Don't invest unless you're prepared to lose all the money you invest. This is a high-risk investment and you are unlikely to be protected if something goes wrong.
Risk Summary

Estimated reading time: 2 min

Due to the potential for losses, the Financial Conduct Authority (FCA) considers this investment to be high risk.

What are the key risks?

  • You could lose all the money you invest
  • Most investments are shares in start-up businesses or bonds issued by them. Investors in these shares or bonds often lose 100% of the money they invested, as most start-up businesses fail.
  • Checks on the businesses you are investing in, such as how well they are expected to perform, may not have been carried out by the platform you are investing through. You should do your own research before investing.

You won't get your money back quickly

  • Even if the business you invest in is successful, it will likely take several years to get your money back.
  • The most likely way to get your money back is if the business is bought by another business or lists its shares on an exchange such as the London Stock Exchange. These events are not common.
  • Start-up businesses very rarely pay you back through dividends. You should not expect to get your money back this way.
  • Some platforms may give you the opportunity to sell your investment early through a 'secondary market' or 'bulletin board', but there is no guarantee you will find a buyer at the price you are willing to sell.

Don't put all your eggs in one basket

  • Putting all your money into a single business or type of investment for example, is risky. Spreading your money across different investments makes you less dependent on any one to do well. A good rule of thumb is not to invest more than 10% of your money in high-risk investments. Learn more here.

The value of your investment can be reduced

  • If your investment is shares, the percentage of the business that you own will decrease if the business issues more shares. This could mean that the value of your investment reduces, depending on how much the business grows. Most start-up businesses issue multiple rounds of shares.
  • These new shares could have additional rights that your shares don't have, such as the right to receive a fixed dividend, which could further reduce your chances of getting a return on your investment.

You are unlikely to be protected if something goes wrong

  • Protection from the Financial Services Compensation Scheme (FSCS), in relation to claims against failed regulated firms, does not cover poor investment performance. Try the FSCS investment protection checker.
  • Protection from the Financial Ombudsman Service (FOS) does not cover poor investment performance. If you have a complaint against an FCA-regulated platform, FOS may be able to consider it. Learn more about FOS protection here.

If you are interested in learning more about how to protect yourself, visit the FCA's website here.

For further information about investment-based crowdfunding, visit the crowdfunding section of the FCA's website here.

UK Property Investment
Alternative Investments

UK property investment: everything you need to know

Are you considering investing in UK property? With its potential for long-term returns, property investment can be a lucrative opportunity. However, it can be time-consuming and requires careful planning and informed decision-making to maximise your chances of success. In this comprehensive guide, we will cover everything you need to know about UK property investment, from understanding the market and financing options to tips for successful investing.

Understanding the UK property market

Before diving into property investment, it's essential to have a solid understanding of the UK property market. The UK property market can be divided into several segments, including residential, commercial, buy-to-let properties and buy-to-sell properties. Each segment has its unique characteristics and can offer different investment opportunities, together with a different risk and return profile.

Residential properties

Residential properties include houses, apartments, and other properties used for residential purposes. They are typically purchased with the intention of renting them out or selling them for capital appreciation.

Factors such as location, transport links, demand, and rental yields are crucial considerations when investing in residential properties. It's important to consider the type of accommodation for your target market. For example, if your aiming to attract young professionals would apartments be more appealing or has the impact of the Covid pandemic resulted in more young professionals wanting access to gardens and home office space?

Buy-to-let properties

Buy-to-let properties are residential properties specifically purchased for the purpose of renting them out to tenants. They are a popular form of property investment in the UK, and many investors choose to finance their buy-to-let properties using a mortgage. Buy-to-let properties can provide regular rental income and the potential for capital appreciation, but they also require careful management and understanding of landlord responsibilities and regulations.


Buy-to-sell is a property investment strategy that involves buying a property with the intention of reselling it for a higher price in the future. The key to success with this strategy is to accurately research the property market, find a good deal and get the property sold quickly.

This can be done through the use of local estate agents, online property websites and creating a strong marketing campaign. It is important to always factor in the cost of repairs and renovations when taking on this strategy, as this can quickly eat into any profits. By taking all of these points into consideration, a buy-to-sell property investment can be profitable and have the potential to provide a solid return on investment.

Commercial properties

Commercial properties include offices, retail spaces, industrial properties, and other properties used for business purposes. Commercial properties can offer higher yields compared to residential properties, but they also come with additional risks and complexities, such as longer leases and higher maintenance costs.


Financing your property investment

Once you have a clear understanding of the UK property market, the next step is to consider your financing options. Property investment requires capital, and there are several ways to finance your investment, including:


If you have enough savings or capital, you can purchase a property outright with cash. This means you won't have to pay interest on a mortgage or worry about monthly mortgage payments. However, tying up a significant amount of capital in a property may limit your ability to invest in other opportunities. Market conditions and your personal circumstances may change and you may need to consider alternative ways to invest your capital.


Getting a mortgage is a common way to finance a property investment. It allows you to leverage your investment by borrowing money from a lender and using the property as collateral. However, getting a mortgage requires a good credit score, a down payment, and regular mortgage payments, which can add to your costs and risks. You will need to consider the type of mortgage that suits your overall investment strategy best; capital and repayment or interest-only.

Calculate your free cash flow

Calculating your free cash flow is an important consideration when planning any long-term property investment, as it can give you an indication of what your return may be over the investment period. Mortgage calculators can be a useful tool in helping to calculate your free cash flow. You can input the mortgage amount, loan term, interest rate, and other factors to get an estimation of your free cash flow. By understanding your free cash flow, you can better plan for the future, and use it to help inform your decision about whether a property investment is the right choice for you.


Research and due diligence

Once you have decided on the type of property and financing method, conducting thorough research and due diligence is crucial to minimize risks and increase your chances of success. Here are some key steps to follow:

1. Location analysis

The location of the property is a critical factor in its potential for appreciation and rental yields. Consider factors such as proximity to transportation, schools, amenities, and the overall demand for properties in the area. Research local property prices, rental yields, and vacancy rates to determine the potential return on investment.

2. Property inspection

Before making an offer on a property, conduct a thorough inspection to identify any potential issues, such as structural problems, pest infestations, or legal and compliance issues. Engage a qualified surveyor or property inspector to assess the property's condition and provide a detailed report.

3. Financial analysis

Crunch the numbers to determine the potential return on investment. Consider factors such as purchase price, financing costs (if applicable), ongoing expenses such as property taxes, maintenance, and insurance, and potential rental income. Calculate the potential rental yield and return on investment (ROI) to assess the financial viability of the investment.

4. Legal and regulatory considerations

Familiarize yourself with the local laws and regulations governing property investment in the UK. This includes understanding landlord responsibilities, tenant rights, property taxes, and other legal and regulatory requirements. Consult with a qualified legal professional to ensure compliance and mitigate legal risks.

5. Market trends and projections

Stay updated on the current market trends and projections in the UK property market. Follow news and reports from reputable sources, attend property investment seminars, and network with other experienced investors to gain insights into the market and make informed decisions.


Tips for successful UK property investment

In addition to conducting thorough research and due diligence, here are some additional tips to help you succeed in UK property investment:

1. Diversify your portfolio

Consider diversifying your property portfolio to spread your risks. Investing in different types of properties, locations, and financing methods can help you mitigate risks and increase your chances of success.

2. Cash flow management

Proper cash flow management is crucial in property investment. Create a realistic budget that includes all the expenses and potential income from the property. Set aside a contingency fund for unexpected expenses and plan for vacancies or fluctuations in rental income.

3. Long-term mindset

Property investment is a long-term game. Be prepared to hold onto your investment property for several years to maximize potential appreciation and returns. Avoid making impulsive decisions based on short-term market fluctuations and stay focused on your long-term investment goals.

4. Professional help

Consider seeking professional help from experienced property investment advisors, mortgage brokers, tax advisors, and property managers. They can provide valuable insights, advice, and assistance in navigating the complexities of property investment.

5. Keep learning and adapting

The property market is constantly evolving, and it's important to keep learning and adapting to stay ahead. Stay updated on industry trends, regulations, and market conditions, and be willing to adapt your investment strategy accordingly.

6. Manage your capital gains effectively

To ensure successful investments and to maximise returns, you should be aware of the tax implications of your investments. When selling a property any profits may be subject to Capital Gains Tax. It's important to manage capital gains effectively. Understanding the current rates when you sell a property is essential. You can find out more about Capital Gains Tax here. If you do end up with a large capital gains tax bill there are ways to reduce this potential capital gains tax liability.


Alternative ways to invest in property

Investing in property directly using methods such as buy-to-let and buy-to-sell can challenging and time-consuming. There are alternative ways of diversifying your portfolio and gaining exposure to property as an asset class without the negative consequences of hands-on ownership and management.

1. Peer-to-peer lending

Peer-to-peer (P2P) lending is a form of alternative investment that has been in growing in popularity over recent years. The potential of inflation-beating returns that are typically higher than traditional investment routes has attracted many investors, particularly experienced investors, and the introduction of the IFISA meant that returns on P2P loans can be tax-free. You can find out more about investing in property through Peer-to-Peer lending here.

2. Property bonds

For experienced investors, alternative investment products such as property bonds are becoming more and more popular, thanks to their potential to deliver higher returns than more traditional investment methods. There are many different types of property bonds, and each will have different risk and return profiles. There can also be a significant spread of target returns, all of which will vary from provider to provider. Typically, returns can range from 5% to 15% per annum - but treat any bonds suggesting returns in excess of 10% per annum with particular caution. Generally, the higher the return, the higher the risk. You can find out more about fixed-term property bonds here.

3. Joint ventures

Partnering with other investors in a joint venture is an alternative way to gain exposure to property investment by co-investing in property developments. This allows you to pool resources and share the risks and rewards of the investment. However, investing in joint venture property developments require careful planning and legal agreements to ensure smooth operations and protect the interests of all parties involved. Done correctly, joint venture property investments have the potential to deliver solid returns over a relatively short hold period.  You can find out more about joint venture property investments here.



UK property investment can be a lucrative opportunity for investors who are willing to do their research, conduct due diligence, and make informed decisions. By understanding the UK property market, financing options, conducting thorough research, and following tips for successful investing, you can increase your chances of success and build a profitable property investment portfolio. Remember when considering property investment opportunities, always seek professional advice and continuously educate yourself to stay ahead in this dynamic market.

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