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Independent Review of Proplend: A Transparent Look at the P2P Property Lending Platform

Peer-to-peer (P2P) property lending has gained popularity as an alternative investment avenue for individuals seeking higher returns than traditional savings accounts. Among the platforms operating in this space, Proplend has garnered both praise and criticism. This independent review aims to provide a comprehensive, unbiased perspective of the platform, based on verified user experiences, functionality, and the overall investment landscape.

Proplend is a UK-based P2P lending platform specializing in secured property loans, primarily targeting commercial and semi-commercial properties. It allows individual investors to fund loans to vetted borrowers, often property developers or business owners, in return for a share of the interest generated.

The platform offers tranche-based investing, allowing lenders to choose between lower-risk senior debt (Tranche A) or higher-risk junior debt (Tranche B or C) with potentially greater returns.

Despite some operational challenges, Proplend does offer features that some investors appreciate:

• Solid Loan Structuring Many users note that Proplend focuses on asset-backed loans, which may reduce risk compared to unsecured lending platforms.

• ISA Availability Investors can use Proplend’s Innovative Finance ISA (IFISA) to earn interest tax-free.

• Transparency The platform discloses detailed information about each loan, including borrower details, valuation reports, and loan-to-value (LTV) ratios.

• Tranche Investing This structure allows investors to match their risk appetite to specific loan tiers.

While Proplend has a solid foundation, many users express significant dissatisfaction with various aspects of the platform:

A recurring complaint is the scarcity of new loan opportunities. Users frequently report logging into the platform only to find no loans available or ones that are quickly oversubscribed. This scarcity is frustrating, especially when trying to diversify investments across multiple loans—a key strategy to minimize risk.

“It’s taken me two months to invest £5,000 in £1k tranches,” one user noted. “Some loans have a £2k minimum. Not beginner-friendly.”

Several seasoned investors find the AutoLend feature unnecessarily complicated and restrictive. The change from manual selection to AutoLend has alienated long-time users who preferred the original, simpler model.

“It feels like you need a PhD to understand how AutoLend works now,” one reviewer stated.

Users have cited slow response times, investment tracking errors, and frustrating anomalies, especially involving the secondary market. In one instance, an investor reported confusion around accrued interest affecting their available balance and disrupting their ability to reinvest.

“Proplend couldn’t even recognize the problem, let alone solve it. Very disappointing.”

There’s also dissatisfaction with how interest and fees are reported for tax purposes. One user claimed that the platform only reports gross interest, unlike other P2P platforms that offer net figures, potentially leading to overpayment of taxes.

“Proplend just asserts that their approach is correct—without evidence. It’s absurd,” the investor added.

Proplend typically offers returns in the 5%–8% range, depending on the tranche and risk level. While these returns can be attractive, investors must weigh them against the platform's operational quirks and investment limitations.

Some loans utilize retained interest, where the borrower’s interest is prepaid at the start of the loan term. While this mitigates risk of non-payment, it can also obscure the borrower’s actual financial health over time.

Proplend offers a solid foundation in theory—asset-backed loans, tax-efficient investment options, and tranche-based risk diversification. However, in practice, user experience falls short for many.

The platform faces criticism for:

• Infrequent loan availability

• Unintuitive AutoLend system

• Poor customer service responsiveness

• Operational inconsistencies

• Fee and tax transparency concerns

For high-net-worth individuals who can tolerate complexity and low liquidity, Proplend may still be worth exploring. But for the average retail investor seeking diversification, flexibility, and simplicity, alternatives like Kuflink, Loanpad, or Assetz Capital may offer a more streamlined experience.