--- title: Filling the middle-market developer funding gap description: In this article we will talk about one specific way we do this by filling the middle-market developer funding gap. image: https://www.shojin.co.uk/hubfs/Imported_Blog_Media/acd3db9b-b098-41ce-8ad5-20ef6cd7ec99.jpg --- 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.](https://www.fscs.org.uk/check/investment-protection-checker) - 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.](https://www.financial-ombudsman.org.uk/consumers) 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** - Putting all your money into a single business or type of investment for example, is risky. Spreading your money across different investments makes you less dependent on any one to do well. - [A good rule of thumb is not to invest more than 10% of your money in high-risk investments.](https://www.fca.org.uk/investsmart/5-questions-ask-you-invest) [If you are interested in learning more about how to protect yourself, visit the FCA’s website here.](https://www.fca.org.uk/investsmart) [For further information about minibonds, visit the FCA’s website here](https://www.fca.org.uk/consumers/mini-bonds). 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We share opportunities for global investors to gain exceptional returns. [Why us ![](https://www.shojin.co.uk/hubfs/shojin/icons/arrow-right-light-white.svg)![](https://www.shojin.co.uk/hubfs/shojin/icons/arrow-right-light.svg)](https://www.shojin.co.uk/invest/why-us) [Overview ![](https://www.shojin.co.uk/hubfs/shojin/icons/arrow-right-light.svg)![](https://www.shojin.co.uk/hubfs/shojin/icons/arrow-right-light-white.svg)](https://www.shojin.co.uk/invest) How to invest [![chart-line-light](https://www.shojin.co.uk/hubfs/shojin/icons/chart-line-light.svg) ![chart-line-hover](https://www.shojin.co.uk/hubfs/shojin/icons/chart-line-hover.svg) Products Explore ways to earn interest on capital or income on capital growth](https://www.shojin.co.uk/invest/products) [![chart-bar-light](https://www.shojin.co.uk/hubfs/shojin/icons/chart-bar-light.svg) ![chart-bar-hover](https://www.shojin.co.uk/hubfs/shojin/icons/chart-bar-hover.svg) IFISA Invest in a tax efficient way with our Innovative Finance ISA](https://www.shojin.co.uk/invest/products/ifisa) [![circles-three-light](https://www.shojin.co.uk/hubfs/shojin/icons/circles-three-light.svg) ![circle-three-hover](https://www.shojin.co.uk/hubfs/shojin/icons/circle-three-hover.svg) Pensions Take control of you pension by using SIPP & SSAS products](https://www.shojin.co.uk/invest/products/pensions) Who is Shojin for [![user-list-light](https://www.shojin.co.uk/hubfs/shojin/icons/user-list-light.svg) ![user-list-hover](https://www.shojin.co.uk/hubfs/shojin/icons/user-list-hover.svg) Individuals We make real estate investing more accessible for individual investors](https://www.shojin.co.uk/invest/who-is-shojin-for/individuals) [![chalkboard-teacher-light](https://www.shojin.co.uk/hubfs/shojin/icons/chalkboard-teacher-light.svg) ![chalkbord-teacher-hover](https://www.shojin.co.uk/hubfs/shojin/icons/chalkbord-teacher-hover.svg) Family offices Investment opportunities for SFOs, MFOs and HNWs](https://www.shojin.co.uk/invest/who-is-shojin-for/family-offices) [![presentation-chart-light](https://www.shojin.co.uk/hubfs/shojin/icons/presentation-chart-light.svg) ![presentation-chart-hover](https://www.shojin.co.uk/hubfs/shojin/icons/presentation-chart-hover.svg) Wealth managers We work with finance professionals and intermediaries to share opportunities](https://www.shojin.co.uk/invest/who-is-shojin-for/wealth-managers) Fund your next project We support borrowers at every step of the journey, from acquisition through to development and exit. [Why us ![](https://www.shojin.co.uk/hubfs/shojin/icons/arrow-right-light.svg)![](https://www.shojin.co.uk/hubfs/shojin/icons/arrow-right-light-white.svg)](https://www.shojin.co.uk/borrow/why-us) [Overview ![](https://www.shojin.co.uk/hubfs/shojin/icons/arrow-right-light-white.svg)![](https://www.shojin.co.uk/hubfs/shojin/icons/arrow-right-light.svg)](https://www.shojin.co.uk/borrow) Products [![git-fork-light](https://www.shojin.co.uk/hubfs/shojin/icons/git-fork-light.svg) ![git-fork-light-1](https://www.shojin.co.uk/hubfs/shojin/icons/git-fork-light-1.svg) Whole loan We provide a combination of senior and junior debt to allow developers to take on larger schemes](https://www.shojin.co.uk/borrow/products/whole-loan) [![house-line-light](https://www.shojin.co.uk/hubfs/shojin/icons/house-line-light.svg) ![house-line-hover](https://www.shojin.co.uk/hubfs/shojin/icons/house-line-hover.svg) Mezzanine Top up funding that allows you to minimise your contribution, enhancing your return on capital whilst maintaining full control.](https://www.shojin.co.uk/borrow/products/mezzanine) [![door-light](https://www.shojin.co.uk/hubfs/shojin/icons/door-light.svg) ![door-hover](https://www.shojin.co.uk/hubfs/shojin/icons/door-hover.svg) Bridge Short-term senior and junior debt for land acquisition, refinancing, and conversions.](https://www.shojin.co.uk/products/bridge) [![door-light](https://www.shojin.co.uk/hubfs/shojin/icons/door-light.svg) ![door-hover](https://www.shojin.co.uk/hubfs/shojin/icons/door-hover.svg) Stabilisation and finish & exit Investment finance for completed or near-complete schemes that need time to optimise value before permanent refinancing or sale.](https://www.shojin.co.uk/stabilisation-finish-exit) How to borrow [![tree-structure-light](https://www.shojin.co.uk/hubfs/shojin/icons/tree-structure-light.svg) ![tree-structure-hover](https://www.shojin.co.uk/hubfs/shojin/icons/tree-structure-hover.svg) How it works Our process focuses on delivering an exceptional outcome for all parties.](https://www.shojin.co.uk/borrow/how-it-works) [![laptop-light](https://www.shojin.co.uk/hubfs/shojin/icons/laptop-light.svg) ![laptop-hover](https://www.shojin.co.uk/hubfs/shojin/icons/laptop-hover.svg) Apply Submit your application or request a call back](https://www.shojin.co.uk/borrow/how-it-works#APPLY) Elevate your investing Browse our blog for news, features, market update and special reports to build your real estate investing knowledge. [All insights ![](https://www.shojin.co.uk/hubfs/shojin/icons/arrow-right-light-white.svg)![](https://www.shojin.co.uk/hubfs/shojin/icons/arrow-right-light.svg)](https://www.shojin.co.uk/insights) Insights [![trophy-light](https://www.shojin.co.uk/hubfs/shojin/icons/trophy-light.svg) ![trophy-hover](https://www.shojin.co.uk/hubfs/shojin/icons/trophy-hover.svg) Masterclass Watch our webinars on demand](https://www.shojin.co.uk/insights/tag/masterclass) [![files-light](https://www.shojin.co.uk/hubfs/shojin/icons/files-light.svg) ![files-hover](https://www.shojin.co.uk/hubfs/shojin/icons/files-hover.svg) Special reports Read our reports and research](https://www.shojin.co.uk/insights/tag/special-reports) [![notification-light](https://www.shojin.co.uk/hubfs/shojin/icons/notification-light.svg) ![notification](https://www.shojin.co.uk/hubfs/shojin/icons/notification.svg) Market updates Expert insight and analysis](https://www.shojin.co.uk/insights/tag/market-updates) [![note-pencil-light](https://www.shojin.co.uk/hubfs/shojin/icons/note-pencil-light.svg) ![note-pencil-hover](https://www.shojin.co.uk/hubfs/shojin/icons/note-pencil-hover.svg) Blog Stay up-to-date with news and views](https://www.shojin.co.uk/insights/tag/blog) Resources [![question-light](https://www.shojin.co.uk/hubfs/shojin/icons/question-light.svg) ![question-hover](https://www.shojin.co.uk/hubfs/shojin/icons/question-hover.svg) FAQs](https://www.shojin.co.uk/faqs) [![list-dashes-light](https://www.shojin.co.uk/hubfs/shojin/icons/list-dashes-light.svg) ![list-dashes-hover](https://www.shojin.co.uk/hubfs/shojin/icons/list-dashes-hover.svg) Glossary Learn and understand some of the terms we use in materials such as investment memorandums.](https://www.shojin.co.uk/glossary) [![video\_library\_FILL0\_wght100\_GRAD0\_opsz24](https://www.shojin.co.uk/hubfs/ICONS/New%20Icons/video_library_FILL0_wght100_GRAD0_opsz24.svg) ![Artboard 1](https://www.shojin.co.uk/hubfs/ICONS/New%20Icons/Artboard%201.svg) Video explainers Watch our short video FAQs](https://www.shojin.co.uk/video-faqs) Our company Shojin is an FCA-regulated fractional investing platform enabling global investors to build their wealth from UK-based real estate investment opportunities. [Contact us ![](https://www.shojin.co.uk/hubfs/shojin/icons/arrow-right-light-white.svg)![](https://www.shojin.co.uk/hubfs/shojin/icons/arrow-right-light.svg)](https://www.shojin.co.uk/company/contact-us) Learn more [![globe-light](https://www.shojin.co.uk/hubfs/shojin/icons/globe-light.svg) ![globe-hover](https://www.shojin.co.uk/hubfs/shojin/icons/globe-hover.svg) About us Our mission, vision and purpose](https://www.shojin.co.uk/company/about-us) [![users-three-light](https://www.shojin.co.uk/hubfs/shojin/icons/users-three-light.svg) ![user-three-hover](https://www.shojin.co.uk/hubfs/shojin/icons/user-three-hover.svg) Team We're an experienced team of real estate and investment professionals](https://shojin.co.uk/company/about-us#TEAM)   [![list-checks-light](https://www.shojin.co.uk/hubfs/shojin/icons/list-checks-light.svg) ![list-checks](https://www.shojin.co.uk/hubfs/shojin/icons/list-checks.svg) Careers Take your career to the next level](https://www.shojin.co.uk/company/careers) [![git-fork-light](https://www.shojin.co.uk/hubfs/shojin/icons/git-fork-light.svg) ![git-fork-light-1](https://www.shojin.co.uk/hubfs/shojin/icons/git-fork-light-1.svg) Partnerships Partner with us to increase access to real estate investing](https://www.shojin.co.uk/company/partnerships) [Blog](https://www.shojin.co.uk/insights/tag/blog) 3 min read # Filling the middle-market developer funding gap ![](https://www.shojin.co.uk/hubfs/Imported_Blog_Media/acd3db9b-b098-41ce-8ad5-20ef6cd7ec99.jpg) ![](https://www.shojin.co.uk/hubfs/Imported_Blog_Media/acd3db9b-b098-41ce-8ad5-20ef6cd7ec99.jpg)   Few areas within London symbolise the capital’s endless ability to reinvent itself better than King’s Cross.   The area around the station has, over the past 200 hundred years, played a wide variety of roles.  Initially an industrial heartland and one of London’s prime manufacturing locations, it gradually declined over the second half of the 20th century as these industries decayed and retreated.   By the 1990s, King’s Cross was a graveyard of abandoned warehouses and derelict factory sites.  Although this relative abundance of open, unused space did allow the area to make something of a name for itself as a clubbing hotspot hosting underground raves, it didn’t provide the basis for secure, long-term prosperity for the area or its residents.   However, things began to change in the late 1990s and early 2000s, mainly due to two key factors.   Firstly, the decision to move the Channel Tunnel Rail Link from Waterloo to King’s Cross brought fresh hope that the area could progress.  It was initially strong transport links that had brought industry to the area back in the 19th century, and so it is appropriate that the same theme has reoccurred in more recent times.   Secondly, the area benefited from a fantastic development partnership that brought together the right range of expertise, experience, and capital to unlock the area's true potential.   Formed in 2008, the development company behind this transformation is the King’s Cross Central Limited Partnership.  Work started soon after this, and today the development can boast that it has attracted a wide array of clients to the area.   Companies like Facebook and Universal Music have already moved into office space there, and Google’s new and highly ambitious ‘landscaped’ head office is currently under construction.  The picture below sourced from Ham&High shows an artist's impression of the final design next to the currently in progress architectural masterpiece.  ![](https://www.shojin.co.uk/hubfs/Imported_Blog_Media/9dd6291b-549e-4672-882c-ae499ac2f954.png "Image: https://cdn2.sharein.com/shojin/9dd6291b-549e-4672-882c-ae499ac2f954.png") **What can King’s Cross teach us about successful real estate investment?**   The redevelopment of King’s Cross is therefore the epitome of a successful large-scale real estate project.  It combined great vision and ambition together with adequate funding to make it happen.   However, that is not where the lessons end.   Today, the King’s Cross Central Limited Partnership is owned by Argent, one of the UK’s most successful commercial real estate companies, Hermes Investment Management, and Australian Super, Australia’s biggest pension fund.   As such, King’s Cross is a textbook example of a large-scale, highly lucrative real estate investment that is simply not on the table for ordinary middle-class investors to take advantage of.   Here at Shojin, starting to bring large-scale real estate investments within the reach of ordinary professionals is our mission – in this article we talk a little more about one specific way we do this.   **Introducing the middle-market funding gap**   As any business grows, it inevitably needs access to more capital.  This is especially true of developers, where capital requirements can rise more than proportionally as the physical scale of projects increases.  This can be thought of as a ‘funding gap’ that effectively prevents some developers from scaling up their projects.   According to our analysis of the market, there is in particular a funding gap for projects requiring between £1m to around £7m of [junior fundin](https://www.shojin.co.uk/our-products) [g](https://www.shojin.co.uk/our-products) and growing their business.    Senior funding, by comparison, is much easier to get.  The arrival of numerous private equity-backed challenger banks on the UK financial scene has meant a relative abundance of capital being deployed here.  This is a welcome development, as the many high street commercial banks have recently been less willing to invest in this space (or, in most cases, are incapable!)   **Too big for some sources of finance, not big enough for others**   These challenger banks have become much needed engines of productive investment in the real estate sector, but many developers still require junior funding in the form of equity.   This is a natural occurrence derived from the fact that as a developer's business grows, they move beyond some sources of small business finance – i.e. capital injections from friends and family – but are not just big enough to attract the attention of the bigger players.   Ironically, in today’s market it can often feel as though it is easier for a developer to raise £20m in equity than to raise £2m in equity.   The main outcome of this middle-market funding gap is that many viable and socially-desirable projects are left unfunded.  This shortage means that middle-market projects, which we term those with a cost of between roughly £10m and £50m, have a much higher profit margin.  This is a logical result of there being fewer developers operating in this space and chasing those middle-market deals due to the lack of available finance. **How is Shojin helping to fill the middle-market funding gap?** Here at Shojin we can’t promise that we’ll enable our investors to participate in global mega-deals such as the redevelopment of King’s Cross. However, as outlined above we have identified a discrete sector of the UK real estate market where we have developed a highly successful approach to real estate investment that we can share with our investors.  Importantly, this approach allows for a series of interlinked ‘wins’ to take place. In essence, by providing equity in the middle-market development space, we can leverage our own extensive property investment expertise to bring great returns to our investors, whilst also enabling fantastic regional developers to grow, and even helping to ensure that enough accommodation is built for future generations in the process. In particular, many of the projects we fund, such as city-centre apartments and purpose-built student accommodation, would in all likelihood not otherwise have been built due to how poorly served such middle-market developments have been. Wherever there is a social need that is going unfunded, there is not only a business opportunity but a chance to incrementally improve society along the way.  Today, Shojin is proud to bring a wide range of lucrative middle-market real estate investment opportunities to the broader market.   [Written by Shojin](https://www.shojin.co.uk/insights/author/shojin) Published 20 April 2022 Back to top![](https://www.shojin.co.uk/hubfs/shojin/icons/backto-top.png) Subscribe to newsletter Subscribe to receive the latest Shojin insights and resources to your inbox every week. #### Share this post - [![](https://www.shojin.co.uk/hubfs/shojin/icons/share-linkedin.svg)](http://www.linkedin.com/shareArticle?mini=true&url=https://www.shojin.co.uk/insights/news/filling-the-middle-market-developer-funding-gap) - [![](https://www.shojin.co.uk/hubfs/shojin/icons/share-facebook.svg)](https://www.facebook.com/sharer/sharer.php?u=https://www.shojin.co.uk/insights/news/filling-the-middle-market-developer-funding-gap) - [![](https://www.shojin.co.uk/hubfs/shojin/icons/share-twitter.svg)](http://twitter.com/intent/tweet?text=https://www.shojin.co.uk/insights/news/filling-the-middle-market-developer-funding-gap) - [![](https://www.shojin.co.uk/hubfs/shojin/icons/share-email.svg)](mailto:?subject=https://www.shojin.co.uk/insights/news/filling-the-middle-market-developer-funding-gap&body=https://www.shojin.co.uk/insights/news/filling-the-middle-market-developer-funding-gap) More in this series ## Similar insights you might like [View all](https://www.shojin.co.uk/insights) [![](https://www.shojin.co.uk/hs-fs/hubfs/73b81aef-0eda-4e69-956c-6fb88167d54a.jpg?quality=low&width=352&name=73b81aef-0eda-4e69-956c-6fb88167d54a.jpg)](https://www.shojin.co.uk/insights/navigating-uk-real-estate) [Blog](https://www.shojin.co.uk/insights/tag/blog) ### [Navigating UK real estate: Legal insights from Trowers & Hamlins Partners](https://www.shojin.co.uk/insights/navigating-uk-real-estate) [![](https://www.shojin.co.uk/hs-fs/hubfs/social-suggested-images/9f9a0de0-462a-48e7-9e3d-dbb8386591b5.jpg?width=352&name=9f9a0de0-462a-48e7-9e3d-dbb8386591b5.jpg)](https://www.shojin.co.uk/insights/video-anarock-partnership-launch-dubai) [Masterclasses](https://www.shojin.co.uk/insights/tag/masterclasses), [Blog](https://www.shojin.co.uk/insights/tag/blog) ### [Video - UK vs Dubai Real Estate: Anarock Partnership Launch](https://www.shojin.co.uk/insights/video-anarock-partnership-launch-dubai) [![](https://www.shojin.co.uk/hs-fs/hubfs/Imported_Blog_Media/05b04a95-35f9-4225-a663-b89ff7344044.jpg?width=352&name=05b04a95-35f9-4225-a663-b89ff7344044.jpg)](https://www.shojin.co.uk/insights/news/building-britain-series-social-mega-trends) [Blog](https://www.shojin.co.uk/insights/tag/blog) ### [Building Britain Series - Social mega trends](https://www.shojin.co.uk/insights/news/building-britain-series-social-mega-trends) [![](https://www.shojin.co.uk/hs-fs/hubfs/P1050310.jpg?width=352&name=P1050310.jpg)](https://www.shojin.co.uk/insights/video-update-westbrook-mills-surrey-april-24) [Blog](https://www.shojin.co.uk/insights/tag/blog) ### [Video Update: Westbrook Mills - Take a tour of Godalming, Surrey](https://www.shojin.co.uk/insights/video-update-westbrook-mills-surrey-april-24) [![Singapore-investment-forum---Mobile](https://www.shojin.co.uk/hs-fs/hubfs/Blog/Singapore%20investment%20forum%20-%20Desktop/Singapore-investment-forum---Mobile.jpg?width=352&name=Singapore-investment-forum---Mobile.jpg)](https://www.shojin.co.uk/insights/news/shojin-at-singapore-investment-solutions-forum) [Blog](https://www.shojin.co.uk/insights/tag/blog) ### [Singapore Investment Solutions Forum 2022](https://www.shojin.co.uk/insights/news/shojin-at-singapore-investment-solutions-forum) [![](https://www.shojin.co.uk/hs-fs/hubfs/Blog/SPECIAL%20REPORTS/Building%20Britain%20Series%20-%20Breaking%20it%20down/Building-Britain-Series---Breakin-it-down.jpg?width=352&name=Building-Britain-Series---Breakin-it-down.jpg)](https://www.shojin.co.uk/insights/news/building-britain-series-broken-down) [Market updates](https://www.shojin.co.uk/insights/tag/market-updates) ### [Building Britain Series - Breaking it down](https://www.shojin.co.uk/insights/news/building-britain-series-broken-down) In the previous article, we talked about how important online real estate investment platforms are.... 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Sign up for access to our expertly selected investment opportunities. Build your diversified property portfolio today. [Sign up ![](https://www.shojin.co.uk/hubfs/shojin/icons/arrow-right-light.svg)![](https://www.shojin.co.uk/hubfs/shojin/icons/arrow-right-light-white.svg)](https://portal.shojin.co.uk/user/register) ## Go further with Shojin ![key-light](https://www.shojin.co.uk/hubfs/shojin/icons/key-light.svg) 1. More opportunity No management fees. Smaller sums to take part. Lowered barriers for access. ![chalkboard-teacher-light](https://www.shojin.co.uk/hubfs/shojin/icons/chalkboard-teacher-light.svg) 2. Shared risk Shojin earns revenue based on the success of each project. We share in the risk and rewards together ![user-list-light](https://www.shojin.co.uk/hubfs/shojin/icons/user-list-light.svg) 3. Knowledge We use our thorough due diligence and expertise to ensure the best outcome – and you’re not left out the loop. ![line-segments-light](https://www.shojin.co.uk/hubfs/shojin/icons/line-segments-light.svg) 4. Wealth You get paid out before we do. 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The risks involved will vary by project types, so please make sure you have read and understood the specific risks associated with the investment. Investments made on this website should only be made as part of a diversified investment portfolio. For more details, see the Key Risks. Projections or estimated returns are not a reliable indicator of actual future performance and eventual returns or dividends may be lower than predicted. Information presented on this website is for guidance purposes only and does not constitute financial advice. If you are unsure of the suitability of an investment, please contact your financial adviser for professional advice. Shojin is a trading name of Shojin Financial Services Limited. This website is a financial promotion approved by Shojin Financial Services Limited which is authorised and regulated by the Financial Conduct Authority (FRN: 716765) (see [www.fca.org.uk/register](https://www.fca.org.uk/firms/financial-services-register) for more information). Companies that issue investments on this platform, including bonds issued by Shojin entities, are not themselves regulated by the Financial Conduct Authority and investments made on this site are not covered by the Financial Services Compensation Scheme. The investment opportunities listed on this website are not offers to the public and can only be entered into by certain types of investors who have satisfied certain investment criteria. 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