Proplend review
Commercial property lending, often rent-backed.
Last reviewed May 2026 · by Gareth Hoyle
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Gareth Hoyle · Founder & Editor
Reviewed May 2026. Independent researcher, not a financial adviser. About Gareth
Proplend at a glance
- Target rate*
- Up to ~8%+ (target)
- Min. investment
- £1,000 per loan
- Security
- Commercial property, often with rental income
- IFISA available
- Yes
- Transfers in
- Yes
- Established
- 2014
⚠ Figures unverified: confirm against Proplend's Key Investor Information before publishing.
What is Proplend?
Proplend is an FCA-authorised UK peer-to-peer platform that connects investors directly with borrowers who own income-producing commercial property, such as offices, warehouses and retail units. Loans are typically interest-only and secured by a first legal charge over the property. Its Innovative Finance ISA lets you earn that interest tax-free.
How the Proplend IFISA works
Proplend's distinctive feature is that each loan is divided into tranches based on loan-to-value (LTV). The lower-LTV tranche sits first in line for repayment and pays a lower rate; higher tranches take more risk for more return. You decide which tranches to lend to, so you are choosing your risk level rather than accepting a single blended rate. Lending is generally made loan by loan, so you can build a portfolio across several properties.
Rates and fees
Target rates vary by loan and by the tranche you choose, with the safer slices paying less. Proplend charges a lender fee calculated as a percentage of the interest you actually receive, so the rate you see is not always the rate you keep. Always confirm the current rates, fees and loan availability with Proplend directly before investing.
Getting your money back
These are fixed-term loans, so your capital is committed until a loan repays. Proplend runs a secondary market (the Proplend Loan Exchange) where you may be able to sell loan parts early, but only if another investor wants to buy them. In stressed conditions that demand can dry up, so treat early access as a possibility, not a guarantee.
The risks to understand
As with every provider in our comparison, your capital is at risk and the money is not FSCS protected. A first legal charge helps recovery if a borrower defaults, but commercial property can be slow to sell and values can fall, especially in a downturn. Understand how the tranches and security actually work, and see our guide to opening an IFISA before you start.
Pros
- + First legal charge over income-producing commercial property
- + LTV-based tranches let you pick your own risk and return level
- + Established since 2014 with a secondary market for potential early exit
- + IFISA available with transfers in accepted
Cons
- − Higher entry point: typically £1,000 per loan
- − Commercial property values and rents are cyclical
- − A lender fee is charged on the interest you receive
- − Early exit depends on finding a buyer on the secondary market
- − Not covered by the FSCS
Our verdict
Proplend lends against income-producing commercial property, and its defining feature is that you choose your risk level directly: every loan is split into tranches by loan-to-value, so you can sit in the safer, lower-yielding slice or reach for more return lower down the stack. All loans take a first legal charge over the property. It suits income-focused investors who understand commercial property is cyclical. Your capital is still at risk, returns are not guaranteed, and the money is not FSCS protected.
Visit ProplendPlain link: no affiliate relationship in place. Capital at risk. Not FSCS protected.
About the author
I have worked in search and online publishing since 2006 and am Managing Director of a UK digital marketing agency. Over nearly two decades I have built a reputation for rigorous, data-led analysis of online markets.
Beyond my agency work, I am an active early-stage investor through the UK's SEIS and EIS schemes, and provide digital due diligence services to venture capital and private equity firms, work that centres on independently verifying claims and assessing risk. That same evidence-first discipline shapes how every provider on this site is researched and reviewed.
I built peertopeerisa.co.uk because the existing coverage of Innovative Finance ISAs was either thin comparison tables or platform-owned marketing. My aim is a genuinely independent, plain-English reference that always leads with the risks.
I am not a financial adviser and nothing on this site is personal financial advice. When I hold a view, I show my working and the sources behind it.
- Working in search & online publishing since 2006
- Managing Director, UK digital marketing agency
- Active SEIS/EIS early-stage investor
- Provides digital due diligence to VC & PE firms
- Conference speaker on AI and digital strategy
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