Shojin Property Partners is an investment company that provides access to institutional-grade investment opportunities in the UK real estate sector for investors from across the globe. We identify attractive opportunities and strive to deliver returns superior to those available elsewhere in the market. We align our interests with our investors by co-investing in every project and only receive profits once the project has completed.

We are based in Central London and have been operating since 2009, our team consists of experienced professionals with both property and finance expertise.

• We co-invest in every project and share in the profits, ensuring that our interests are always aligned.
• We have a team of experts who have developed a bespoke due diligence process.
• We do not charge our investors fees on their investments. We offer investors returns comparable to those of property developers. In the unlikely event of a loss, investors are paid out first before Shojin and the developer.
• We have a strong track record of investing in successful residential real estate projects.
• We are fully authorised and regulated by the Financial Conduct Authority.
• We have an extensive developer network constantly bringing us potential development opportunities.

Shojin means the ‘Pursuit of perfection through hard work and perseverance.’ This is the ethos which encompasses everything we do as a company.

Here is a summary of each of the steps throughout the project cycle:

1. Sourcing - Borrowers present us with real estate investment opportunities.
2. Due Diligence - We conduct thorough due diligence on each opportunity.
3. Financial And Legal Structuring - We optimise the financial structuring and ensure that the project legal agreements formed with the developer fully protect investors.
4. Funding - Investments which meet our strict investment criteria are presented to our investor community. These are funded through a mixture of investors, bank debt, the borrower and co-investment from Shojin Property Partners.
5. Project Monitoring - We oversee the investments to ensure that all milestones are achieved and that it is within budget and on time. We have the expertise in house to step in should things start going wrong.
6. Regular Reporting - We produce quarterly reports to provide investors with full visibility and transparency on everything going on with the investment.
7. Profit Distribution - Profits are distributed either throughout the investment or upon its conclusion after all the units are sold.

Click here to view more details about the project cycle.

As per requirements set by the Financial Conduct Authority (FCA), we must assess whether our clients have the necessary knowledge and experience to understand the risks in our investment products. It is important to us that our products are suitable and appropriate for our clients.

We conduct proof of identity and proof of address checks to comply with UK money laundering regulations. These are set out to fight fraud, money laundering and financing of terrorism.

We generally accept investments from all countries, with the exception of the USA and those countries blacklisted on the basis of anti-money laundering rules. There may be a handful of countries from which payments cannot be received or sent. If you are resident in any country other than the United Kingdom, your local regulatory regime may differ from that of the United Kingdom, and you accept that it is your responsibility to make sure that you act in compliance with any relevant laws or regulations which may apply to you as a resident or citizen of that country. Please see our terms and conditions for more information, and please feel free to contact us if you have any further questions.

Typically, the minimum you can invest is £5,000, however this may change from one project to another.

The typical project length ranges from 12-36 months. Timescales will vary from project to project, details and breakdowns of projects phases are always included in the project memorandum. As soon as a project is completed capital and profits are returned to your Shojin wallet.

Your capital and any profit will be due back to you when the project has been completed and your money cannot be withdrawn until then. In extreme circumstances, we may endeavour to assist you in exiting the project early, however, this would be subject to finding an alternative investor willing to take your position.

If the target funding amount is not met, we always strive to underwrite deals and then back-fill them through our platform. However, if for some reason the project does not proceed after the funding period, all committed investors funds would be returned to your Shojin wallet.

A Special Purpose Vehicle (SPV) is a legal entity, usually a limited company, which will be formed to pool together investors’ funds for a particular project. There will be a different SPV for each opportunity, so each project is completely ring-fenced from the others.

You will receive quarterly updates on the projects that you have invested in. Ad-hoc updates will also be provided for major milestones or key events with regards to a project.

Yes, we do accept ISA funds. Please see the IFISA FAQ section for more details.

Once you are fully registered on the platform you can choose an offer that you would like to invest in, if the offer is IFISA eligible you will be given the option to invest directly or within IFISA. You simply state how much you would like to invest and follow the on-screen instructions. You will be given the option to fund your investment via bank transfer (instructions for your bank will be shown on screen and emailed to you) or pay from your wallet if you have cleared funds in your Shojin wallet.

Investments start earning returns as soon as you have invested into a project.

As soon as your funds are allocated to the project, your investment will earn a holding interest rate of 5% per annum equivalent, until the project funding is completed or the project begins, whichever comes first. At this point all the accrued interest will be paid to your Shojin wallet for you to withdraw or place into another project. This way your money is working all the time.

If you are investing from your wallet, your funds will be transferred and investment registered instantaneously, whilst if you have made a reservation, the investment will be registered as soon as the funds arrive and are allocated to the project. This may take several days depending on your funds transfer arrangement with your bank.  

Please note that the holding interest rate can vary from project to project and subject to change.

Funds sitting in your Shojin wallet can be returned to your nominated bank account. Please visit your portfolio and follow instructions to withdraw funds.

Yes, you are able to invest via your company or a trust. During registration, you will have the option to register as an individual or a corporate entity. Depending on your option you will need to supply a different set of documents for KYC purposes, such as a company’s certificate of incorporation and articles of association.

We also accept investment via SIPPs and SSASs.

When you make an investment by bank transfer, you will be given on-screen instructions including a Unique Bank Transfer Reference Number which will be used to match your funds to your investment. This information will also be sent to you by email. 

Funds should be transferred to 'ShareIn Ltd'. ShareIn Ltd acts as Shojin's custodian and holds all client monies in segregated accounts. ShareIn Limited (Firm Reference Number 603332) is authorised and regulated by the Financial Conduct Authority.

Payee Details:

Bank Name:

Barclays Bank PLC

Bank Address:

Barclays Corporate Banking

4th Floor, Bridgewater House, Counterslip

Finzels Reach, Bristol, BS1 6BX

Account Name:

ShareIn Ltd.

Account Number:

90391212

Sort Code:

20-33-96

Bank transfer Reference:

Use the reference details provided on the website

For international transfers, please use the following details:

IBAN Number:

GB67BUKB20339690391212

BIC/SWIFT Code:

BUKBGB22

Based on your bank’s processes, a transfer may take up to 5 working days to complete. If your bank uses the Faster Payments Service, your payment will normally arrive within a few hours. You will receive an email when your funds have arrived and the investment is complete.

If you would like to top up your Shojin Classic wallet or IFISA wallet (where applicable) by bank transfer you can find the relevant details in your portfolio, simply follow the instructions to add funds.

Alternatively, you will have an option to 'set up standing order' and clicking this will give you the necessary information to set this up with your bank, or you could use the wallet reference to make direct top ups to your wallet. This will be a seamless process with funds crediting your wallet automatically when received. 

You will have a “cooling off” period for 14 days after you make your investment when you can call us for your money to be returned to you. Any holding interest that has been earned for that period will not be returned. After the 14 days, you will not be able to cancel your investment.

The key risks associated with these types of projects are set out in our Key Risks document, and a list of the key risks of an individual project will be included as one of the investment documents. Returns from property investments are difficult to predict. The returns are not guaranteed, and your capital is at risk. We have sought to minimise the risks by carrying out detailed due diligence on the project and the developers. We then monitor the development works as the project progresses.

Yes, Shojin Financial Services Limited (trading as Shojin Property Partners) is authorised and regulated by the Financial Conduct Authority (FRN: 716765).

No, any investments which you make on the Website are not covered by the Financial Services Compensation Scheme (FSCS). However, any funds which you deposit on our platform which have not yet been invested may be covered by the FSCS. The FSCS can pay compensation if Shojin Financial Services Limited or any third party bank or investment firm cannot meet an obligation owed to an ‘Eligible Claimant’. The current compensation limit is £85,000 in respect of investment business. Further information about the FSCS (including the amounts covered and eligibility to claim) is available at www.fscs.org.uk or by calling 0800 678 1100.

Funds are held with ShareIn Pay, in a segregated project account whilst the funding process is ongoing. They are totally separated from Shojin Property Partners and are only transferred from ShareIn Pay into a project once the funding target has been met.

Shareholders’ rights will be set out in the Articles of Association of the relevant company. This will be one of the project documents you will need to review prior to making your investment.

Each property investment is ring-fenced from the assets and liabilities of Shojin as well as from all other property investments on the investor portal. As required by the FCA, Shojin has in place a Resolution Plan and wind-down arrangements to ensure that all ongoing projects are completed should Shojin fall into financial distress and not be able to continue in business.

We believe in aligning our interests with those of our investors. We charge no management fees but instead share the profits with investors once the project is completed.

To help cover some of the transaction costs, we charge an initial administration fee equivalent to circa 2% of investor funds charged to the project. Investors are not directly charged and 100% of your funds are invested into the project.

We will not charge you for processing your payments. Any charges for transactions will be determined by your bank. International transfers may incur service charges or currency conversions based on your bank’s policies. Please check with your bank before initiating any transaction.

In April 2016, the UK Government introduced the Innovative Finance ISA (IFISA), which sits alongside the more traditional Cash and Stocks & Shares ISAs. It is a new ISA category that enables investors to receive any returns they make on eligible online-funded investments tax-free.

This ISA category is becoming ever more popular, with subscriptions of £36m in its first tax year (2016/17), rocketing to £290m subscribed in the 2017/18 tax year.

Investing into a Shojin project through an IFISA means that any returns you make will be tax-free.

Investment in Shojin IFISAs is on a project by project basis. Therefore, your return will vary according to the investment you choose to invest in.

Please note that tax treatment depends on the individual circumstances of each investor and may be subject to change in future. 

To be eligible to subscribe to an IFISA you must be at least 18 years old and a UK resident or a Crown employee serving abroad (such as a civil servant or member of the armed forces, or a partner of such a Crown employee. You must also have a National Insurance number.

Opening an IFISA with Shojin is simple. Once you complete the standard registration process, the only additional detail you need to hand is your National Insurance number.

There are several ways of funding your IFISA. You can either utilise your annual ISA allowance, transfer in existing ISAs that you already have from previous tax years or do both.

You can open a new ISA by simply selecting an IFISA eligible investment and choosing to invest within IFISA. You will need to read our IFISA terms and conditions and provide your national insurance number. Alternatively, you could visit your Shojin account and select “Open an ISA account”.

If you would like to transfer funds in from your existing ISA providers, this can be done using our automated online process. Firstly, you will need to go to your IFISA Wallet and choose the Transfer-in option. You will be asked to fill out details relating to your existing ISA, which will then generate a populated form for you to download, sign and send to the address provided. Once this letter is received, we will take care of the rest on your behalf. We will get in touch with your ISA provider to request the transfer of funds, and as soon as they arrive, the amount will be credited into your IFISA Wallet, and we'll send you an email when the funds have arrived and are available to be invested into a Shojin project.

Yes, you are able to indicate the exact amount that you wish to transfer from your other ISAs. You can hold several different types of ISAs as long as, in one single tax year, you subscribe to one of each type: Cash, Stocks & Shares, Lifetime, Help to Buy and Innovative Finance.

There are no maximum or minimum transfer-in limits.

The ISA allowance for the 2021/22 tax year is £20,000.

This is the maximum amount of new funds you can invest across all types of ISAs in the tax-year. You can put your whole allowance into a particular type of ISA or you can split it between the different types of ISAs: Cash, Stocks & Shares, Lifetime, Help to Buy and Innovative Finance.

In the next tax-year you can subscribe to an additional ISA of each type again.

The tax year runs from 6th April one year to the 5th April the following.

In a single tax year, you can subscribe to one of each type of ISA: Cash, Stocks & Shares, Lifetime, Help to Buy and Innovative Finance. However, you can have multiple ISAs of each type with different providers that have been opened in previous tax years.

Shojin Property Partners does not charge any fees for setting up an IFISA or managing it on your behalf, however there are small administrative fees in certain circumstances.

Please see our IFISA Terms & Conditions for the circumstances when fees are applicable.

As soon as a project completes, your capital and interest will be transferred back into your IFISA Wallet. You will then be able to either reinvest them into other IFISA eligible projects, transfer them to a different ISA provider or withdraw them from the Shojin ISA environment.

Our platform prevents you from investing more than the ISA allowance for each tax year. However, if you have more than one ISA provider, it is up to you to ensure that you do not exceed the ISA allowance across all your accounts.

Yes, you are able to invest via your SIPP (Self-Invested Personal Pension) or SSAS (Small Self-Administered Schemes) subject to the requirements of your pension provider.

SIPPs may invest in our products but your own pension provider will need to determine whether they comply with their own investment requirements.

A Self-Invested Personal Pension (SIPP) is a pension ‘wrapper’ that holds investments until you retire and start to draw retirement income. It works in a similar way as a standard pension, however the main difference is that you have more flexibility with the investments you can choose. There are certain tax benefits associated with contributions, but you are usually unable to withdraw money from the pension before you are 55 years old.

A Small Self-Administered Scheme (SSAS) is a type of small occupational pension scheme approved by HMRC. This is usually established under trust, typically by company directors to provide retirement benefits to a small number of key staff. Insurance companies and other pension providers may also offer SSASs.

If you are interested in investing with us through a SSAS, please register a new account on the website and put your scheme administrator in touch with us to assist then through the process.