Shojin Property Partners

What Shojin Property Partners does

Shojin Property Partners was an FCA-regulated, London-based fractional property investment and development finance platform operating from 2015 until entering administration on 23 March 2026. The company built an online portal (portal.shojin.co.uk) that allowed global individual investors, family offices and wealth managers to subscribe to bond instruments issued by project-specific Special Purpose Vehicles (SPVs), with UK-resident investors able to hold those bonds inside an Innovative Finance ISA (IFISA) wrapper administered by ShareIn (FCA FRN: 603332) or within SIPP/SSAS pension products. On the other side of the marketplace, Shojin offered UK property developers a full capital-stack of financing — Whole Loan, Senior Debt, Mezzanine, Bridge, Equity and Stabilisation/Finish & Exit — with ticket sizes ranging from approximately £1.5m–£6m direct, or up to £50m when paired with senior lending partners.

The platform's revenue mechanics combined transaction-fee income from arranging bond investments, lending interest income from development finance, and recurring administration fees from ISA and pension products (e.g., £50 probate valuations, £35 ISA repair fees). Go-to-market was hybrid: a self-serve digital portal for individual investors alongside direct enterprise sales for borrowers, family offices and wealth managers, supplemented by content marketing (masterclasses, glossary, webinars) and broad earned media coverage. Shojin co-invested its own capital in every project, marketed investors across 62 countries, and reported cumulative scale metrics of over £100m invested, £750m+ GDV across 45+ funded projects and £6m+ returned to investors — including notable exits such as North Street Romford (£2.1m returned at 16–20% p.a.) and a £23.59m whole loan facility for International House, Ealing in September 2025, its largest deal.

Cumulatively, Shojin raised approximately £3m in equity at a £49m pre-money valuation in April 2022 alongside a £5m family-office underwriting facility, and in January 2024 the British Business Bank's Future Fund converted a pandemic-era loan into a 5.16% equity stake. Despite these capital injections, the platform experienced operational and market-condition headwinds and entered administration in March 2026, with FRP Advisory appointed as Joint Administrators — making the analysis a backward-looking snapshot of a closed entity rather than an active going concern.

Name

Shojin Property Partners

Legal name

Shojin Financial Services Limited

Website

https://shojin.co.uk

Company type

Private

Founded year

2015

Operating status

Closed

Headcount range

11–50 employees

Short description

Shojin Property Partners was an FCA-regulated, London-based online platform offering fractional UK property investment via IFISA and pension wrappers, plus development finance (whole loan, mezzanine, bridge, equity) to property developers, serving global retail investors, family offices and SME borrowers.

Ownership category

akta.pro rank

Product category

Real Estate Investment & Development Finance

NAICS

Securities and Commodity Contracts Intermediation and Brokerage (5231), Miscellaneous Intermediation (52391), Other Financial Investment Activities (5239)

SIC

Mortgage Bankers & Loan Correspondents (6162), Loan Brokers (6163), Asset-Backed Securities (6189)

akta.pro primary industry

Debt & Structured Finance / Mortgage Brokerage (BPAJABAK)

akta.pro secondary industries

Real Estate Debt & Mortgage Strategies (FSAAAKAC), Real Assets — Real Estate Debt (Whole Loans, Mezzanine, CMBS/CLO) (FSAHAIAB), Real Estate Capital Markets Advisory (Debt/Equity Placement, Refinancing) (BPAJANAE)

Keywords

• Fractional property investment
• Development finance lending
• Real estate investment platform
• Property bridge loans
• Mezzanine property finance

Headquarters

HQ city

London

HQ country

United Kingdom

HQ region

Europe

Offices1 record

Markets served

GTM type

B2B and B2C

Offering type

Services

Cost components

Personnel, Operations, Technology or R&D, Marketing or Sales, Infrastructure, Supply Chain

Revenue model

1. Bond Investment Arrangement Fees: Shojin arranges bond investments issued by SPVs for property development projects. Investors subscribe to these bonds through the platform. Fees are charged in connection with investments and disclosed in Offer Documents.
2. Development Finance Lending: Shojin provides development finance (senior bridge loans, mezzanine, equity) to property developers, earning interest on the loans provided. Products include Whole Loan (senior + junior combined), Senior/Debt, Mezzanine, and Equity financing.
3. ISA Account Management Fees: Fees charged for administering Innovative Finance ISA accounts, including transfer-out fees, probate valuation fees (£50), and ISA repair/void administration fees (£35). Fee amounts vary by investment and are disclosed in the Offer Document.
4. Pension Product (SIPP & SSAS): Shojin offers SIPP and SSAS pension products enabling tax-efficient property investing through self-directed pension schemes.

Pricing tiers

Go-to-market motion2 records

Distribution channels6 records

Marketing channels6 records

Core offering

Shojin Property Partners operates an FCA-regulated online platform that enables fractional investment in UK real estate development projects via bonds issued by ringfenced Special Purpose Vehicles (SPVs). On the investor side, retail investors, family offices and wealth managers can access the full capital stack (senior debt, mezzanine, equity) through products including the Innovative Finance ISA (IFISA) and SIPP/SSAS pensions. On the borrower side, property developers can apply for whole loan, senior debt, mezzanine, bridge and equity development finance ranging from £1.5m to £50m per transaction.

Product overview

Shojin Property Partners is an FCA-regulated fractional property investment platform that enables global investors to access UK-based real estate opportunities. The platform operates a multi-product architecture comprising investment products for investors (IFISA, Pensions) and lending products for developers (Whole Loan, Mezzanine, Bridge, Senior Debt, Equity, Stabilisation). The investment products allow individuals, family offices, and wealth managers to invest across the capital stack with varying risk-return profiles, while the borrowing products provide developers with flexible financing solutions from short-term bridge loans to comprehensive whole loan facilities.

Differentiator

Problem solved

Functional benefit

Products and services

• IFISA (Innovative Finance ISA) An Innovative Finance ISA allowing UK resident investors to invest in Shojin property development bonds tax-free, with potential gains exempt from tax while underlying investment risks remain. Administered through FCA-authorised ISA manager ShareIn.
• Pensions (SIPP & SSAS) Self-Invested Personal Pension (SIPP) and Small Self-Administered Scheme (SSAS) products enabling investors to deploy retirement savings into property-backed opportunities via Shojin's bond investments.
• Whole Loan Combined senior and junior debt product providing unified financing across the entire capital stack, enabling property developers to take on larger schemes with a single lender relationship.
• Mezzanine Financing Top-up funding sitting between senior debt and equity that allows property developers to minimise their equity contribution while enhancing return on capital and retaining full control of the development project.
• Bridge Financing Short-term senior and junior debt facilities for land acquisition, property refinancing and conversion projects.
• Senior Debt First-charge lending providing the bulk of finance for property acquisition or development, secured by a first legal charge and typically covering up to 80% of total costs.
• Equity Financing Equity contribution that can fund up to 97% of total project costs (excluding financing), sitting between developer capital and senior debt to maximise returns while significantly reducing equity requirements for the developer.
• Stabilisation and Finish & Exit Investment finance for completed or near-complete property schemes that need additional time to optimise value before permanent refinancing or sale.

Quantifiable outcome

• Over £100m invested through the platform; over £750m GDV across 45+ projects; £6m+ returned to investors; North Street Romford returned £2.1m to investors at 16-20% per annum; Oakley Square returned £1.6m at 12% per annum.
• +2 more outcomes

Named customers5 records

Segments4 records

Ideal customer profiles4 records

Technology focussed Yes

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Integration3 records

Feature4 records

Partnerships

Three partnerships are on record, tiered core and minor.

• ShareIn LimitedcoreTechnology or IntegrationShareIn acts as the authorised and regulated ISA manager for Shojin's Innovative Finance ISA (IFISA) products. ShareIn is FCA-authorised (FRN: 603332) and HMRC-authorised ISA manager (reference Z1908). ShareIn holds client money in segregated client accounts and facilitates all payment services, KYC/AML checks, and ISA account administration for Shojin investors.
• Hunza Properties GroupminorStrategic or Co-development PartnerHunza Properties Group is the developer behind the Ringgit Penang International Commercial City smart city initiative in Malaysia. Shojin partnered with Hunza for its first international project outside the UK — acquiring 20 apartments in Penang, Malaysia — raising over £850,000 from 40+ Shojin investors.
• Soller GroupcoreOthersSoller Group is the borrower on Shojin's largest transaction to date — a £23.59m bridge facility for the conversion of International House, Ealing (148 residential units). The transaction was structured as a whole loan combining institutional and retail capital.

Scale indicators8 records

Recent moves7 records

Expansion highlights4 records

Direct peers

• Kuflink: UK P2P platform specialising in bridging and development finance, with IFISA offering. Comparable product mix, regulatory positioning, and target investor base to Shojin.
• LendInvest: UK-based online property lending platform providing development finance, bridge, and buy-to-let mortgages. Directly comparable to Shojin's lending product suite and online distribution model.
• Proplend: UK platform facilitating fractional property-backed loans to professional and HNW investors. Directly comparable to Shojin's whole-loan and mezzanine products served via an online portal.
• CrowdProperty: UK peer-to-peer platform funding SME property developers with senior debt. Closely comparable to Shojin's developer-facing lending products and online origination model.
• Blend Network: UK property development lending platform serving SME housebuilders with senior and mezzanine finance. Directly comparable product mix and customer base to Shojin.
• Landbay: UK P2P platform focused on buy-to-let mortgage lending with institutional and retail capital. Comparable as a UK property lending marketplace, though more BTL-focused than Shojin's development lending mix.
• Assetz Capital: UK peer-to-peer lender offering property-backed loans including development and bridging finance. Comparable online platform model with similar target investors (HNW, sophisticated).
• Octopus Choice: UK investment platform offering fractional exposure to property-secured loans for retail investors. Comparable in retail-facing property debt product and IFISA positioning.
• CapitalRise: UK property investment platform offering fractional exposure to prime London residential and development opportunities to HNW investors. Comparable in fractional property investment positioning and HNW targeting.

Broad incumbents

• Funding Circle: UK-listed (formerly) large P2P/SME lending platform that expanded into property development lending after acquiring Property Partner. Comparable as a broader incumbent in UK online lending with overlapping property exposure.

Market position

Strengths4 records

Weaknesses4 records

Competitive moat5 records

Key risks6 records

Key highlights7 records

Customer concentration

• Xx.com/ShojinProperty
• Facebookfacebook.com/ShojinUK
• LinkedInlinkedin.com/company/shojin-property-partners
• Instagraminstagram.com/shojinpropertyUK

Compliance2 records

Revenue estimate

Valuation estimate

Number of profiles

Profiles3 records

Subsidiaries1 record

Funding overview

Funding rounds5 records

Investors1 record

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Shojin Property Partners