CrowdProperty Avis 

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.

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

I have been investing with CrowdProperty for around 8 years and during that time I have lost a colossal sum of my capital. It has been an exceptionally frustrating and very costly experience overall.

It has been common for projects on CrowdProperty to return only 25% to 50% of my original capital, with no interest paid at all. Many loans drag on for years and years, well beyond their original stated term, leaving investors stuck waiting with very little clarity and no meaningful compensation for either the time value of money or the level of risk taken.

One of the most troubling aspects is how routinely almost all loans are extended time and again. These extensions often run for several years. During this time CrowdProperty continues to charge very substantial fees, often amounting to hundreds of thousands of pounds per project. If the loans ever pay back one day - which some don't - investors usually receive no interest and suffer enormous capital losses.

I've heard from people in the know that Crowdproperty deliberately extend these loans time and again so that they and their partner companies can charge the mega fees that they do.

From an investor’s point of view the incentives feel completely misaligned.

Communication has also been a persistent problem. Updates are frequently vague and brief, heavily delayed, or far more optimistic than the eventual outcomes. This is a recurring theme raised by many other lenders, particularly when it comes to recoveries, enforcement action and the true condition of distressed projects.

CrowdProperty have also deliberately removed their statistics page so that prospective investors can no longer see the enormous capital and interest losses suffered by investors on the platform. Millions of pounds have been lost.

Independent commentators have become increasingly critical as well. The Financial Thing has repeatedly highlighted serious concerns around CrowdProperty’s performance, loan outcomes and overall investor experience. 4thWay has also published very critical commentary, raising red flags about losses, repeated loan extensions and the overall level of platform risk.

After nearly a decade on the platform, my conclusion is straightforward. Returns have been far worse than advertised, risks have consistently been understated, and investor outcomes appear to come a distant second to the very large fees earned by the platform.

Based on my long-term experience and the clear warnings from respected independent sources, I would strongly urge anyone considering investing with CrowdProperty to avoid doing so.

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.

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.

"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...

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.

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.

Obviously incapable of managing risk on behalf of investors.
Hundreds of loans that should have been foreclosed are languishing in delinquency...

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

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.

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.

Copied from my Google Review: (see Google Review for charts)
I invested just over £5000 in CrowdProperty 3 or 4 years ago, I had autoinvesments turned on and thought all was well, I'd get the occasional email about loan repayments along with new projects that I have invested in. However, it was only when I had a deep look about 6 months ago that I realised a huge number of loans I was invested in were overdue. I have now turned off autoinvestments and take money out as is repaid. However, all of my portfolio is now overdue, with the oldest project 4 years overdue!
I am slowly getting money back, I still have over £2,000 invested and have mentally written off this investment, with the odd withdrawal I make supplementing my income. These loan repayments started out at a reasonable size but have dwindled as the months have gone on and the 'good' loans run dry. The lesson is that if you keep reinvesting with this platform, the money will eventually end up in a 'bad' loan.

UPDATE 18th October 2025:
All my loans have now ended so here is a summary of deposits vs withdrawals over the last 5 years, as well as my outstanding capital. I have produced charts to help visualise this. I will just stick to facts here as I have shared my opinions above.

Deposits - Between November 2020 and March 2022 I deposited a total of £5,044.63 into Crowd Property. The vast majority of which was deposited in the first 8 months.

Withdrawals - As mentioned previously, since April 2024 I have been withdrawing funds as soon as they have become available. In total I have withdrawn £3,677.07. As time has gone on and a larger percentage of my portfolio moves into being overdue the amounts withdrawn have reduced sizeably, with every withdrawal for the first 10 months being in the hundreds of pounds, now I am lucky if I get a month where I withdraw £100. The chart shows this, I have added a line showing 3 month rolling average which clearly shows the down trend.

Outstanding Capital - A total of 70 loans are overdue, with the oldest end date being April 2021! The chart shows a vast majority of the outstanding capital is sat in loans that ended in the last 3 years, starting Q4 2022.
I've calculated lost capital due to loans defaulting to be £256.24 spread over 9 loans, however, given the age of some of my still outstanding loans, I expect this number will likely grow considerably. In 6 out of 9 of these loans over 60% of the original capital was lost.

Working alongside the members of team at Crowd has been a joy ever since they joined the Brickflow platform. They engage with brokers very early on, are flexible in what they can offer and provide outstanding customer service to their customers.

Since my last review, other than some lame response to my post, the losses continue. Just be warned people, this site offers more of a gamble than an investment. I will withdraw what I can and lick my wounds, it will be a negative net experience, I will get less out than I put in!!!

I borrowed almost £1m from CrowdProperty for a project involving the construction of 4 new houses and had an excellent experience throughout.

The team at CrowdProperty were not only professional and responsive, but also brought a wealth of property knowledge that proved invaluable. When our contractor unexpectedly went bust and caused delays, CrowdProperty didn’t just stand on the sidelines they actively supported us, guided us through the challenges, and helped ensure the project was successfully delivered.

Their hands-on approach, genuine understanding of property development, and consistent support made all the difference.

I don't think that ANY of my loans were repaid on time, and communication with lenders is very poor.
When you do get an update, which is rare, it always says basically the same thing - they are working with the lender, things are taking longer than expected, but they believe that giving the lender more time will give the best outcome. Ok, fine, but many of these loans are now years overdue... Not much point having first charge security over the property if you never use it. Whenever I get a partial repayment, I withdraw it. So far I've got about half my money back. Would not have used them if I'd realised it was going to be like this.

Worked with Crowd property for over 6 years and had a great experience with an amazing team to assist with the loans. The current market has affected the loans with delays but this the same over the whole industry.

Non existent repayments seem to be the norm, I'm waiting on projects dating back 4 years to be repaid, unfortunately I don't think the Company is any good 😕

Avoiding investment with these people is the best investment you can make.