Invest & Fund Review
Invest & Fund has stopped providing the data and access needed for a risk assessment and the evidence points to a shift away from peer-to-peer lending.
Invest & Funds accounts are unrated.
The standard account and the IFISA have been paying 6.75%, according to Invest & Fund.
Visit Invest & Fund or keep reading the Invest & Fund Review.
What is Invest & Fund?
Invest & Fund offers you residential bridging and development lending, usually between £500,000 and £3.5 million per loan, although it has topped £6 million. The planned terms are usually 18 months or less, sometimes reaching 24 months.
When did Invest & Fund start?
Invest & Fund started doing P2P property loans in 2015. Total lending is now £460 million.
What interesting or unique points does Invest & Fund have?
At least up to loans approved in early 2024, the risk profile of the loans was exceptional, with virtually no loans going even a little bit later than planned.
Invest & Fund review: how good are its loans?
Invest & Fund focuses entirely on residential properties, which makes it easier to assess loans and build further on the experience of Invest & Fund’s people. It also lowers the risks when compared to commercial property (shops, offices and such), which is intrinsically riskier.
Up until May 2025, the highest ever approved senior development loan size compared to the expected sale price of the completed development was 75%. This limit was breached for a few junior loans, but those are relatively rare.
The highest ever loan size compared to the property value on Invest & Fund’s bridging loans reached 86%. This is on the high side for these short-term property loans, although it’s usually 75% or less.
Since May 2025, we have not received any data or information, so we no longer know what standards Invest & Fund are keeping on any of its loans, nor what the average amounts lent are versus the property prices.
Invest & Fund junior loans pay higher interest rates to lenders. Junior loans rank behind other loans if a borrower is unable to repay and the property has to be sold. Therefore they usually come with substantially higher risks of large losses in the event of the loans turning bad.
Tracking to see whether old loans have been rolled into new ones is important for seeing that loans remain high quality, that lending standards are being maintained, and that bad debts aren’t being hidden till a later date. Historically, Invest & Fund refinanced few loans in this way, but we’re no longer able to keep watch.
How much experience do Invest & Fund’s key people have?
In previous updates to the Invest & Fund Review, I noted that I was satisfied with the breadth of experience in property lending and risk analysis.
4thWay’s extensive research and interviews with the Invest & Fund team has shown many decades of relevant experience between them, including at a senior level at major banks.
While interviews are likely off the table for the foreseeable future as Invest & Fund focuses elsewhere, it usually takes a while for teams to change so this is probably still true today.
Invest & Fund review: lending processes
When I was last able to look into this, Invest & Fund had high-quality processes for checking these kinds of loans, looking into the borrowers themselves, financial accounts, the development sales plan, any important contractors, and proof that previous, similar developments were completed as expected.
The property was always physically inspected, which is not the case at all P2P lending companies. It ensures better and more consistent standards, lowering the risk of suffering a loss.
Invest & Fund, up to early 2025 at least, avoided areas where the property market was widely considered to be over-heated, such as central London.
Invest & Fund’s borrower- and development-monitoring practices were equally top-notch and comprehensive.
A development is not fully funded by Invest & Fund lenders in advance, and then drawn down by the borrower. As and when each tranche of the development loan is required, Invest & Fund asks individual lenders to fund it.
While that is normal, it’s not ideal, as it means that potentially a development might go wrong if lenders suddenly withdraw from lending.
Very critical for these kinds of loans, Invest & Fund has historically demonstrated that it takes action quickly if a loan shows even small signs of having any issues. It has suitable processes in place to deal with the recovery of bad debt.
How good are Invest & Fund’s interest rates, bad debts and margin of safety?
It doesn’t seem likely that Invest & Fund has gone from being very attractive for lenders to a bad place for your money in the space of six months.
However, Invest & Fund has not provided sufficient data for over half a year and it rarely responds to our queries. Without that, it’s not possible to continue to scrutinise the risks and margin of safety. Or even to assess returns.
As a result, it has lost its 4thWay PLUS Rating as of November 2025 and I can’t comment on the risk-reward balance, or conduct our standard banking tests to see whether lenders can expect to make money during a severe recession and major property crash combo.
Its website refers to the “average loan yield” having been 6.75%, which is presumably its lending rates after fees. I do think though that seems too low to me based on the data it last provided. Lenders using its ordinary lending account and its IFISA receive the same rate and pay the same lending fees.
When loans have any specific issues counter to the loan agreement, Invest & Fund has been paying lenders closing on double the standard lending rate to compensate for the increased risk, as you earn an additional six percentage points. It’s good to see that lenders are paid substantial penalty interest, which is not always the case.
Has Invest & Fund provided enough information to assess the risks?
Invest & Fund doesn’t provide sufficient information, data or access to 4thWay for us assess the risks.
Historically, the information on its public website for individual lenders sometimes got out-of-date.
Is Invest & Fund profitable?
Invest & Fund made its first, modest profit of nearly £100,000 in its financial year to March 2025. Its revenue has sextupled since 2020 to nearly £4 million. It has more than enough cash to keep going, according to its latest filed accounts.
What can you tell me about Invest & Fund’s cybersecurity?
Invest & Fund’s website technology is up-to-date, doesn’t appear to have malware and is showing as clean by Google Sage Browsing, McAfee and Yandex. The website is secure and carries a valid security certificate, helping to protect you when you supply your personal data.
That assessment is not based on a full attempt to hack into the website, but rather on broader scans from our security provider Sucuri, which is less precise.
Invest & Fund is automatically monitoring for hacking and malware activity, and it has a firewall in place to prevent hacks.
Is Invest & Fund a good investment?
I said “Yes” to that question in the first half of 2025 and I doubt that has changed now.
But, as the months tick by, and as my knowledge of its business and loans becomes more outdated, that opinion will gradually become less relevant and less reliable.
Furthermore, ever since 4thWay started, we have said:
“Treat buried information as if there’s a reason, missing or ambiguous information as if it contains bad news, and decreased information as if it contains worse news.”
From 4thWay’s 10 P2P Investing Principles.
As always, the same applies here.
What is Invest & Fund’s minimum lending amount and how many loans can I lend in?
The minimum you can put into Invest & Fund is £2,500.
No more than 10% of the money you put into Invest & Fund can ever be put into a single loan, even if there are not currently enough loans available.
While this could mean some money remains unlent a little longer, it’s responsible from Invest & Fund, considering that with many providers you can theoretically pile all your money into one loan.
The minimum that you can lend in a single loan is £250.
Most lenders usually have their money lent and diversified automatically. You can select loans for yourself if you’re a self-certified sophisticated lender, high-net worth investor, elective professional lender or per se professional lender.
Last year the volume and size of loans was quite low while Invest & Fund built up its institutional lenders (such as banks). While it’s normal for quality asset classes to have a blend of individuals and institutions putting their money in, it slowed things down.
We were told we should see signs of it picking up in the data and indeed the first couple of months in 2025 were much busier. However:
The limited evidence I can now piece together suggests that lenders should prepare for the possibility that Invest & Fund is looking very much to change direction into institutional lending – shifting away from asking individuals to fund loans through its online platform.
Does Invest & Fund have an IFISA?
Invest & Fund’s account is available as an IFISA.
Can I sell Invest & Fund loans to exit early?
Yes, you can sell your loans to other lenders for a fee of 0.25%.
Thank you for reading the Invest & Fund Review! Visit Invest & Fund.
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The 4thWay® PLUS Ratings are calculations developed by professional risk modellers (someone who models risks for the banks), experienced investors and a debt specialist from one of the major consultancy firms. They measure the interest you earn against the risk of suffering losses from borrowers being unable to repay their loans in scenarios up to a serious recession and a major property crash. The ratings assume you spread your money across hundreds or thousands of loans, and continue lending until all your loans are repaid. They assume you lend across 6-12 rated P2P lending accounts or IFISAs, and measure your overall performance across all of them, not against individual performances.
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