CrowdProperty Avis 

I have lost a substantial amount of my capital on CrowdProperty.

Every single one of the loans I made through their platform is now in default and significantly overdue, most by years.

What seemed like a promising property lending platform - I was a sucker for Crowdproperty's marketing! - has turned into a horror story for investors like me.

CrowdProperty's former and current CEO and Managers have lowered their lending criteria to grow the business rapidly and be able to hype that up the large number of loans they launch through their Public Relations initiatives. It means they have funded more speculative and higher-risk property developments to borrowers who are former bankruptees or had businesses go into administration or liquidation etc., developments and borrowers that have been rejected by more reputable and sensible lenders.

This carefree attitude from CrowdProperty's Managers has resulted in widespread failures across the loan book.

Independent analyses and investor reports indicate a significant portion of the outstanding loans being in default, with many investors seeing over 60-90% of their personal portfolios in default or overdue.
In my case, 100% of my investments are overdue, with many loans I loaned funds to in 2018, 2019 and 2020 still not having paid back. Updates from the platform are particularly vague, brief, infrequent and often amount to "no updates" or generic narratives without clear timelines, expected recoveries, or financial details.

Communication has been woefully inadequate, leaving investors in the dark about recovery actions, LPA receiverships, property sales, or potential shortfalls.

When defaults happen, as is the norm not the exception, recovery processes drag on endlessly.
Some loans have taken 6+ years to partially resolve, often with no interest paid and only a fraction of capital returned.

I and many others have suffered actual capital losses - partial write-offs where property sales didn't cover the full loan plus accrued interest. On many loans I've got nothing back. On one of my loans, Crowdproperty only gave me 4% of my capital back and no interest. Examples from other investors include recovering only £1,500 out of £7,000 or losing tens of thousands on larger sums.

The platform's transparency has deteriorated as problems mounted: performance statistics have been quietly removed from their website to hide the appalling results because Crowdproperty know that nobody would invest with them if they knew most loans go into default and don't return full capital. The overall Trustpilot rating here sits at a dismal ~1.5-1.8 stars, dominated by mostly 1-star reviews echoing these exact issues: delayed repayments, poor service, and eroded capital.

I will never ever recover even half of my invested capital. All the money feels effectively lost at this point, tied up in illiquid, failing projects with no secondary market or exit.

This has been a costly lesson in the real risks of P2P property lending when underwriting standards slip.

I strongly advise others to avoid investing here until the platform finally begins to demonstrate concrete, substantial recoveries and improved practices.

Extreme caution is warranted: your capital is at serious risk.

I should be getting my money back after 4 years. It could have earned more interest during that time in a normal bank account.

AVOID - your money will be better invested in a 0% interest cheque account.

I invested £8k over 5 years ago and have so far received £1,500 in interest, with £1,200 of realised losses and a further £2.5k of investments overdue and in reality likely to be paid in part if I’m lucky!

Forecast return = 27.5% LOSS

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 (8 September 2026) is
• £4,548.24 paid back and, after losses, just
• £ 624.79 left sitting in a so called “active” portfolio. This is a complete misnomer as my money appears to be stuck in projects which have significantly exceeded planned timescales (by years) and will probably result in further losses.
Had I placed my money in an easy access cash ISA I think I’d now be looking at about of £6,000, all of which would be available on demand.
The performance of my CP IFISA has been poor.

Don't Invest - Realised Average Return 1.84%

I can get twice that rate in far safer Ford Money.

All investment was done by Crowd Property via "Auto Invest"

I invested with 5 others at the same time all had gains only with Crowd Property have I had losses so no rubbish about market conditions.

As far as "Auto Invest" goes Crowd Property should not Invest multiple times with the same developer so that risk is well spread rather than all eggs in one basket.

My Initial Investment March 2022 £5400

What follows is from CP Dashboard 30-Apr-2026

Capital Repaid £5510.27
Interest Earned £ 588.92
Capital Loss £ 318.18

Overall Performance £ 270.74

Realised Average Return 1.84%
Contracted Average Return 7.43%
Current Contract Rate 7.43%

Projects Repaid 73
Active Projects 16
Active Loan Parts 32

Total Lent £6955.00
Total Paid Back £5510.27
Total Interest Paid £ 588.92

Total Active Portfolio £1126.55
# # #

Very pleased with help & assistance-excellent

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.

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

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.

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 !!

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!

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.

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.

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!

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.

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 !

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.

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.

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..

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.