CrowdProperty Avis 

50% of my remaining money is tied up in loans which are at least 12 months overdue. Getting out, enough said.

Before you invest with CP look at the reviews since 2022 and not just look at Trust pilot's headline stats. More recent reviews provide a better indication of the way things are going. I've been investing with CP since about 2018 when they deserved four to five stars. Two stars represents my view of their average performance over that time and in the hope of a return to their better days.

So that everyone is aware of what can happen with a loan with penalty fees when overdue.

Crowdproperty take 10% of the loan value to "handle" the administration of the overdue loan.

If the loan doesn't repay in full they choose what fees to waive. In my case they have chosen to waive the penalty fee on the borrower of 2% above the agreed rate (there to compensate us for late payment) and take all of the handling fee for themselves. So the lender (us are out of pocket and they arent).

They win either way. They take money if the loan doesn't repay out of our pockets and the loan fee and % if it does.

Also in this particular case the borrower is trying to sell their company for £10-18m and crowdproperty have still waived the 2% fee he owes to us instead of adding it on to recoup when he sells his company. Actually unbelievable and shouldn't be permitted.

I have to say I am surprised by the number of negative comments on here. I have been investing for a number of years and have had good returns. I only invest in Tranch 1 of any property and only if it pays monthly interest. The maximum I invest in any loan is £500, so diversify across many projects. Yes some projects overrun but that is the nature of developments and I have not had any losses.

GET 30% RETURNS, GIVE ME A 100 AND I'LL GIVE YOU 30 BACK IN 3 YEARS.

negligent, incompetent.

I feel compelled to share my deeply concerning lending experience regarding CrowdProperty to protect others.

This investment platform currently shows an alarming 83% default rate across my loan portfolio, with the majority of these defaults extending beyond TWO YEARS OVER-DUE!

The company's approach to managing defaults appears notably negligent. Their communication with investors is highly inadequate, with updates being infrequent and lacking substance compared to others. The rare updates provided, often approximately quarterly, offer very minimal meaningful information about recovery efforts.

CrowdProperty's operational focus heavily favours borrowers over lenders. This is evidenced through their management's presentations and social media presence. Every reference is to borrowers and the desire to satisfy borrowers. Lenders are hardly even mentioned.

This bias manifests in Crowdproperty's very lenient approach to pursuing defaulting borrowers, compromising lenders' interests. They keep extending loans, often for years and years, and don't care about lenders' money not being returned to them!

The platform's statistics page shows concerning trends. Their lending amounts, loan-to-value ratios, and default rates have consistently increased year over year.

The statistics page shows that an incredible 45 projects are now in default and this number keeps increasing.

In December 2024 investors suffered MULTI-MILLION pound losses on two loans that returned only approximately a quarter of the capital they invested!

Currently, a significant portion of my life savings remains inaccessible within defaulted loans on Crowdproperty.

The company's indifference to this situation is deeply troubling.

Based on my experience and the numerous similar lenders here on Trustpilot and elsewhere, I strongly advise potential investors to exercise extreme caution.

Crowdproperty's commitment to redeeming loans and repaying lenders in a timely manner seems highly questionable at best!

Poor investor experience.

Really poor communication - an online message portal with a barrage of irrelevant updates. If you have a capital loss - you won't be told clearly, you'll have to read through pages and pages of information. Then you'll be told you're getting a return of X, but actually it's X-Y because they hide the capital losses whilst your money slowly erodes away over time.

We’ve had about five good years with crowd property but in the last 18 months returns have been delayed and now we’ve just made a large loss on two properties that had to be sold at a loss. I’ll probably be drawing my funds out as and when they get repaid. Your investment is at risk (as they inform you all the time on the webpage) and whilst you can get >4% in ISAs I’d go for that option instead as at least you won’t lose the initial investment.

Once upon a time declaring 100% repayment, even when they had loans long over due. Poor clarity and advised cannot speak about failing projects. This month declared over £8k losses for me and have a further. Feedback requested but form disappears when declaring negative 61k over 12 overdue 11455>6/12 5k>3/12 and 4K< 3/12 overdue. Appalling lack of individual information on the dire performance. Seem to wrack up money for the company and those chasing loans. So like others wonder who is benefiting. It isn’t the investors. Then when they give you’tax return’ info they don’t build into that the losses so you are faced paying the tax man and then getting hit by losses that would more properly be written off if only crowd were clear and gave an honest statement of return! This year is first one declaring losses 9715.82, but they still have money not returned invested 2018 due return 2021, another 2021 due 2022.... but still they don’t keep us informed about what is happening...there are notices published generally but nothing for the individual
The clarity and ease of navigating their site is also poor. It should be intuitive

I initially heard about this platform through MoneySavingExpert, and at first, it seemed like a good opportunity. However, it quickly turned into a nightmare. I’ve lost a significant amount of money, and many of my loans are still long overdue. The vetting process is appalling as so many of their loans, that I invested in, have failed. The fees for recoveries are astronomical, with so much of the money being eaten up by administrators, site insurance, selling security agent fee - the list goes on!!. It would be interesting to know what link those companies have to Crowdproperty as I bet you that someone is laughing all the way to the bank.

Frankly, it’s been a frustrating experience. I would strongly recommend taking your money elsewhere. Even putting your money in a building society earning 0.1% would be a better option than dealing with this joke of a platform!!!!

Sadly, this investment platform has exceedingly badly performance. Invested for 2 years in various projects, many overdue by a large margin, and one loss today, £1500 paid back out of £7000. Badly managed, I cannot recommend this. Thumbs down!

Disappointed.
In the early days of investing it worked ok but started to look worse and worse with loans significantly over running.
Now the remaining part of my investment portfolio (I stopped investing in new projects a while ago) is well over a year overdue and I have just had notification that one investment that was done through Auto Invest has a big loss only paying back 26p in the £ of what was invested.
Further losses like this are likely.
I think Crowd Property needs to be more honest about the state of its portfolio.
First charge security isn’t worth a lot if you are only able to recover 26% of capital after selling it …

Extremely misleading statistics - this is a very high risk investment platform so be prepared for 0 or negative returns.

I will keep this short by setting out how much money I have put in and how much money I've got out in the 4 years I've been on this platform.

Deposits: £4000
Investments: £4500 (the extra £500 is a result of completed project monies being re-invested, rather than withdrawn to my bank account).

Closed out projects: £4500
Projects that have been on hold for over two years: £500

As you can see from the above, this is not as sweet a deal as it might seem. If you have a large portfolio of projects, you might be spreading the risk, but project failure is more common than the platform would lead you to believe. There are 4 projects on hold for the past two years which are worth £500 - is it likely that I will see my capital returned? I'm not certain, but I could have put my money elsewhere. Let's say these projects completely fail, that's a £500 return on an initial deposit of £4000 over four years - 3% per year, which is not as lucrative as this platform makes out.

Ultimately the £4000 I initially deposited could have been put elsewhere, and with a much higher return rate over the 4 years.

2 stars instead of 1 because this is an easy way to diversify your ISA allowance, and they have tried to communicate project updates to investors.

As others have mentioned, a lot of the loan book is now overdue (over 50% of mine is very overdue). To top things off, I'm trying to transfer money out to another ISA when things are repaid and the last 2 transfer were not actioned after the 30 day time limit, so looks like there maybe other issues going on at Crowdproperty.

Far from perfect.
Lots of late payers.....but what do you expect?
they are builders, who have a tendency to be over optimistic about completion dates.!
And if they are late you get an extra 2%!
I have one £50 loan from 2019 which is to put it mildly late!
Looking at the state of the property I expect to get the £50 plus some interest but not all.
My preference is the stockmarket but from a risk reward basis this is probably a better bet.

I'm writing this because I feel that the reviews are unfairly balanced towards the negative end of the spectrum. Primarily, it seems to me, because the reviewers don't fully understand the investment they are making.

Perhaps CrowdProperty themselves carry some responsibility for lender education but their new-lender sign-up process does make the risks abundantly clear.

Investments in property development are not guaranteed, not liquid and not short-term. All investors should understand this at the outset and yet so many reviewers appear to be disgusted when they don't receive a glorious return within 2 years.

CrowdProperty does have its faults, when compared with other peer-to-peer property development platforms, but it also has its advantages. In particular, it's ability to diversify across multiple projects with as little as £50 in each project, whilst it's not unusual for other platforms to have a £1,000 minimum per project.

In my experience, providing lenders achieve meaningful diversification and are happy for their capital to be tied-up for the long-term, it is likely that they will achieve the published returns. But not guaranteed.

This company do not understand the property business, they don't even understand basic business practice (cash flow/working capital). threatened to force sales when I already had sales agreed at full asking price, did their best to sabotage a successful project. These are not the sort of financial support/backing you need, they try to micromanage projects by not releasing funds, even when you are paying interest on those funds, they are now owned ( 51% ) by institutional lenders so no longer true to the original concept of crowd funding, now complete bankers.

Poor overall performance last few years
A secondary market would definitely help, however the platform possibly couldn't handle the volume currently when as many late loans.
Auto invest ONLY would be the best strategy.
Perhaps Crowdproperty should now go Auto invest only this would help overall.
All investors funds really should be widely spread over many platforms not just Crowdproperty and many 1st secured lower LTV loans.
The problem is finding enough decent P2P platforms.
An idea is for ALL Crowdproperty P2P loans to be far more widely spread over all investors, as Loanpad does.

Read The4thway recent review on Crowdproperty before investing.
There has been large 65% capital losses on loans this really should never have happened and major questions sadly need asked.

Please do not put your money into this company unless you are determined to lose much of it.
So many projects go wrong and there is nothing you can do about it.
They make a big deal out of having the First Charge on all projects but this is very misleading. If a project fails, ask yourself what the first charge is actually worth and the answer is simple, very little, if anything at all, as all you are left with is a failed project and lost money.
They used to boast that they had a 100% payback record, not any more with many many failures. I know of several people all in the same boat and very upset at the way this company conducts itself.
If you do put any of your hard earned money in please bear in mind that this not just a high risk investment, it is an extremely high risk investment and will more than likely cost you.
My advice, stay well clear.

6/8 Auto invested Projects overrunning with big issues
Of those 6 projects
2 have had the receivers called in
1 the developer looking for buyer for his company
1 taken over by Crowdproperty who now in tussle with planning authorities.
Could not make this up.................
Crowdproperty suggested i should have spread my risk over more projects. Not sure that would have mattered, out of 8 randomly chosen projects 75% are disasters. I suspect if i had invested in 100 projects i would have had 75 disasters.
Judging by other comments, i can see i am not the only one experiencing these issues.