CrowdProperty Avis 

They've got a great website and for three years I rolled along happily. But about 18 months ago I noticed many of my projects were late paying back. My portfolio (multiple projects, all autoinvest) is now all in arrears, some of it several years overdue. So far they have written off £5k which means after interest I am still positive. But I am bracing myself for bad news. They advertise first charges over the property and no more than 70% LTV. We all know the property market has been booming so it doesn't make sense that losses are so high.

Poor returns, poor website and customer support, couldn't even transfer the available balance to Vanguard so having to take it out and losing the tax free wrapper.

As a lender who has been with CrowdProperty for a considerable time, I feel compelled to share my deeply concerning experience. I have diversified my capital across 31 different loan projects on this platform, believing in the advertised robust due diligence and first-charge security that supposedly protects lenders.

To my dismay, the performance of my loan book has been nothing short of disastrous. While projects I invested in did eventually pay back in the past, of the 31 projects I currently have funded, a staggering 28 are currently in default and with no end in sight. This represents a default rate of over 90% on my portfolio, a figure that is completely untenable for any investor. Furthermore, based on the trajectory and lack of progress on the remaining active loans, I have very low confidence that the last few will not also enter into default within the coming months.

The most critical issue, beyond the defaults themselves, is the apparent lack of effective action or communication from CrowdProperty regarding the recovery of lender capital. It has been weeks since I have received any principal or interest repayments of any significance. The flow of information has slowed to a trickle of nonsensical updates, and there is no tangible evidence to suggest that proactive and successful recovery strategies are being implemented to protect lenders' funds.

While I understand that development finance carries inherent risks, the sheer scale of these defaults points to a significant issue in both the initial project vetting, the management of the loans and the recovery process once a project fails. Lenders are left in a position where our capital is locked in failing projects with little hope or information about its return.

I am posting this review in the hope that it will prompt a change in strategy from CrowdProperty.

I have lost a lot of my capital on Crowdproperty investments. For instance, the capital loss on my last repayment several weeks ago was only 14.5% of the original investment despite it being a loan with an LTV below 70%!

How does the company intend to address this catastrophic level of defaults and begin returning the capital they owe to the lenders who have placed their trust in them?

A functional platform must do more than simply originate loans. Giving lots of money to people is the easiest task on the planet!

Far more important is for that company to effectively manage the loans and, crucially, recover funds when they go wrong!

The Crowdproperty staff have no competency whatsoever to deal with loans in default and are completely out of their depth.

My experience with Crowdproperty has been profoundly disappointing :-(

Zero Stars

From the latest Crowd Property "my Pledges"
Paid Back 269.52 of 450 Invested -"Capital Lost" 180.48 - CP version of Interest Lost 25.81
Overdue 1633.19 of 2020 Invested -"Capital Lost" 386.81 - CP version of Interest Lost 110.65

Paid Back & Overdue -"Capital Lost" 567.25 - CP version of Interest Lost 136.45
Overdue Capital 11+Months 1633.19

Un Paid Capital 2200.48

CP Interest Lost 136.45 # #
Total Amount "Due" 2336.93

Capital Invested via Auto Invest 5400.00 09-March-2022
CP version currently due 43% of investment.

# # CP version of Interest is from Loan Date - Expected Return Date
Bank or most loan companies - Interest is from loan date - until repayment date so 11+ months interest should be added to all overdue loans

Overdue Interest CP from my pledges (Loan * Interest Rate * Period {Loan Date - Expected Return Date}) 184.42
Overdue Interest CP from my pledges (Loan * Interest Rate * Period {Loan Date - Now()}) 429.38

So another 318.74 "missing" - so 2655.67 of 5400 investment due. My version currently due 49% of investment.

In the worst case seven loans to same site. Several other cases of three or four loans to "same site." Was that wise move on AutoInvest?

Amount Loan Start
9235CALSTOCK 40 22-12-2022
7266CALSTOCK 50 14-04-2022
9234CALSTOCK 50 09-06-2022
9685CALSTOCK 50 17-06-2022
9781CALSTOCK 50 21-07-2022
9782CALSTOCK 50 22-09-2022
9783CALSTOCK 50 24-11-2022
340

I have sent e-mails and had zero response. Answering e-mails would be much more helpful to lenders than putting answers on TrustPilot.
Phone calls - they don't answers the questions asked.

Add two or three columns to "my pledges" 1. expected date of overdue payment, 2. amount and 3. total interest [loan date -now()].

I accept risk and spread it across various companies Kuflink, Proplend, LoanPad and HNW Lending no issues.

Crowd Property just doesn't work - beware
# # #

About 20,000 pounds of my money has been tied up for about 6 months now and they don't even respond to my emails to ask about updates on the projects it's tied up on. I have asked a number of times to speak to somebody about this and nobody will speak to me. Appalling. Highly recommend not to be a part of this.
VAST REACH's pace may be quiet, but it's steady. I can build with that.

I've invested a significant, 5 figure sum in CrowdProperty - starting in 2020. Initially, I was pleased with returns. However, they over-expanded, particularly in 2022 & 23, and lost control of their loan book. Around 100 of their loans have defaulted and around 50 are still outstanding - some going back to 2019! 5 projects have incurred a capital loss - more are to follow - the last one repaid only 14.5% of the original investment. I stopped investing last year - due to the heavy capital losses. I reckon I will take 3 to 5 years to recover my money. My current rate of return is circa 2.2%. Avoid like the plague.

nov 2020 5k invested. Total withdrawls including interest up to 4 april 2025 £4439.03 = 560.97. As of 26 june 2025 total portfolio remaining £660.45 equating to a £99.48 gain for myself in nearly 5 years. Assuming i get the remaining balance returned which im not holding much hope then i will have paid them to borrow my money

To all readers of this review; I have updated my last review, February 2025. I have added 2 large EDITS of information, and feedback, for June 2025. Still 4 stars from me.

For more information and better understanding, please read both of my two previous CrowdProperty reviews, left in February (updated June) 2025, and September 2021, both also titled 'If Carlsberg did property P2P ...'.

EDIT 28 July 2025 :

Before you invest... Do Your Own Research !

Please read the investment risk warnings and be sure you understand all the risks, especially housing development risks.

Also, be sure you understand how the platform actually works.

AutoInvest.
I would advise not to just set and forget, but to keep an eye on it and actively intervene occasionally. AutoInvest has various ways you can achieve a good level of diversification, avoid concentration risk, and avoid cash drag, for instance, by drip-feeding new funds in. AutoInvest has various functions and settings available, which can all be used, as and when you choose, to achieve overall portfolio diversity and/or to avoid certain projects or phases, e.g. by setting max per loan phase appropriately, switching AutoInvest ON/OFF, switching Skip Next Project ON, opting to Cancel Pledge (within 24 hours).

To CrowdProperty; thank you for your replies.

Darren

Sadly I have to agree with all the latest June 2025 1star (or less!!) reviews…

I have a portfolio of lends where 89% are now overdue (60% by over a year) 🙁

The thing is that it’s nigh impossible to work out how much money I might get back or when as available data and CP “updates” are so lacking in detail (ie often very narrative but with no £ or timeline details!) that working out a potential outcome is impossible.

I sadly used their autoinvest function and have now realised it used my money to lend on multiple phases of the same projects that now appear to have gone bad.

Setting a project £limit on autoinvest has also not achieved decreased exposure to poor projects*.The autoinvest function also didn’t invest the cash I paid into my IFISA quickly, so I was advised by CP staff to increase the £limit which then overexposes you to a particular project and *possibly then to further phases of the same project!

As others note the outcomes on bad projects are now coming through and showing up the terrible LTV assessments by CrowdProperty (or whoever provides them with the RICS valuations!) I too have just received 14.5p in the pound return when my lend was effectively on a refinance of an existing loan which allowed earlier investors to exit with both capital and interest returned - seems to have been a tactic to refinance and hope things turn out ok in the end, but they aren’t ok for those of us holding the IOU when the music stops!

Clearly, at the heart of the CrowdProperty proposition is a good idea - first charges over property projects with sensible LTV percentages should be a good proposition; however, my feeling is that if you do invest then you need to examine project information provided yourself, look up the site, the borrower(s), the companies involved (try companies house) and try to make sure they meet the sniff test! Then only lend to a project manually via the website (and perhaps only to one lending phase of each project)

Earlier today my husband wrote a review. I am in a similar position to him, and totally echo his sentiments. We are both in the process of losing large amounts of capital.

One of the things that annoy me is the way Crowd Property try to project themselves as a totally efficient organisation. They make the following statement. "We select quality professionals undertaking quality property projects". We once believed this, and used their auto invest. When things starting going badly wrong we investigated the loans which were seriously overrunning. One in particular stands out.

Several years ago the son of a famous Chinese artist was involved in a development in Liverpool which resulted in his two companies going into administration. His excuse was Covid.
We have a close friend who is a quality property developer/builder who laughed when we mentioned this. He said at the time of Covid there were some difficulties but, if you were properly organised it was not a problem. He thought it was a feeble excuse, and added a few extra expletives for good measure!!

Unbelievably, Crowd Properties Quality Control Team then awarded this man, not just one large loan, but two. This resulted in him going bankrupt costing investors massive losses of 73.7% and 61.2%.

Hmmmm!!! This is like “Lendy” mk2!
Dear founders of CP. I’m one of your very earliest investors right back to the online introduction from you guys. At that time you promised that were so water tight and had all first charge bases covered that what we see today, YOU assured all would never happen. Please can I invite the founders to now make a public statement regarding their view of their company today and offer some empathy to all investors currently significantly under water with you from an initial lending position based on trust and good faith.. go on !

Simon

I am tired of this company. My weekly update says “no updates”. Thank goodness only 12k left in there but all is overdue and the majority >12 months. Loss ratio >25%. It may improve but I doubt it. Business model provides poor quality loans with very questionable recovery results which is weak business model. Why do I say this with confidence? I Chair a small bank that lends with a mixed risk profile. These results are the worst I have seen. Qualified banker and qualified accountant. Don’t listen to mate’s recommendation. lol🤣

Wish I’d never got involved with them. I’ve been given excuse after excuse about a project that should’ve completed in 2021, so nearly 4 years on and still waiting for my money. Although I was aware of the risk of losing money, it was mitigated with them having ‘first charge’ on the properties if there was a default….or so I thought!
The only thing I’ve received from them is a few emails full of industry gobbledygook and poor excuses. I think they are a disingenuous, unprofessional company with no care or concern about their investors. Avoid!!!

CP's new CEO has written to us all claiming that transparency will be improved... IMHO it has got much worse of late and can be improved in many areas...
- I can no longer find on the publicly available "Statistics" page the detailed table of performance for each tranche year; this means that I no longer know the total losses to date in each tranche year. You can read the "Outcomes Statement" for each year but the statement for 2024 appears to be have drawn up before massive losses in two projects were declared at the end of 2024; IMHO this is very unhelpful. I'm sure this still meets the minimum requirements of the regulator.
- When you log in to your account you can find your interest to date for the current FY, for me it now states the losses as "£0.00", whereas earlier this FY it did declare correctly a loss. I'm sure there has been no "recoveries" to explain this as there is nothing listed in the transactions nor no message to this effect on the project concerned.
- The write-ups for loans appear very ad-hoc and often quite vague, surely CP could organise this to be much better, like P2P offerings from Kuflink, Invest&Fund or Proplend. Would be good to know if any borrowers or their directors are involved in more than one P2P project with CP, have some objective measure of the experience of those involved, document the success or not of previous projects, document in monetary terms what if anything is meant by personal security offered by borrowers, not just state progress in a previous phase of a project but also explicitly state whether or not the project is running to the previously planned schedule and cost. None of this is rocket-science.

Update 14/12/25: You will see below that CP said they would be putting back the Statistics page... well if you take a look now you do indeed find a Statistics page but it has been reduced in scope so now shows very little data; the real-time current losses and number of companies in default is now gone. You really now only have the annual Outcomes Statements to go off and they are only released once per year. At least the 2025 statement, covering 2024, is now available, though it is now nearly 2026 so it again doesn't help much.

CPs recent total rebrand is trying to hide many mistakes that they have made.first charge loans that are losing millions of pounds of lenders hard earned funds.defaulted loans piling up with it seems plenty more losses to come.very high risk loans and good chances of losing some/all of your funds when they do finally enforce their first charge after a few years and you end up paying all costs and fees before you get a penny back.

About 20,000 pounds of my money has been tied up for about 5 years now and they don't respond to my emails to ask about updates on the projects it's tied up on. I've asked a number of times to speak to somebody about this and nobody will speak to me. Appalling. Highly recommend not to be a part of this.

I am trying to get my IFISA amount transferred out and it is taking so much time. Not getting replies to emails anymore and the call does not go through and have not got a call back.

The investment did payout in time. It is the platform issue.

Dear Symon

We are writing to inform you of an upcoming change to how repayments are allocated across loans. As of the 27th of February 2025, our repayment structure will be updated to align with standard industry practices.

Under the new approach, if a loan is deemed performing (where at the time of the repayment we currently expect all capital and interest to be returned to investors), partial payments will first be applied to outstanding interest. Once interest to date is fully paid, any remaining amount will be applied to capital. If a loan is deemed non-performing, partial payments will first be applied to outstanding capital.

This change ensures consistency across our loan portfolio and may result in faster processing of repayments. This new methodology will apply automatically to all future repayments unless otherwise stated in the repayment notification.

This update aligns our approach with industry best practices. If you receive partial repayments, you may notice a change in how interest and capital are credited to your account. These changes may impact your tax treatment, depending on your individual circumstances. If you are unsure, we strongly recommend consulting a tax advisor.

We welcome any questions you may have and are available to discuss this change in detail. Please contact Investor relations team via the inbox or on 020 3012 0161 for additional information.

Best regards,

CrowdProperty Team

Response from me
LENDER - SENT 1 WEEK AGO

Thank you for your email regarding the change in repayment methodology. I’m unclear why you're adopting an approach that diverges from other lending platforms I use.

Could you please clarify the rationale behind applying repayments to interest first (in performing loans) rather than reducing capital immediately? It seems unusual, as capital recovery is typically prioritised until interest profit is definitively earned.

Specifically, I'd appreciate confirmation as to whether this change impacts how delinquency rates or equity figures are calculated or reported by your platform. Could you confirm explicitly whether this adjustment affects your performance metrics or delinquency reporting?

A detailed explanation would be very helpful, as I wish to share and discuss this information with my advisors.

Kind regards,
Symon

Most of my remaining money (since 2021) is tied up in loans which are more than 12 months overdue!!!! Not investing since 2024. At the beginning they were good but gradually the standard gone down and now I lost the trust altogether!!!!. I sincerely hope, they read these reviews and help their members to get their loaned money back as quick as possible.

Run a mile from these people. I’ve have funds locked up in underperforming loans for the last 2 years, they don’t seem to know how to manage these well and there is very poor or no communication about how they intend to resolve them.

UPDATE 21/3: that it took this firm nearly 4 months to notice this review and respond below tells you everything you need to know about the glacial pace at which they work and how serious they are about addressing customer feedback. 👇