CrowdProperty is a British peer-to-peer lending platform, set up in Birmingham in 2013. Private investors lend through it to small housebuilders, and every loan is secured on the building site. It shows £464 million lent and £304.89 million of capital and interest paid back, funding 3,959 homes (statistics page, last updated July 2026). New lending has slowed sharply: from £113 million in 2022 to £14.8 million in 2025.
A developer borrows to buy a site or build homes. You choose loans yourself, or switch on AutoInvest, which shares part of each new loan among its users in proportion to their available money. Loans usually run 6 to 24 months, and the money is released in stages as building goes ahead. Interest normally builds up and is paid when the loan is repaid, not monthly, and it is paid only from the borrower's repayments. You can also lend through an Innovative Finance ISA run by Goji.
The platform advertises up to 9.5% a year (August 2026; up to 10.5% in July 2023). Across all loans made from 2018 to 2025, the average contracted rate was 8.26% a year (as at 1 April 2026, from the platform's yearly regulatory outcomes statement, published July 2026).
What lenders actually earned is lower. After money written off for good, those loans returned 6.03% a year, down from 7.72% a year earlier. Results differ a lot by year: loans made in 2021 returned 0.75% a year and loans made in 2022 returned 2.82%, against contracted rates of about 7.3%. Loans made in 2023 returned 11.00% (helped by penalty interest) and 2024 loans 6.40%. The 6.03% leaves out loans that are still being worked out, so it can still fall. Independent analysis expects about 6.5% a year for a well-spread lender (2026).
Almost a quarter of loans have defaulted. 105 of the 449 loans made since 2018 (23.4%, calculated from the platform's own figures) had formally defaulted by 1 April 2026, up from 81 a year earlier. A loan counts as defaulted when the developer is unlikely to pay without the security being enforced, or is more than 180 days past its due date, so loans up to six months late are not counted. The platform had expected only 0.5% to 2% of loans to default.
Money written off for good reached £9.9 million of the £440 million lent since 2018: 2.25%, calculated from the platform's own figures (1 April 2026). That is about three times the amount a year earlier. It leaves out defaulted loans not yet settled: £137 million was still out on loan. Independent analysis estimates that a further £25 million or so, about 17% of the money still out, could be lost (2026). Investors report loans due in 2021 still unpaid; the public review score is 1.8 out of 5 (316 reviews, October 2026).
Each loan is secured by a first legal charge over the development site (where there are several charges, CrowdProperty is the senior lender), usually with a personal guarantee from the developer. Sites are valued by chartered surveyors, loans are kept within limits against the property's value and its value once built, and a monitoring surveyor checks the work before each release of money. CrowdProperty holds the security for lenders and decides how to recover a failed loan: an extension first, then receivers or administrators and a sale of the site. There is no provision fund, no buyback and no compensation scheme.
The platform does not publish how much has come back from defaulted loans. Recoveries have been slow and partial, with investors reporting workouts of around four years, and enforcement costs and a recovery fee are paid before lenders. In plain words: the charge gives lenders a claim on the site, but the 2021 and 2022 loans show that a stalled building project can sell for less than its loan.
The platform is run by CrowdProperty Ltd (registered in England as Crowd Property Limited, company 08764786, set up on 6 November 2013, Birmingham). It is authorised and regulated by the UK Financial Conduct Authority (firm reference 723959) and has published the yearly outcomes statement the regulator requires since 2020. No regulator action against it was found. It does not publish audited accounts. In 2026 an independent analyst withdrew its rating of CrowdProperty, saying the platform would not share data on recovery prospects, and warned of a higher risk that it quietly winds down lending from private investors.
CrowdProperty charges investors no platform or investment fees; it is paid by the borrowers. When a loan goes wrong, professional and enforcement costs and, where applicable, a lender or recovery fee are taken from what is recovered before lenders are paid. The size of that fee is not published.
You cannot sell early. There is no secondary market: money stays in each loan until the developer repays, and on defaulted loans that has taken years. Cash not yet lent can be withdrawn. If CrowdProperty stopped trading, a regulated replacement servicer may be appointed to run the existing loans, the first charges stay in place, and Goji and Modulr would keep holding uninvested cash.
Return: Medium — loans made since 2018 carried an average contracted rate of 8.26% a year (up to 9.5% advertised). Risk: High (higher means more risk) — money written off so far, 2.25% of lending, would on its own point to the middle level, but almost a quarter of loans have defaulted, investors report long delays, new lending has fallen sharply and an independent rating was withdrawn. Risk-return: Low — after write-offs, money lent since 2018 earned 6.03% a year, and that figure can still fall.
License / Regulation: CrowdProperty Ltd (company 08764786, England) is authorised and regulated by the UK Financial Conduct Authority (firm reference 723959) as a peer-to-peer lending platform and publishes the regulator's yearly outcomes statement. Its Innovative Finance ISA is administered by Goji. The loans are not covered by the Financial Services Compensation Scheme.
Yes. CrowdProperty Ltd is authorised and regulated by the UK Financial Conduct Authority (firm reference 723959) and publishes the yearly outcomes statement the regulator requires. Regulation does not protect you from losses on the loans, which no compensation scheme covers.
Cash in Standard and Pension accounts is held as e-money with Modulr, kept separate and safeguarded but not covered by the Financial Services Compensation Scheme. ISA money is held by Goji, which administers the Innovative Finance ISA. Once lent, your money is in loans to developers.
CrowdProperty does not state a minimum on its public pages. Independent reviews report £500 when you choose loans yourself and £50 per loan with AutoInvest (with at least £500 in total).
Loans made since 2018 carried an average contracted rate of 8.26% a year, but after write-offs they earned 6.03% (as at 1 April 2026); 2021 and 2022 loans earned only 0.75% and 2.82%. 105 of 449 loans (23.4%) have defaulted and £9.9 million (2.25% of lending) has been written off, with £137 million still out.
Each loan has a first legal charge over the development site, usually with a personal guarantee from the developer, and is checked by surveyors before money is released. There is no provision fund, buyback or compensation scheme. Recoveries on defaulted loans have been slow and partial, and costs and a recovery fee are paid before lenders.
No. There is no secondary market, so your money stays in each loan until the developer repays, which on defaulted loans has taken years. Only cash not yet lent can be withdrawn.
No platform or investment fees. If a loan goes wrong, enforcement costs and, where applicable, a recovery fee of undisclosed size are taken from what is recovered before you are paid.
If a developer fails, CrowdProperty, holding the security for lenders, can appoint receivers and sell the site; you may get back less than you lent, and late. If the platform fails, a regulated replacement servicer may take over the loans, the charges stay in place and client cash stays with Goji and Modulr, but sorting it out could take years.
Much less than before. New lending fell from £113 million in 2022 to £14.8 million in 2025. In 2026 an independent analyst withdrew its rating and warned of a higher risk that the platform quietly winds down lending from private investors. Read the next yearly outcomes statement before adding money.
