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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Shojin is an FCA-regulated fractional investing platform enabling global investors to build their wealth from UK-based real estate investment opportunities.
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Invest - IFISA

Tax-free investing

An Innovative Finance ISA, or IFISA, lets you invest with platforms like Shojin and receive interest tax-free.

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What is an IFISA?

Invest in lending platforms and receive interest tax-free. 

In April 2016, the UK Government introduced the Innovative Finance ISA (IFISA) as an alternative to the more traditional Cash and Stocks & Shares ISAs. An IFISA enables investors to use online lending platforms (like Shojin) and receive returns tax-free.

 

This ISA category is becoming ever more popular, particularly as investors seek to build a diversified portfolio. Following subscriptions of £36m in its first tax year (2016/17), the amount grew to £438m in the 2019/20 tax year.

 

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How to get started

Make your first tax-free property investment in minutes

Open a Shojin IFISA account and make your first invesrment.
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1. Create an account
Create an account in minutes using your email address and phone number. Complete onboarding including the appropriateness test and investor categorisation.
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2. Open an IFISA wallet
To open an IFISA wallet, all you need is your National Insurance Number (please note, you must be a UK citizen to open an ISA account).
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3. Browse opportunities
Once you’ve completed onboarding, you can view all live and past investment opportunities on our platform. Explore and compare information such as location, project financials, market summary, developer track record and funding structure.
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4. Invest and build your portfolio
You can now transfer in any existing ISA balances, or invest up to £20,000 in a given tax year. Invest on a project by project basis and benefit from tax savings on any returns you receive.
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5. Stay updated and earn returns
Access your portfolio anytime and anywhere with our Investor Portal. You'll get regular updates on the performance of your investments and receive interest straight to your online wallet.
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6. Reinvest and multiply your returns
Take your earnings and reinvest them into future offerings to compound your returns.

Why choose a Shojin IFISA?

Tax-free investing on a project by project basis

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Tax-free returns
Invest your full 2024/25 allowance of £20,000 and enjoy your returns tax-free.
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Easy to transfer
Transferring any existing ISAs into Shojin projects is straightforward and quick.
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No fees
It is completely free to open an Innovative Finance ISA with Shojin.
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Calculator

Calculate your potential IFISA returns

ISA eligible investments

Under construction
Fully funded
Berkely-Square-external-1000px
Berkeley Square
location Salford, Manchester
  • positive Interest accruing now
  • positive ISA eligible
Sign up to find out more
Available for investment
Being funded
Cliff-Edge-External-CGI-1-800x550
Narrowcliff
location Newquay, Cornwall
  • positive Interest accruing now
  • positive ISA eligible
Sign up to find out more
Available for investment
Being funded
TSGY,-Edenbridge---VRE-Land-Sale-(1)-12
Town Station Coal Yard
location Edenbridge, Kent
  • positive Interest accruing now
  • positive ISA eligible
Sign up to find out more
Available for investment
Being funded
Cliff-Edge-External-CGI-1-800x550
Narrowcliff
location Newquay, Cornwall
  • positive Interest accruing now
  • positive ISA eligible
Sign up to find out more
Available for investment
Being funded
TSGY,-Edenbridge---VRE-Land-Sale-(1)-12
Town Station Coal Yard
location Edenbridge, Kent
  • positive Interest accruing now
  • positive ISA eligible
Sign up to find out more

FAQs

The frequently asked questions and key terminology for investing via an IFISA.

 
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Who can subscribe to an IFISA with Shojin? caret-down-light
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.
What is the ISA allowance? caret-down-light
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.
What happens to my IFISA funds at the end of an investment? caret-down-light
As soon as the project in which you invested completes, your capital and interest will be transferred back into your IFISA Wallet. You will then be able to either reinvest these funds into other IFISA eligible projects, transfer them to a different ISA provider or withdraw them back to your bank account out of the ISA 'wrapper', however this means they may lose the tax free benefits.
What fees does Shojin charge related to the IFISA? caret-down-light
Shojin 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? caret-down-light
When investing in an ISA-eligible offer, you are taking on the risks of that particular project. 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.
How do I fund my Shojin IFISA? caret-down-light
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 transfer my existing ISAs in? caret-down-light
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. We will send you an email that the funds have arrived and are available to be invested into a Shojin project.
How can I set up my Shojin IFISA? caret-down-light
Opening an IFISA with Shojin is simple. Once you complete the standard onboarding process, the only additional detail you need to hand is your National Insurance number.
What are the tax year dates? caret-down-light
The tax year runs from 6th April one year to the 5th April the following.
What other investors are saying about Shojin.
"Shojin is a trusted property investment platform you want to invest in. I have personally invested in a few of Shojin's projects over the years and am really impressed. "
Nina-Norton-Shojin
Nina Norton
Private investor, UK
"I have several investments with the company and am confident this will continue. A great opportunity to expand your investment diversity. Competent, reliable and engaging staff. Transparency and thoroughness of information."
Tom Pellew
Private investor, UK
"The investing process with Shojin was easy, and the staff I dealt with were quick to repond to any queries I had regarding my investment. I will hold my investments and continue to invest via Shojin in the future."
Heather-OToole-Shojin
Heather O'Toole
Private investor, New Zealand
"Shojin is a great entry level for alternative investment. The returns are very good and I like the diversification, especially considering the global economic situation."
Ray-Ng-Shojin
Ray Ng
Private investor, Hong Kong
"Shojin is a new and easy way to enter the global property market. It's a gateway to making good money from my investments, quickly. I recommend Shojin to all my friends."
Calvin-Yau-Shojin
Calvin Yau
Private investor, Hong Kong