overrun by a number of years and many are with the Receivers, don't be fooled by the alleged security of having a first charge over the property which counts for little as the platform still takes £1000s in fees whilst paying back investors less than 50% of their capital..

Svar fra CrowdProperty
We refer to your reply to my unanswered query. We have already reached out to you, on 8th January when my wife forwarded the following message: "I am interested to know why we are no longer given a breakdown of costs and capital recovered when a loan goes bad? Or is the information available somewhere and I have failed to find it?"
This query also remains unanswered. One can only assume that you are hiding this information, because of the unbelievable amount of bad debts, and the vast amounts you retain from any part recoveries?
In a previous reply you mentioned more clarity. I can only assume you don't really know the meaning of this word.
Beware!! Future investors be warned, you could face years and years of frustration and large losses.
Some actual figures from my dashboard with CrowdProperty.
First investment was in October 2019 with total £20k invested by end of 2020 and £26k by end of 2023.
Total interest received on money is £3,183 with total capital losses to date £1,520 so my effective return is £1,663.
CrowdProperty state my contracted Average return of 7.78% so even in only one year with just £20k invested I should have received this amount never mind 6 years. CrowdProperty state my realised average return was 3.22% but I doubt this figure.
I invested in 255 projects over this time so this is a sizeable sum, well diversified over a 6 year period and my return of £1,663 is poor.
I have been exiting my portfolio as money is available and even now some of my current loan book were due for repayment in 2021 and are still outstanding and 100% of my £3,708 portfolio is overdue.
Draw your own conclusions

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investing since 2021 initially no issues however the 2024-2025 and this 2025-2026 tax year nothing but losses . Whilst i expected a lower return than advertised the returns are as follows
Current Contract Rate--8.09%
Contracted Average Return--7.84%
Realized Average Return--1.87%
So 1.87% return I understand this was a risky investment and have left this review for others chasing higher return s
updated 27 March 2026- the interest paid on my loans for tax years 2024-2025 and 2025-2026 is LESS than the losses so nothing has been gained for 2 years > So much for diligent and careful inspection of loans

Svar fra CrowdProperty
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