Below you’ll find answers to the questions we get asked the most when it comes to investing with Propio.

Getting started

  • Why can’t I invest at the moment?

    Due to recent FCA rule changes, we’ve decided to make a structural change to the way we’re regulated. We’re moving to a new regulatory principal (the company that we use to meet FCA requirements) and so we will be experiencing a few months of downtime. During this period you won’t be able to make new investments, however, you can access existing investments by logging into your account.

    If you have any questions about this or are having any trouble accessing your investments, please get in touch via our chatbot or email.

  • How does it work?

    To get started you need to sign up, which takes around 10 minutes. During this process, we will check your identity and open your account (either General or ISA). Once sign up is complete, you simply need to select from one of our three investments based on your risk appetite, add money and invest.

    Once invested, we spread your money across a range of carefully selected property loans. You can use your dashboard to track the progress of your investments and invest more if you like.

    After 12-months, when your investment comes to an end, we add your money plus any interest you have earnt directly into your Propio account. You can then choose whether to withdraw it or reinvest it.

  • What am I investing in?

    All our investments are bonds which consist of multiple property-backed loans spread across the UK. We take your money and lend it to property professionals to help them finance property projects. When these loans come to an end, they pay you back with interest.

    For more detail on our investments, please view our individual investment pages once you are logged in.

  • Do you provide investment, financial or tax advice?

    No, we do not recommend investments or provide financial or tax advice. We ask each investor to undertake their own research and seek independent advice before making an investment.

  • Who can invest?

    To invest on Propio you must be over 18, complete our identity checks and pass our investor quiz. If you would like to invest via our innovative finance ISA, you will need to provide a UK National Insurance number. Please note that we operate in GBP Sterling only.

    If you would like to invest via a corporate account, please contact us.

  • How long are the investments?

    All our investments last for 12-months beginning on the first working day of each month. There is a small chance that your investment may pay back slightly earlier or later than expected, in which case your interest earned will reflect this.

    Due to the illiquid nature of our investments, it’s highly unlikely that you will be able to access your money before the investment has ended.

  • What are the fees?

    To support our service to our customers we charge a 0.75% fee on all investments. This fee applies for both ISA and General accounts.

    There are no fees to add or withdraw money that is held in your account. 

    If you wish to withdraw from an investment early, there may be fees and you may not get back your full investment.

  • How can I add money to my account?

    Money can only be added to your account by bank transfer/ Faster Payments

    Once transferred, funds can take up to 2 working days to clear in your Propio account, however, faster payment transfers typically clear within a few minutes.

    Please note that since moving payment providers (from GC partners to Goji), your Propio bank details have changed. To view these new details, please sign in to your Propio account and click ‘Add money’. We would also recommend deleting all previous account details you have saved for us.

  • Where does my money go?

    When you add money to your account it goes into a ring-fenced bank account managed by our third-party payment partner Goji.

  • How can I withdraw my money?

    If you have money in your account that is uninvested, just add a bank account and press the withdraw funds button. This can take up to 3 working days to process due to the anti-money laundering checks that we need to carry out.

    Once your money is invested, you won't be able to access it easily. See our 'what happens if I change my mind and want to exit my investment early' FAQ for more details.


  • How much can I invest?

    The minimum investment is £100, and there is currently no maximum investment.

  • Can I invest more than once?

    There is no limit to the number of investments you can make. Our investments run on a monthly cycle from the first to last day of every month, so, there will always be a choice of three investments open for you to invest in.

  • Why is my investment pending?

    Our investments run on a monthly cycle from the first to last day of every month. You will need to wait until the end of the month for your money to be invested. We’ll notify you once your 12-month investment has begun.

  • What happens if I change my mind or want to exit my investment early?

    You have the right to withdraw from an investment within 14 days by sending an email to info@propio.com. If you change your mind after this time, the illiquid nature of our investments means you may not be able to withdraw. In this case, please contact us and we will try to find another investor to buy your investment from, although this is not guaranteed. If you exit early you may incur losses and it is highly likely that you won’t receive your original investment amount back. You will also need to pay for any costs incurred in the transfer if another investor can be found.



  • What documentation do I receive for my investments?

    Once your investment goes live, the official bond instrument and subscription agreement will be added to your dashboard. We will also email you your bond certificate which confirms your investment.

  • How does Propio assess investments?

    Our team of experts hand-pick all our investments using a rigorous due diligence process designed to only allow the highest quality investment opportunities onto our platform. Our team is supported by our data analysis tool iSCAPE.

  • What is the difference between your three investments?

    The three investments we offer (Cautious, Balanced and Adventurous) differ in terms of risk profile and expected returns. For more detail on what goes into our investments please click here.


  • What is the difference between an ISA and a General account?

    We offer two types of accounts on Propio:

    • ISA: allows you to invest via your £20,000 annual ISA allowance so that you can benefit from tax-free returns.
    • General: allows you to invest without any tax benefits.

    You can have both types of account with a single email address, however, your money will remain segregated.

  • I already have a Propio General Account, how can I open an ISA?

    Simply sign in and click on the ISA account tab, you will be asked to provide your national insurance number. Once you’ve added this, your account will be created, and you can invest in the same way that you have previously.

  • Can I transfer money from one account to another?

    Due to current financial services regulation, we can’t do this for you. If you want to transfer money you will need to withdraw from one account and add it back into the other. Please note, that money withdrawn from your ISA account will no longer be ISA eligible.

  • I already have an ISA; can I open one on Propio.com?

    Your annual ISA allowance entitles you to invest up to £20,000 a year tax-free. You can split your annual allowance across the three types of ISAs:

    • Cash
    • Stocks and Shares
    • Innovative Finance

    Don’t break the golden rule though: You can only open one of each type of ISA each tax year.

    Here at Propio, we provide an Innovative Finance ISA (IFISA), and you’re only allowed to pay into one of these in each tax year. If you’ve already opened an IFISA this tax year, then don’t worry, you can still invest via a general account.

    Please keep in mind that if you qualify for a help-to-buy or lifetime ISA, any subscriptions you make to them also count as part of your annual allowance.

  • What is my ISA allowance for this year?

    The ISA annual allowance for the 2019/2020 tax year is £20,000. This is the maximum amount of new money you can contribute to either a single or multiple ISAs during this tax year.

    If you try to add more than £20,000 to your ISA account, an error message will appear to let you know that you’ve gone over your allowance, and we’ll get in touch.

  • Why do you need my National Insurance number?
    As an ISA provider, we are required by HMRC to request your National Insurance number. This allows them to check that you haven’t paid in more than the tax-free allowance or opened more than one of each type of ISA during the same tax year.
  • Can I move my existing Propio investments into an ISA wrapper?

    Unfortunately, not as they are classified as an existing asset and not ISA eligible.

  • Is my investment FSCS protected?

    Neither your investment or money in your Propio account is protected by the Financial Services Compensation Scheme (FSCS).

  • What is an ISA transfer?

    An ISA transfer is the process of moving your ISA money from one provider to another without losing the tax-free status.

    Money already in an ISA needs to be transferred in a specific way, rather than withdrawn as cash, otherwise it will lose its tax-free status. ISA providers will manage this process for you to ensure it is done correctly.

  • How do ISA transfers work?

    You can transfer all three types of ISA – cash, stock market and innovative finance. You can choose to move your money from one type of ISA to another or keep it in the same type of ISA and just switch provider. In each case you can transfer money into an existing account or open a new one. Regardless of what kind of transfer you make, your money will maintain its tax-free status for the tax year in which it was originally invested.

  • Why should I transfer my ISA?

    There are a few reasons why transferring you ISA is a good idea:

    · To get a better rate: Your money might be stuck in a cash ISA or an old ISA that isn’t offering great returns. Transferring your ISA to a provider that offers a better rate of return can be a great way to get your money working harder. However, you should note that if you are transferring from a cash ISA to a stock market or innovative finance ISA, you may be at risk of losing some or all of the money you transfer, as it will be invested rather than held in cash.

    · To diversify your ISA portfolio: If you’re looking to spread your money across some different asset classes to help protect against risk, transferring to a different kind of ISA or provider can be a great way to do this. Options include consumer loans, property and ethical investments.

    · To keep all your ISAs in one place: Some people prefer to keep all their money together with one provider to make it easier to manage and reduce on paperwork. In addition to this, some providers will give you a higher interest rate if you have a larger balance.

  • Can I transfer any ISA?

    Some types of ISA can be more difficult to transfer than others. Your existing ISA might be fixed term, have a specific notice period or be highly illiquid. This means that you may not be able to transfer your money whenever you like, or you may be penalised for transferring your money earlier than agreed.

    Also, on some occasions have to pay a transfer out fee or a transaction charge if your provider has to sell your assets – like with a stocks and shares ISA.

  • How long does a transfer take?

    It depends on what kind of ISA transfer you are making and who your provider is. In most cases, ISA transfers usually take up to 4 weeks to complete.

  • How do I transfer my ISA to Propio?

    When adding money to your Propio account you can choose whether to transfer in an ISA from another provider. If you would like to do this, we will send you an email with an ISA transfer form and instructions on how to complete this. Once you’ve sent us the form, we manage the transfer process for you. When the money has been transferred, we’ll let you know and then you can choose how it is invested.

  • How to I transfer my Propio ISA to another ISA manager?

    You can transfer cash sitting in your Propio ISA account to another ISA manager at any time. However, you can’t transfer a live ISA investment as the money is currently being used to fund property projects throughout the UK.

    To do this, you will need to make a transfer application to your new ISA manager. This is typically completed by filling in and signing the new manager’s ISA transfer form and returning it to them. They will then contact Propio, via our ISA manager Prosper Capital LLP, and arrange for your ISA funds to be transferred.

    Remember, you cannot transfer an ISA by withdrawing funds from your Propio ISA account and paying the proceeds into a new ISA with the new ISA manager as it will lose it’s tax-efficient status.

  • Who is the Propio ISA manager?

    Propio is not an authorised ISA manager. Instead, we work in partnership with an authorised ISA manager called Prosper Capital LLP. If you are transferring your ISA away from Propio to a new manager, you may need to inform them of the following details:

    ISA manager name: Prosper Capital LLP
    ISA manager reference: Z1968
    ISA manager address: The Bothy, Albury Park, Albury, GU5 9BH
    Contact email: info@propio.com


  • What happens if Propio goes out of business?

    Your investment is segregated from Propio’s operations. In the event that Propio were to go out of business, you will still hold the legal right to your investment and UK limited company in which your investment is held would still be obliged to pay back your share of returns.

  • What happens if a borrower goes out of business?

    If the borrower goes out of business, Propio will put the loan into default and appoint an enforcer to sell the property and recover funds. The return of investor money will be managed by the investment’s security trustee.

  • What happens if your payment provider goes out of business?

    All investor money is held in segregated bank accounts separate from our payment providers own money. These accounts are operated in line with strict FCA Client Money (CASS) rules. This ensures funds are reconciled daily and fully segregated from Goji's own funds.

  • How will my personal data be stored?

    We take great care to ensure the security of all data. We use the same level of encryption as the UK’s major banks; data is transferred through SHA-256 bit, with RSA encryption channels – the strongest on the market – and all card information is stored to PCI Level 1 DSS standards. We will never share your data with any third party without your permission and we keep stored data on servers stored in secure facilities within the EU (for more information, please review our Privacy Policy).

  • How can I make a complaint?

    If you have any complaints in relation to our service, please email us at info@propio.com. Please ensure that you make the subject of the email “Complaint: [subject of complaint]” so it can be easily identified.

    We will aim to respond within 3 days. We will notify you of our Complaints Process. Once you have received our Final Response, if you are not happy with the outcome of your complaint, you may refer it to the UK Financial Ombudsman Service.

You could lose all of your money invested in this product. This is a high-risk investment and is much riskier than a savings account. ISA eligibility does not guarantee returns or protect you from losses.

You could lose all of your money invested in this product. This is a high-risk investment and is much riskier than a savings account. ISA eligibility does not guarantee returns or protect you from losses.

This website is directed at and intended to be used only by those persons categorised as Self-Certified Sophisticated Investors and High Net Worth Individuals. By proceeding, you confirm that you fit into one of these categories. The material on the website is for general information and should not be regarded as an offer or invitation to invest. Only investors who qualify are eligible to invest. If you are unsure of your categorisation, please consult an independent financial adviser.