Don’t invest unless you’re prepared to lose all the money you invest. This is a high-risk investment and you are unlikely to be protected if something goes wrong. Take 2 minutes to learn more.
Risk information

Risk summary for investments in speculative illiquid securities which are arranged by a firm by way of an online platform.

 

Estimated reading time: 2 min

 

Due to the potential for losses, the Financial Conduct Authority (FCA) considers this investment to be very complex and high risk.

 

What are the key risks?

 

  1. You could lose all the money you invest
    • By investing into a real estate project through Shojin you will be investing in a Bond instrument issued by Special Purpose Vehicles (SPV’s) which provide a funding facility for the purpose of real estate development. If the project fails, Investors can lose some or all of the money they invested.
    • Advertised rates of return aren’t guaranteed. This is not a savings account. If the project doesn’t pay the SPV back as agreed, you could earn less money than expected or nothing at all. A higher advertised rate of return means a higher project risk with an increased probability of losing your money.
    • Due Diligence and project oversight is carried out by the platform on each Shojin project that you are investing into to assess how well they are expected to perform. However, you should always also do your own research before investing.
    • These investments are sometimes held in an Innovative Finance ISA (IFISA). While any potential gains from your investment will be tax free, you can still lose all your money. An IFISA does not reduce the risk of the investment or protect you from losses.

  2. You are unlikely to be protected if something goes wrong
    • Protection from the Financial Services Compensation Scheme (FSCS), in relation to claims against failed regulated firms, does not cover poor investment performance. Try the FSCS investment protection checker here.
    • Protection from the Financial Ombudsman Service (FOS) does not cover poor investment performance. If you have a complaint against an FCA regulated firm, FOS may be able to consider it. Learn more about FOS protection here.

  3. You are unlikely to get your money back quickly
    • This type of property investment could face delays that can delay payments. These investments could also fail altogether and be unable to repay investors their money.
    • You have the opportunity to sell your investment early through the secondary market but there is no guarantee you will be able to find someone willing to buy.

  4. This is a complex investment
    • This investment has a complex structure to ensure the interest of investors is protected. Investments are made into each designated project SPV and are ringfenced from other project SPV's to ensure full transparency of each investment made.
    • You may wish to get financial advice to understand how the structure works before deciding to invest.

  5. Don’t put all your eggs in one basket

If you are interested in learning more about how to protect yourself, visit the FCA’s website here.

For further information about minibonds, visit the FCA’s website here.

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Glossary

Learn and understand some of the terms we use in materials such as investment memorandums. 

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B Shares caret-down-light
A type of share in a company which does not have any voting rights
Bond caret-down-light
A bond is a debt security issued by a government or corporation that pays interest to the holder until the bond matures.
Bond instrument caret-down-light
A written document that contains the terms and conditions of a bond.
Bond investments caret-down-light
Debt securities issued by a company, with repayment and return amounts and dates specified in the relevant document.
Debenture caret-down-light
A document that creates a debt and is secured against the company’s assets.
Drawdown caret-down-light
The process of withdrawing funds from a loan or other financial instrument.
Equity caret-down-light
Equity is the ownership stake in a company held by shareholders. It represents the residual value that would be left to shareholders if all the company's assets were liquidated, and all of its debts were paid off.
Equity investment caret-down-light
An investment that gives the investor ownership in a company, including voting rights.
Exit value caret-down-light
The value of an investment at the time when it is sold or liquidated.
Expected profit caret-down-light
The anticipated amount of money that a investor or company expects to make from a venture or investment.
Forward-looking statements caret-down-light
Statements that anticipate future events or conditions.
Gross development value (GDV) caret-down-light
The total potential investment value of a development project, including the land, construction costs, and any other associated costs. It is commonly used to assess the potential profitability of a project before construction starts.
Gross facility caret-down-light
A loan agreement that allows a borrower to borrow up to a certain amount of money, with no restrictions on how much can be borrowed at any given time.
Illiquidity caret-down-light
A situation in which an asset cannot be easily converted into cash.
Intercreditor deed caret-down-light
A legal agreement between two or more creditors that outlines the rights and obligations of each party in a multi-creditor situation.
Interest accruing caret-down-light
Interest that accumulates over time, usually on a loan or investment.
Investment maturity caret-down-light
The date on which an investment will reach its full value and be repaid to the investor.
Junior loan caret-down-light
A loan that is subordinate to another loan in the event of default. Junior loans are typically secured by the same collateral as the senior loan and have a higher interest rate.
Limited cost overrun guarantee caret-down-light
A guarantee made by a lender to a borrower that limits the amount of additional costs the borrower may incur during a project.
Limited personal guarantee caret-down-light
A guarantee made by an individual to a lender that limits the individual’s personal liability to a predetermined amount in the event of default.
Loan to cost (LTC) caret-down-light
A financial ratio used in commercial real estate construction and development that measures the proportion of a project's cost that is financed by a loan. It is calculated by dividing the total loan amount by the total project cost.
Loan to gross development value (LTGDV) caret-down-light
A ratio used to measure the total loan amount for a development project, relative to the gross development value of the project. This ratio is a measure of the leverage used in a project, and is calculated by dividing the total loan amount by the total gross development value of the project.
Loss of capital caret-down-light
A situation in which an investor loses the amount they original invested.
Mezzanine finance caret-down-light
A hybrid of debt and equity financing that gives the lender the rights to convert to an equity interest in the company in the event of default. Mezzanine financing is generally used when a company does not have enough collateral to secure a loan or does not want to give up too much equity in the company. Mezzanine finance is often used in real estate transactions, where it is used to fund the purchase of a property or to provide additional capital for the development of a project.
Net facility debt caret-down-light
A type of debt financing that is used by businesses to fund large capital investments. It is typically a long-term loan from a financial institution or other lender, and the loan is secured by the assets of the business. The loan is typically used to finance the purchase of equipment, property, or other assets.
On-going returns caret-down-light
Regular payments made to an investor.
Profit on cost caret-down-light
The amount of profit earned on an investment relative to the amount of money spent to acquire it.
Refinance caret-down-light
Obtaining a new loan to replace an existing loan.
Second charge caret-down-light
A form of security provided by the borrower.
Secondary market caret-down-light
A market where investors buy and sell previously issued securities.
Security trustee caret-down-light
An entity that holds a security for a third party and is responsible for ensuring that the security is repaid.
Senior debt caret-down-light
A loan or security that has priority over other unsecured debts in the event of a default. Senior debt has priority over junior debt, meaning that if a company goes bankrupt, senior debt holders will be paid out before junior debt holders. Senior debt is typically issued by corporations and is secured by assets.
Senior lender caret-down-light
A lender who has a higher priority than any other lenders.
Special purpose vehicle (SPV) caret-down-light
A subsidiary typically structured as a limited liability company, corporation, or trust and are used to isolate the parent company from the risks associated with the SPV's activities.
Target exit date caret-down-light
The date on which a return or capital is expected to be repaid to the investor.

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More opportunity
No management fees. Smaller sums to take part. Lowered barriers for access.
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Shared risk
Shojin puts own funds into projects. We share in the risk and rewards together
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Knowledge
We use our thorough due diligence and expertise to ensure the best outcome – and you’re not left out the loop.
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Wealth
You get paid out before we do. You’remore likely to gain higher returns than traditional, inflexible investing routes.