How it Works

Crowd with Us matches property deals with investors.

Crowd with Us promotes two types of property deals; (1) Property Developments & (2) Distressed Property Deals where finance is needed to rescue a situation.
Property Developments

A city like London, where Crowd with Us is based, is a tough market to enter for many everyday investors and small developers as well. Crowd with Us offers an innovative way for you as an investor to team up with entrepreneurial property developers from around the UK in deals that would normally be out of reach for many.


The deals are found and carried out by property developers around the UK in areas where we believe there is opportunity for growth and/or where we feel the deal itself presents good profit margins for you as an investor.



The property developer takes care of the finding, acquiring & developing of the properties and prepares them for rental or sale. Your investment funds are used together with bank finance taken out by the developer to acquire and develop the properties which are then rented and/or sold.

Distressed Property Deals

In the case of financially distressed situations, you have the opportunity to help rescue people who have fallen on hard times financially. In these deals, a fair and win/win/win solution is found for you, the property developer & the person(s) whose situation is being rescued financially. The founders of Crowd with Us have invested in over 50 such deals since the financial recession of 2008 and have a wealth of experience in these scenarios.

Where financially distressed deals are being rescued, the funds raised may be used towards paying off arrears on a mortgage or for clearing debts which are secured against a property so that it can be rented and/or sold. In some situations the properties will be bought outright by a property developer with you and other investors.

The property developments will either be sold as soon as the development is complete or rented until the values reach a pre-determined sales trigger value. Crowd with Us may be appointed as the rental management company or an external letting agent may be appointed.

Full details of each deal are presented on a deal by deal basis.
Please refer to the “Properties” page to see all deals.

Investing
You may invest in one of two ways, as a Shareholder where you become an owner of Shares in the company that owns the property or you may invest in Loan Notes where you are paid a fixed return on your investment.


Shares
Each property development is bought in a special purpose vehicle company (SPV Company). The SPV Company is owned by the property developer and you are issued shares when you make your investment into the SPV Company via the Crowd with Us website. The properties are developed with the aim to sell for a profit. Assuming there is a profit, you will receive proportionate amount of profit to your investment into the SPV Company.

If a property is rented for a period of time before selling it, you will be issued rental dividends from the rental profits of the property after deduction of running costs such as mortgage payments, maintenance & rental management fees.
  • Rental dividends paid monthly to investors (if property is rented)
  • Share in profit from sale of property paid to investors
  • If a property is rented, it will be sold when it hits a target sale price (set by developer before deal is promoted)
  • Target profit on day one from purchase discount or development gain is 20% profit.
  • 5% fundraise fee (of total deal acquisition costs) released to Crowd with Us on completion of successful fundraise.
  • Rental management fee is 10% of gross rent plus VAT
  • You buy shares in Special Purpose Vehicle (SPV) Company
  • The SPV Company owns property with you & other shareholders
  • Company shares registered at Companies House
  • Company ownership registered at HM Land Registry
  • You may sell your shares at any time via the website *
  • Properties may be sold when development is complete; or
  • Properties may be rented until they reach a sales trigger value set by developer. This protects against a downturning market as it means properties don’t have to be sold if the market is down.
  • Anticipated project term 1 to 5yrs depending on project.
  • If the properties haven’t reached the sales trigger values within 5 years, in some cases, you and other investors may be able to vote on whether the properties are sold or not.
*We cannot guarantee you will find a buyer for your shares or what price you may be able to sell them for
  • Finish development
  • Rent until the profit margin reaches pre-determined level set by developer (eg 50% growth on the total deal costs, with 20% achieved by development)
  • Sell when the target sales profit is achieved
  • Your money back
  • Profit shared between investors & developer
  • Each developer must undertake identification and anti money laundering checks carried out by Crowd with Us
  • Crowd with Us assesses each developer’s project appraisal
  • If the due diligence checks are satisfied by Crowd with Us, the property will be listed on website
  • Specialist property lawyers are used in the conveyancing process
  • If target sale price is not achieved in the target term, investors may vote to decide if property is sold or not
  • Where the properties are rented, investors may be given the opportunity to vote if the property doesn’t reach the pre-determined sales trigger value within the given time frame.
  • Investor Agreement or Shareholders Agreement
  • Share certificates


Loan Notes
In everyday speaking terms, a Loan Note is an instrument (financial document) which allows you to invest in property related loans via the Crowd with Us platform. The loan note funds are invested into specific property projects such as property developments where the loan notes attract a fixed interest and must be repaid within a certain time frame.

In a property development or project, the loan note funds may be used towards any of the project costs.

  • Fixed interest payments
  • Interest paid monthly; or
  • Interest rolled up & paid on redemption of the loan notes
  • Interest rates typically 4-10% per annum
  • Crowd with Us fee typically 2% of funds raised
  • You are issued Loan Notes from Special Purpose Vehicle (SPV) Company that owns the property project
  • SPV Company borrows your money for project
  • Loan Notes secured against Company with debenture at Companies House
  • Company notice registered against property at HM Land Registry
  • Loan Notes may be sold at any time via the Crowd with Us website *
  • Loan Notes term generally 1-5 years
  • Anticipated development term 1-2 years
  • Anticipated rental term 3-4 years
*We cannot guarantee you will find a buyer for your loan notes or what price you may be able to sell them for
Loan notes redeemed from project as below:
  • Finish development
  • Refinance property with standard bank finance
  • Rent until the profit margin reaches pre-determined level set by developer (eg 50% growth on the total deal costs, with 20% achieved by development)
  • Sell when the target sales profit is achieved
  • Each developer must undertake identification and anti money laundering checks carried out by Crowd with Us
  • Crowd with Us assesses each developer’s project appraisal
  • If the due diligence checks are satisfied by Crowd with Us, the property will be listed on website
  • Specialist property lawyers are used in the conveyancing process
  • Loan Note Instrument/Document
  • Loan Note Certificate
Management

Your Investor Dashboard

Crowd with Us Fees

Crowd with Us is paid a success fee when the funds are fully raised for each deal on the Crowd with Us website, and a success based management fee when a deal is sold (calculated on a deal by deal basis). Where Crowd with Us manages any rental properties, Crowd with Us earns a management fee. Details below.

(1) Deal Fundraise Fee - 5% of the total deal acquisition costs when a deal is fully funded.

(2) Rental Management Fee - 10% per annum (plus VAT) of the gross rent which may be paid to Crowd with Us or to an external letting agent.
Old business proverb
"People tend to overestimate what can be achieved in 1 year and underestimate what we can be achieved in 5 years" 

At Crowd with Us, we believe that property investing is much the same. Property developing & property rental investing is a mid to long term investment which in 'our opinion' is a safe and steady way to make decent long term returns on your money with reduced exposure to high risks of capital loss. We also believe and have seen from our own personal property investments since 1997 that the returns are much higher on average per year when you combine Rental Income plus Capital Growth (property price growth).

Build to Rent
The model of developing to rent then sell, or Build to Rent, is quite simple. The build/development stage should give you an inbuilt profit on day one. Property developers generally target 20% return on cost on completion of the development.

Rental & Sale
While renting the properties, the rental income generally covers the holding costs (mortgage/maintenance/running costs) and if you invest into the right property, you should make a rental profit as well. Then when you exit by selling your stake in the property or by selling the property, you should make a profit from the increased value of the property(ies). 

Of course, we need to caveat the above by saying that there are risks (see our Risk Statement) and also, we are not financial advisers and cannot advise you. We are merely passing on our knowledge from first hand experience and promoting deals on the website which pass our due diligence process. 
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PLEASE NOTE

Capital at risk. The value of your investment can go down as well as up and historic performance is not a guide to future performance. Please read Risk Statement before investing.

Crowd with Us (FRN707804) is an appointed representative of Share In Ltd (FRN603332). Share In Ltd is authorised and regulated by the Financial Conduct Authority. Crowd with Us is the trading name of Crowd with Us Limited, a company registered in England No: 9243491. The registered office of the company is 3rd Floor, 207 Regent Street, London, W1B 3HH.
Neither Crowd with Us Limited, Share In Ltd nor any of their affiliates or group companies provides any advice or recommendations in relation to this website. If you have any doubt about the suitability of any investment marketed by Crowd with Us Limited, or you require financial advice, you should seek a personal recommendation from an appropriately qualified financial advisor that does give advice.
Investments are only available to certain specified persons who are sufficiently sophisticated to understand the risks. Investments in property and unlisted shares carry risk and you may not receive the anticipated returns and your capital may be at risk. Click here to read our Risk Statement.

Capital at risk. The value of your investment can go down as well as up and historic performance is not a guide to future performance.
Investments are not covered by the Financial Services Compensation Scheme (FSCS). Please read Risk Statement before investing.