Loan Performance
To help you manage your risk, the table below shows the performance our our loans, split into Property Development Loans (PDLs) and Business Loans. Data updated annually.
Outcome Statement
In addition, we have provided an Outcome Statement:
Outcome Statement 2026
The outcome statement meets the FCA requirements for loan data and differs from our loan perfomance data below. In particular, the definition of default in the outcome statement is for payments more than 180 days late rather than when there is an enforcement of security, the % of number of loans in default rather than the % amount lent in default and the annual period is aligned to Crowdstacker's financial year end (YE 31st March) rather than per calendar year.
Property Development Loans
The table below shows yearly performance metrics for our Property Development Loan portfolio, by origination year. Non-commenced loans (facilities that did not proceed) are excluded from all calculations.
| 2021 | 2022 | 2023 | 2024 | 2025 | All PDLs | |
|---|---|---|---|---|---|---|
| Portfolio Composition | ||||||
| Total active loans (excl cancelled) | 3 | 15 | 9 | 12 | 8 | 47 |
| Capital deployed | £1,218,186 | £4,825,940 | £3,302,436 | £3,367,255 | £1,902,496 | £14,616,313 |
| Loan Outcomes | ||||||
| Repaid on time | 1 (33.3%) | 1 (5.6%) | 0 (0.0%) | 1 (8.3%) | 1 (12.5%) | 4 (8.5%) |
| Extended then fully repaid | 1 (33.3%) | 9 (60.0%) | 1 (11.1%) | 2 (16.6%) | 0 (0.0%) | 13 (27.7%) |
| Repaid (pre-commencement) | 0 | 4 | 0 | 3 | 2 | 9 |
| Extended (still open) | 0 (0.0%) | 1 (6.67%) | 8 (89.9%) | 3 (25.0%) | 0 (0.0%) | 12 (25.5%) |
| Performing | 0 | 0 | 0 | 2 | 5 | 7 |
| Default | 1 (33.3%) | 0 (0.0%) | 0 (0.0%) | 1 (8.3%) | 0 (0.0%) | 2 (4.3%) |
| Extension Analysis | ||||||
| Avg extension overrun (months) | 1.5 | 7.5 | 15.2 | 5.6 | n/a | 9.6 |
| Capital loss from extensions | £0 | £0 | £0 | £0 | £0 | £0 |
| Return on extended-then-repaid | 14.40% | 16.70% | 21.20% | 14.60% | n/a | 16.60% |
| Key Rates | ||||||
| Default rate | 33.30% | 0.00% | 0.00% | 8.30% | 0.00% | 4.30% |
| Realised capital loss rate | 53.36% | 0.00% | 0.00% | 8.61% | 0.00% | 6.43% |
| Timing | ||||||
| Avg time to full repayment (months) | 13.0 | 17.1 | 10.6 | 10.7 | 12.7 | 14.8 |
| Returns | ||||||
| Total returns (£) | £41,914 | £547,918 | £257,395 | £402,580 | £174,779 | £1,424,585 |
| Weighted investor return | 3.44% | 11.35% | 7.79% | 12.00% | 9.19% | 9.75% |
Notes:
- Repaid on time: actual repayment within 30 days of planned date (where planned date available).
- Extended then fully repaid: repaid after planned date, with full capital + interest returned.
- Repaid (pre-commencement): closed loans before commencement (non-commenced).
- Non-commenced loans (8 total) are excluded from all calculations — these facilities did not proceed.
- Default exposure: Mongeham Road (£650k, 2021), Esplanade Gardens (£290k, 2023) — both in administration.
- All 4 extended-then-repaid loans returned full capital plus above-average interest.
Business Loans
Returns Performance
| 2015 | 2016 | 2017 | 2018 | 2019 | 2020 | 2021 | 2022 | 2023 | 2024 | ||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Amount lent (£) | £2,717,011 | £15,394,001 | £17,098,310 | £19,101,624 | £4,617,517 | £4,393,301 | £1,243,075 | £1,762,433 | £644,720 | £0 | |||||||||
| Actual annual return | 6.15% | -35.81%* | -47.42%* | -2.76%* | 6.75% | 7.30% | 7.30% | -93.26%* | -75.62%* | 0.00% | |||||||||
| Actual annual return to date of loans in origination year (%, after fees and bad debts). | |||||||||||||||||||
| Estimated annual return | 5.15% | 5.13% | 5.54% | 5.70% | 5.75% | 6.30% | 6.30% | 5.74% | 7.82% | 0.00% | |||||||||
| Estimated annual return (after fees and estimated lifetime bad debt rate). | |||||||||||||||||||
| Realised Principal | 100.00% | 100.00% | 100.00% | 78.76% | 100.00% | 45.03% | 100.00% | 0.00% | 0.00% | 0.00% | |||||||||
| Realised % (principal repaid excluding bad debts). | |||||||||||||||||||
| Gross annual interest rate | 6.65% | 6.63% | 7.04% | 7.20% | 7.25% | 7.80% | 7.80% | 7.24% | 9.32% | 0.00% | |||||||||
| Gross annual interest rate (paid by borrower). | |||||||||||||||||||
Bad Debt Rates
| 2015 | 2016 | 2017 | 2018 | 2019 | 2020 | 2021 | 2022 | 2023 | 2024 | ||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Actual arrears as % of outstanding balances | 0.00% | 0.00% | 0.00% | 19.20% | 0.00% | 0.00% | 0.00% | 0.00% | 0.00% | 0.00% | |||||||||
|
Total amount of payments more than 90 days late but not defaulted, as a percentage of all outstanding balances from loans made in a calendar year. |
|||||||||||||||||||
| Actual lifetime of bad debt rate | 0.00% | 41.94%* | 53.96%* | 9.46%* | 0.00% | 0.00% | 0.00% | 100.00%* | 84.44%* | 0.00% | |||||||||
| Total bad debt (defaults less actual recoveries) over the lifetime of the loans as a percentage of the amount lent in a calendar year (NB this is not an annualised number). | |||||||||||||||||||
| Estimated lifetime bad debt rate* | 1.00% | 1.00% | 1.00% | 1.00% | 1.00% | 1.00% | 1.00% | 1.00% | 1.00% | 1.00% | |||||||||
| Estimated lifetime bad debt rate (defaults less recoveries) as a percentage of amount lent in a calendar year at origination. | |||||||||||||||||||
Please note: there are four Business Loans in administration that were originated primarily in 2016, 2017 and 2022, currently these loans are defined as bad debt but we expect recoveries that will improve the actual return and bad debt rate in due course.
*Expected bad debt rate at origination (as a % of amount lent in the calendar year of the loan). The estimated lifetime bad debt rate has been estimated using data from Creditsafe, including the historical amounts of bad debts experienced in similar businesses. It considers the probability of default and recovery rate.
As a prudent measure, this will be a minimum of 1%.
Past performance does not guarantee future performance.