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

Getting started

  • 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.

  • How can I add money to my account?

    Money can be added to your account either by debit card or by bank transfer. If you add money in a currency other than GBP Sterling, it will be converted by your bank and is subject to their exchange rate and fees. If you are doing a bank transfer, please make sure you use the unique reference generated each time.

  • Where does my money go?

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

  • 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.

  • 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, it is highly likely that you won’t receive your original investment amount back and you will 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.

  • Can I transfer an ISA from another provider?

    At the moment we don’t offer transfers in, but we are working on it. If you sign up, we’ll let you know when this function becomes available.

    Transfers out are only possible for cash in your account that isn’t invested.

  • 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 Propio’s regulatory status?

    Propio is the trading name of Invest With Prop Limited who is an Appointed Representative of Sapia Partners LLP, which is authorised and regulated by the Financial Conduct Authority (550103) (further information is available at www.fca.org.uk/register).

  • 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.r

  • 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 Global Custodial Services (GCS) and Global Currency Exchange Network (GCEN) 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.

Capital is at risk. Investments are illiquid. No FSCS cover. Tax rules apply. See Risks.

Investments are high risk. Capital is at risk. Underlying investments are highly illiquid. No FSCS protection. Tax rules apply and may be subject to change. See Risks.