About Shojin
Who is Shojin?
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.
How is Shojin different from others?
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.
How do Shojin investments work?
Our project cycle consists of 5 key steps: identify and assess potential projects, conduct extensive due diligence, raise project funding, monitor project delivery and distribute profits.
Why do you classify what type of investor I am?
Can I invest if I reside outside of the UK?
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.
Investing with Shojin
What is the length of an investment?
Can I get my investment back at any time?
What happens if the target funding amount is not met?
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.
What is an SPV?
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.
How often will I receive project updates?
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.
Do you accept ISA funds?
Yes, we do accept ISA funds. Please see the IFISA FAQ section for more details.
Investment process
How can I make an investment?
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.
When will my investment start earning returns?
Investments typically start earning returns once invested funds are drawn down to the developer for the project to begin. Therefore investments made before the drawdown date start accruing interest on the drawdown date, whilst those made after the drawdown date start accruing interest as soon as funds arrive and investment registered. If you are investing from your wallet, your funds will be transferred and investment registered instantaneously, whilst if you have made a pledge, 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.
Can I invest in a company name or other legal entity?
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.
How do bank transfers work?
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. 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.
What are the bank transfer details?
Payee Details: Bank Name: Barclays Bank PLC, Bank Address: Glasgow 9, Leicester, Leicestershire, LE87 2BB, Account Name: Sharein Ltd, Account Number: 90391212, Sort Code: 20-33-96 and Bank transfer Reference: Use the reference details provided on the website. For international transfers, please use the following details: IBAN Number: GB67BUKB20339690391212BIC/SW and IFT Code: BUKBGB22
How do I top up my wallets?
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.
Can I cancel my investment?
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.
Security
What are the risks associated with investing in these types of projects?
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.
Is my investment protected by the FSCS deposit guarantee scheme?
No, any investments which you make on the Website are not covered by the Financial Services Compensation Scheme (FSCS). However, for uninvested funds sitting in your Shojin wallets, a certain amount may be covered. The level of coverage depends on several complex factors and will be impacted by other funds you have being held in other Barclays Bank accounts. For further information about the FSCS (including what is covered and eligibility to claim) please visit the www.fscs.org.uk website or call 0800 678 1100.
Where are the funds held during the funding process?
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.
What rights do I have as a shareholder?
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.
What happens if Shojin ceases to exist or falls into financial distress?
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.
How can I make a complaint?
Shojin Financial Services are responsible for reviewing and approving the materials made available for the investment opportunities presented on our platform and we want to give you excellent customer service but sometimes things might go wrong. We can usually resolve most issues straightaway, so please email us on info@shojin.co.uk or call us on +44 203 871 59 59 to tell us how we can help. What you'll need to tell us so that we can help you: Your personal details, What's gone wrong and What you want us to do to put things right? If you're unhappy with the outcome of this, UK Residents can ask the Financial Ombudsman Service (FOS) to carry out an independent review of your complaint. The contact details for the FOS are: The Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London, E14 9SR. Their phone numbers are +44 (0)300 123 9123 or +44 (0)800 023 4567. You can send an email to: complaint.info@financial-ombudsman.org.uk.
Fees
How does Shojin make its money?
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.
Do you charge payment transaction fees?
IFISA
What is an Innovative Finance ISA?
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.
How does the Shojin IFISA work?
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.
Who can subscribe to an IFISA with Shojin?
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.
How can I set up my Shojin IFISA?
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.
How do I fund my Shojin IFISA?
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.
How can I open a new ISA using my annual allowance?
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”
How can I transfer my existing ISAs in?
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.
Can I transfer part of my existing ISA?
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.
Are there any amount limits for transfer-ins?
There are no maximum or minimum transfer-in limits.
What is the ISA allowance?
The ISA allowance for the 2023/24 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.
When is the tax year?
The tax year runs from 6th April one year to the 5th April the following.
Can I have more than one ISA?
Starting from the 2024/25 tax year, there is no limit to the number of ISAs you can subscribe to. Previously, you could only open one of each type of ISA (Cash, Stocks & Shares, Lifetime, Help to Buy and Innovative Finance) every tax year.
What fees does Shojin charge for the IFISA?
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.
What are the risks associated with investing via IFISA?
When investing in an ISA-eligible offer, ISA eligibility does not guarantee returns or protect you from losses. If any of the parties involved in the arrangement, Shojin Financial Services Ltd or ShareIn Ltd (ISA manager), enters a wind down scenario, there is no guarantee that you will be able to transfer your ISA holdings to another ISA provider and therefore your ISA wrapper may be lost. An ISA transfer may involve costs for which neither SFS nor ShareIn bear responsibility. If any of the parties involved in an ISA investment winds down, returns (both capital and any interest or profit) may be adversely impacted.
What happens to my IFISA funds at the end of an investment?
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.
What happens if I pay too much into my IFISA?
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.
SIPP / SSAS
What is a SIPP?
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.
What is a SSAS?
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.
What is the process to invest via my pension?
Please check that the investment is approved with your administrator. Register a new account on the website and at the KYC stage, please proceed as a Trust User through the registration process. The following details relating to the trust will be requested: Trust Deed or Trust Agreement, Registration Proof (typically a letter from your pension provider or trust administrator), Trustee & Beneficiary Declaration form which can be downloaded and uploaded back after filling appropriate information. Once these details have been approved, you will be able to proceed with an investment through the platform.
How can I invest via a SSAS?
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.
Go further with Shojin
More opportunity
No management fees. Smaller sums to take part. Lowered barriers for access.
Shared risk
Shojin puts own funds into projects. We share in the risk and rewards together
Knowledge
We use our thorough due diligence and expertise to ensure the best outcome – and you’re not left out the loop.
Wealth
You get paid out before we do. You’remore likely to gain higher returns than traditional, inflexible investing routes.