I invested £5,000 in the CP IFISA between Sep 21 and May 22 in projects the majority of which should have repaid in 2023. Outcome to date (10 May 2026) is • £4,546.96 paid back and, after losse... See more
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The issue with CrowdProperty (as well as with other property backed p2p loans) is, in my opinion, that the initial valuations are systemically unrealistic. This is because when a borrower gets behind... See more
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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... See more
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I should be getting my money back after 4 years. It could have earned more interest during that time in a normal bank account.
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Company details
Written by the company
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.
Contact info
Quadrant Court, 49 Calthorpe Road, B15 1TH, Birmingham, United Kingdom
- 020 3012 0161
- info@crowdproperty.com
- crowdproperty.com
1.6
Bad
309 reviews
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A bad business model for investors - avoid at all costs!
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!
8 March 2026
Unprompted review
Reply from CrowdProperty
Dear Richard,
Thank you for your review.
All investments offered via our platform are all secured via first charge on the project. Some recent recoveries have indeed been disappointing, and though some reasons for this will be project specific, it will also be in light of the current broader market and changes in that market that have occurred since the loan was written.
Though the market remains challenging, as a traditionally cyclical market, we remain optimistic that conditions will improve.
If you’d like to discuss your situation further, please email info@crowdproperty.com and our team will be happy to help you.
Please don't invest in crowproperty
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.
5 March 2026
Unprompted review
Reply from CrowdProperty
Hi Quentin,
Thank you for your reivew.
All projects had repaid capital in full to investors prior to late 2023. The development sector has faced widely reported, significant headwinds in recent years, with delays and increased costs putting projects under more pressure.
The First Charge security we hold on all projects is only enforced as a last resort. In case of receivership when the first charge is enforced, Receiver fees are due as a priority from any capital received and securing the site incurs monthly expense, so our expert team ensures that we exhaust all options ahead of this. Although enforced as a last resort, First Charge security is a crucially important element of our proposition and has been successfully enforced on many occasions to date.
This is a high risk investment. If you would like to discuss your situation further please get in touch with us directly and we will be happy to help
Realised Rate of Return 2.16%
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.
26 February 2026
Unprompted review
Reply from CrowdProperty
Dear Mr Stringer,
Thank you for sharing your concerns.
As all loans we offer are in the development sector, they have been impacted by the macro effects upon the industry over recent years. Though despite these effects, many loans have, and continue to complete successfully. Unfortunately, where loans have resulted in loss this will have effected your overall performance.
If you’d like to discuss your specific situation further, please email info@crowdproperty.com and our team will be happy to help.
Do Not Invest with 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!
24 February 2026
Unprompted review
Reply from CrowdProperty
Dear Dr Khan,
Thank you for your feedback.
All loans offered on our platform are secured by first charge security, and this does mean that we can take control of the property should we need to, however this does not guarantee returns. This is, and always has been a high risk investment.
If you’d like to discuss your specific situation further, please email info@crowdproperty.com and our team will be happy to help.
Extremely poor performance!
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.
24 February 2026
Unprompted review
Reply from CrowdProperty
Dear Steve,
Thank you for your feedback and we apologise for the disappointment caused.
The development sector has faced many headwinds in recent years, and these will have directly impacted the performance of some loans you have invested in, as all loans we offer are in the development sector. Many loans have, and continue to complete successfully despite these macro effects on the sector, however loans which do fail will impact overall performance.
If you’d like to discuss your specific situation further, please email info@crowdproperty.com and our team will be happy to help.
Lets be honest here
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 !
24 February 2026
Unprompted review
Reply from CrowdProperty
Dear Mark,
Thank you for your feedback.
It is important to note that the loans we offer are high risk in nature, and though many have, and continue to complete on time providing the targeted returns, others have been impacted by the market conditions of recent years. The development sector has faced labour shortages and rising material costs both of which have added pressure to the build phase of projects, whilst slower property sales and a general tightening of credit have impacted the exit stage of loans.
How we communicate with our investors is kept under constant review and we appreciate your feedback concerning this.
If you’d like to discuss your specific situation further, please email info@crowdproperty.com and our team will be happy to help.
3.83% (less than 4%) of capital on recent scheme returned!
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.
24 February 2026
Unprompted review
Reply from CrowdProperty
Dear Mr Revell,
Thank you for sharing your concerns. As mentioned in the detailed update provided to investors, we recognise that this is a disappointing outcome.
There were a number of unique challenges with the recovery of this loan and a considerable amount of senior management time was spent exhausting all options available to us. We share in your disappointment that a better outcome was not possible.
These were exceptional circumstances and we do not expect any other recoveries to be at this level.
I was misled by CrowdProperty's marketing
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.
24 February 2026
Unprompted review
Reply from CrowdProperty
Dear K,
Thank you for sharing your feedback.
Risk warnings have always been clearly displayed on our site and investors confirm their understanding of these risks as part of the onboarding process. The investments we offer are both high risk and place your capital at risk, and as a result some loans resulting in loss should be expected.
If you’d like to discuss your specific situation further, please email info@crowdproperty.com and our team will be happy to help.
BEWARE - EXTREMELY HIGH RISK
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..
15 February 2026
Unprompted review
Reply from CrowdProperty
Dear Mr Hutchings,
Thank you for sharing your concerns.
We are continuing to improve our recovery efforts and reduce delays, aiming to deliver better outcomes for investors. Though first charge is in place on all loans, this does not guarantee that funds realised from the sale of a part complete project will be sufficient to repay all capital lent.
Property projects are complex by nature and it can take a significant amount of time to reach a resolution and exit the loan. However we acknowledge your concerns and we have worked to strengthen our monitoring and recoveries processes in order to minimise further impact.
If you’d like to discuss your specific situation further, please email info@crowdproperty.com and our team will be happy to help you.
Unanswered queries
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.
15 February 2026
Unprompted review
Some actual figures from my dashboard…
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
10 February 2026
Unprompted review
Reply from CrowdProperty
Dear Mr O’Neill,
Thank you for sharing your feedback.
It is important to remember that the loans we offer are high risk in nature, and though many have, and continue to complete on time providing the targeted returns, others have been impacted by the market conditions of recent years. The development sector has faced labour shortages and rising material costs both of which have added pressure to the build phase of projects, whilst slower property sales and a general tightening of credit have impacted the exit stage of loans.
If you’d like to discuss your specific situation further, please email info@crowdproperty.com and our team will be happy to help.
Negative Experience
I have been invested with CrowdProperty for almost 6 years and I actually wrote a positive review after 8 months (which I have left online unedited) but sadly my experience has got progressively worse as many projects slipped massively and then actual capital losses began to mount up, in my case almost £6K so far. Losses don’t yet outweigh interest earned but the pace of losses means I have no optimism about the eventual outcome. My losses have all been confirmed in the past 13 months. Prior to that it felt as though CP were in some sort of denial, perhaps wishing to maintain the claim of no losses or minimal losses. But the delays and updates showed that something was very wrong. Every time I now check my dashboard it is with a dread of more bad news and plenty came just in the past week with almost £2K of fresh losses. And in many cases no interest gets paid on these loss-making projects so the true loss is more than just capital. The scale of losses on some projects with a low initial LTV have been quite staggering. The only thing in my experience over the past few years that CP does well is process ISA transfers-out very speedily, often within a matter of hours. Perhaps it’s safer now to invest in this kind of venture, post-Covid, post-rampant inflation, but I would personally not trust CP with another penny and just hope to somehow escape without even more significant damage but I have little optimism. Of course some projects go well but the true test of a company’s competence is their ability to handle difficult situations and in that respect my experience has found CP to be very lacking.
24 January 2026
Unprompted review
Reply from CrowdProperty
Thank you for sharing your feedback, Jem.
Property projects are complex by nature and it can take a significant amount of time to reach a resolution and exit the loan. However we acknowledge your concerns and we have worked to strengthen our monitoring and recoveries processes in order to minimise further impact.
If you have any further concerns regarding your portfolio please feel free to get in touch with us directly via info@crowdproperty.com and our team will be happy to help.
Be very careful before investing with…
Be very careful before investing with CrowdProperty.
I invested in a project listed as 12 months. After more than four years, countless chases, and ongoing delays, the project ended in a substantial loss 5000.00 of capital with zero interest earned.
If you are not prepared to have your money locked up indefinitely with no guarantee of recovery, this platform is not suitable.
22 January 2026
Unprompted review
Reply from CrowdProperty
Thank you for your review. We’re very sorry to hear you've experienced losses and understand how disappointing this is.
To mitigate against loss-making projects, we would recommend holding a diversified portfolio with smaller investments made to a greater number of projects, rather than a few larger investments. Within a diversified portfolio, though instances of loss should still be expected, the impact of loss on overall performance should be minimised.
If you’d like to discuss your situation further, please email info@crowdproperty.com and our team will be happy to help you.
"Investing"??
"Investing"??
5 years of investing...
Contracted Average Return
7.75%
Realised Average Return
-1.30%
Absolute scam!
Has anybody suffered similar harm from the same cause? Would you be interested in filling in a group claim to join together in a single legal action?
It is not the economic climate of recent years... It is systemic. £22,900.82 interest earned, £25,319.79 capital loss... All risks are dumped on investors who are making investment decisions based on risk calculations done by some absolute amateurs. Zero consequences to their 'experts'. Structural problems in buildings are unnoticed by their so-called experts. Zero consequences. Zero shame or compensation from the company for endless delays and losses. It's supposed to be a nice, clean business scheme - partial loan -> completion -> partial loan -> completion. Instead, they just keep lending money without checking how the works are progressing and then declare losses.
Avoid this company as the plague! All they do is take bonuses for selling loans, because all the risk is on customers anyway...
4 January 2026
Unprompted review
Reply from CrowdProperty
Thank you for sharing your feedback, Rafal. We're very sorry to hear of your dissatisfaction with the investments made via our platform and that these have resulted in loss.
With any high risk investment some degree of loss should be expected, and we encourage our investors towards holding a diversified portfolio so that instances of loss should not have and undue impact on overall performance.
The performance of some projects has undoubtedly been effected by the economic climate of recent years which has certainly been challenging. However, as a traditionally cyclical market, we remain optimistic that conditions will improve.
If you have any questions regarding your account, please email info@crowdproperty.com and our team will be happy to help.
Appalling returns. Dont bother
Appalling. My current return rate is 1.89% and falling. All projects are 18 months - 2 years late with repaying. I expect I’ll end up making a loss on my overall investment. It’s been 3 years plus and I’m still waiting for my outstanding funds to be repaid. Can’t wait to close my account.
13 January 2026
Unprompted review
Reply from CrowdProperty
Thank you for sharing your experience, Rachel. We understand how distressing your situation is and do take feedback like this seriously.
We highlight that this type of lending is inherently risky, and guide investors to prepare for potential losses. Many years may see no losses, while others reflect the impact of the economic climate and market conditions.
Factors such as rising material costs and labour shortages can delay project completions, whilst tightening finance can delay the sale or refinance of projects once completed. Our recoveries team continue to work closely with developers to help them exit and draw projects to conclusion, while still aiming to maximise the returns investor receive.
If you’d like to discuss your specific situation further, please email info@crowdproperty.com and our team will be happy to help you.
Very Poor Investment Option
They clearly do not conduct sufficient due dilligence checks on the developers they lend to. So many of the projecst I invested in have either lost money or have still not been repaid, some nearly two years old. The same amount of cash invested in an ISA or even an easy access account would have produced better returns. Wish I'd never got involved with them.
Edit in response to their reply:
Having been investing with them since 2021, sufficient time to get a very good idea of how good the are, the realised average return is 2%!! Yes that's 2% over 5 years - way below even the worst building society savings account.
And with ELEVEN projects years overdue for repayment, this is by far the worst thing I have ever invested in and their claims of 'due diligence' cannot be correct.
Further edit to update details:
As of todays date, the average realised return is 0.7%!! Really not worth it. Definitely a company to avoid.
7 January 2026
Unprompted review
Reply from CrowdProperty
Thank you for sharing your feedback, Keredwh. We are sorry to hear that a proportion of your investments have exceeded their contracted period - we appreciate the frustration this can cause.
Significant due diligence is conducted on all projects and borrowers before any loan is agreed, and made available to our investors.
It is important to note that the loans we offer are high risk in nature, and though many have, and continue to complete on time providing the targeted returns, others have been impacted by the market conditions of recent years. The development sector has faced labour shortages and rising material costs both of which have added pressure to the build phase of projects, whilst slower property sales and a general tightening of credit have impacted the exit stage of loans.
If you’d like to discuss your specific situation further, on need any assistance navigating the new investor dashboard please email info@crowdproperty.com and our team will be happy to help.
Obviously incapable of managing risk on…
Obviously incapable of managing risk on behalf of investors.
Hundreds of loans that should have been foreclosed are languishing in delinquency...
15 December 2025
Unprompted review
Reply from CrowdProperty
Thank you for your feedback. We’re very sorry to hear that a portion of your funds remains tied up in overdue loans – we understand how concerning this can be.
We take feedback like yours seriously and are continuing to work to improve our recovery efforts and reduce delays, aiming to deliver better outcomes for our investors. Our recoveries team works closely with developers to help them exit, while aiming to maximise investor returns. We aim to provide updates on a quartery basis which will advise on the current circumstance of the loan and what is being done regarding progress towards completion.
If you do have queries in regards to any of your remaining projects please reach out to us via info@crowdproperty.com and our team will be happy to help.
Would give less than 1 star if…
Would give less than 1 star if possible. Do not invest, go to the bookies and bet on Red Rum who died in 1995, you have better odds at making any return. Poor communication, terrible projects and underwritting. Avoid at all costs
6 November 2025
Unprompted review
Reply from CrowdProperty
Thank you for your feedback, Mark. We do take feedback like this seriously and are sorry to hear of your experience. We are continuing to work on improving how we manage communications to investors and appreciate your feedback.
Our underwriting process is thorough, and appropriate due diligence is conducted on all projects and borrowers, before loans are written. However, the loans we offer remain high risk and the industry we operate in has been impacted by rising material costs, labour shortages, and slower property sales, which has caused delay to the completion of some projects.
Most diversified investors continue to see strong long-term outcomes. As with any investment, performance should be assessed over time, not just in the short term.
If you’d like to discuss your specific situation further, please email info@crowdproperty.com and our team will be happy to help you.
Great team to work with
Great team to work with! The team provide very quick responses to any queries raised, and I have absolutely no issues with them.
Would recommend.
3 November 2025
Reply from CrowdProperty
Thank so much for taking the time to leave a review.
We're pleased you've had a positive experience with CrowdProperty, and found our service efficient.
Thanks for your support and we look forward to working with you again soon.
No complaints recommending CPL - great team.
We have worked with CPL for almost a year now and have absolutely no complaints. They have a great team who are friendly and responsive - we would have no hesitation in recommending them.
30 September 2025
Unprompted review
Reply from CrowdProperty
Thank you for your recent review.
We are pleased to hear your positive experience of CrowdProperty, and that you have found us to be responsive and friendly. Your comments have been forwarded to those involved.
Thank you for your support and we look forward to working with you again.
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