London House Exchange Review

What it is

London House Exchange, formerly Property Partner, is a UK platform where you buy shares in individual rental properties and trade them on its own FCA-regulated exchange. It also offers mortgage bonds and short bridging loans secured on property. It says it has been FCA regulated for more than 8 years, manages more than £120 million of assets and has paid more than £10 million in dividends. In 2026 Gulf Islamic Investments Group took a majority stake after FCA approval.

How it works

You choose properties and buy shares in the company that owns each one, then receive a monthly dividend from the rent after costs, when there is one. After five years shareholders vote on whether to sell the property; many are now being sold and their companies wound up. Mortgage bonds and bridging investments pay a fixed rate for a set term and can be held in an Innovative Finance ISA.

Returns

The platform advertises returns in excess of 8% a year on its property-backed debt investments. Current bridging investments pay 8.5% to 9% a year, and two repaid bridging deals paid 9.5% and 10% (August 2026). It says 11 repaid development loans returned an average of 10.1% a year. For the property shares, no portfolio return is published: the mortgage costs have eaten most of the rent, and dividends are suspended across much of the portfolio (August 2026).

Losses and defaults

The platform publishes no loss or default figures. For the shares, losses show as falling share prices or sale values below cost, property by property, and no total gain or loss on sold properties is given. Of 149 remaining homes in June 2026, 87 were let and 62 were empty, for sale or under offer, and three properties still had fire-safety problems. Older development loans managed by a third party get only occasional updates. Investors' public reviews report large losses on long-held shares, which the platform does not confirm.

What secures your money

Most money on London House Exchange buys shares in companies that each own one UK property, mostly residential. Shares are not secured: their value follows the property and its mortgage, and you can lose part or all of it. The properties carry mortgages, with a loan-to-value of 33% across the portfolio and an average mortgage rate of 6.7% (August 2026); the mortgage lender is paid before shareholders. Every property is valued yearly by an independent RICS surveyor. The newer mortgage bonds and bridging investments are secured on property; all listed repaid ones were repaid in full with interest as of August 2026, and one bond was partly repaid. There is no buyback, guarantee or provision fund. If the platform failed, PricewaterhouseCoopers has been engaged in advance to manage the sale of the properties.

Who runs it and its licence

The platform is run by London House Exchange Limited (company 08820870, London), authorised and regulated by the UK Financial Conduct Authority, firm reference number 613499. Its parent is Global Platform Holdings Limited in Abu Dhabi. Gulf Islamic Investments Group bought a majority stake after FCA approval, announced before trading reopened on 5 October 2026; the former owner Better keeps a minority stake.

Fees

Its help pages list a transaction fee of up to 2% when you invest: 1% on shares listed on the exchange and 2% on development loans. Selling shares is free. Each property company also pays a yearly management fee of 0.7% plus VAT on its equity value, taken before dividends. The ISA has no opening fee; transfers out cost £35. These help pages carry no recent date.

Getting your money out

You can list your shares for sale to other investors on the exchange at any time, at a price you set, but a sale needs a buyer and the exchange closes for three working days around each quarterly update. Otherwise you wait for the five-year vote and the sale of the property, which can take a long time: 37 empty homes were for sale in June 2026. Bonds and bridging loans are held until repaid.

Our view

Return: Medium, from the advertised return in excess of 8% a year on its debt investments; nothing is published for the shares. Risk: Very high (higher means more risk): no loss figures are published, which on its own gives High, and we set it one step higher because dividends are suspended across much of the portfolio and the property portfolio is being sold down. Risk-return: Very low.