CrowdProperty Reviews 

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 In total I have withdrawn £3,677.07. As time has gone on and a larger percentage of my portfolio moves into being overdue the amounts withdrawn have reduced sizeably, with every withdrawal for the first 10 months being in the hundreds of pounds, now I am lucky if I get a month where I withdraw £100.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.

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

This used to be a really reliable transparent company. And I was very satisfied with the returns and the service.
But over the last 2-3 years it’s been in steady decline.
I realise it’s counter productive to give a bad review but if I can persuade just one person not to invest I’m ok with that.

I invest in 7 p2p and the bad debt rate is less than 3%.
Crowd property is nearly 50% with 40% over a year.

The updates are pathetic. I called them to ask what’s happening and they had no interest in talking to me. Total waste of a conversation.

The 4th way ( a reputable review company) have withdrawn their review and they have very poor reviews. From many others.
I can’t say for certain but I wouldn’t be surprised if crowd property go into administration.

Hope this is a helpful review.
RESPONSE TO CROWDPROPERTY FEEDBACK
I totally understand that this p2p can be a risky investment and I accept that some investment will fail and I am likely to loose some of my investment.

However nearly 50% of my investments are overdue by more than a year.
Compared to the 7 other p2p I invest with this is an atrocious percentage of investments going bad.
My average over the other 6 is about 4%.
I don’t understand how so many of your projects can go so badly wrong.
Even the 4th way p2p review site has serious concerns about the way you are handling defaulted accounts.
If you want to regain t6e trust and confidence of your loyal investors you need to be seen to taking positive action to recover these accounts

Wish there was a lower score possible. They have made people contribute hard earned funds in the name of first charge but you don't get your money back ever and only keep getting a whole load of jargon. I wish I never got involved, ended up paying interest and had to borrow when I needed funds for our own urgent needs when all that I had lent was for a couple months. Not sure if I will see a dime back ever again.. been over three years and not a penny on the over 12 months over due yet. Waiting for nearly 3 years now to be paid back.. Forget the interest now there is all this legal talk coming through making me wonder if even the capital repayment will ever happen.. AVOID!!!!!!!! Email the team but get no meaningful responses. Keep going in circles. All they do is route you to the project page which gives no proper timelines or insights about what's going on. They have started publishing about risks now but couple years ago was all assurances in the name of first charge and how it was a safe investment