Review Time
Previously You will have seen my sister review of why I could not Invest in any development Project via the Shojin Platform that is Owned and managed by Shojin Property Partners Ltd, why I could not partner with Shojin to efficiently arrange and provide full funding capital stack development Whole Development Loans to Developers I establish have funding need and why critically I could not in all good conscience could not suggest to my immediate family, my extended family, friends, Global Eigthdoor Connections and substantial Linkedin Communities that they should invest in projects and their sponsors via the Shojin Platform that is still currently run and operated by Shojin Property Partners Ltd.
In this review I will be explaining and informing why I could not Invest in Shojin Fundraise B in 2023. I believe my rogorous scrutiny of the Associated Investor Deck has reaped dividends because I refused to invest in "Fundraise B" .
Others who did Invest because they did not understand the Investor Deck and/or the What they were Investing in and who did not understand that Shojin did not fully understand what is was doing and how to attain what it sought to as stated in the Investor Deck might not have been so lucky as me.
This is a warning to all Global Investors not just those who have invested in Shojin and may be requested to Invest in Shojin Again in the future to delay the inevitable.
The IPO was scheduled for 2026. That has not been realized. [I knew it would not happen because of the flaws in the Investor Deck]
The Projected Number of Loans for 2026 has not been realized. [ I knew that projection would never be reached]
The Valuation stated at point of projected IPO in 2026 was not based in reality and/or had zero substance and credibility.
Based on that and despite the best endeavours of Shojin Property Partners Ltd to get me to invest I had to resist the temptation and stand my ground and not Invest.
How could I make my modest investment in Shojin when I knew the outcome of the Company and its Platform.
If you have invested in Shojin and you have already invested in it or the projects listed on it a meet up to discuss related matters is a possibility.
As an Investor who has already Invested maybe you should consider legal avenues open to you as an independent Investor or with your Co-Investors in Shojin and/or the projects Listed on it.
The validity of any future Legal Action would have to be tested and I never Invested in any of the Projects or Shojin itself because the Investment Opportunities were far to risky for my Liking, so I cannot be party to related matters.
In conclusion, No UK or Global Investor should Invest in Shojin or any Projects listed on it, at least not unless
everything is revised to ensure there is reduced and acceptable risk to global investors who invest in it and on projects listed on it going forward.
A complete turnaround is needed to safeguard all global investors who invest in the platform and/or in the projects of the sponsors who proceed with Shojin.
Possibly its to late for such a turnaround.
Advisory: Proceed with Extreme Caution and Please spend more time reflecting and pondering "Risk Warnings" of Shojin and all Global companies you may invest in or projects you may invest in via Shojin or Effective Global Platforms.
Best of Luck with your past Investments and future ones.
Noel Groves.
I’ve recently had a Shojin investment exit, it paid out on time and delivered the returns I was expecting when I first invested. When I invest with Shojin, I always keep in mind that the higher projected returns come with higher risk and potential repayment delays, these are long term gigs. Property-backed loans, especially those at the top of a capital stack, don’t always run perfectly to schedule, delays can happen for variety of reasons, so you need to keep that in mind. What I have learned about the team at Shojin is that no matter how difficult the news is, you are kept up to date with progress and what action is being taken to preserve investors capital and interest, keep up the good work.
Delay delay and delay over 2 year .....I have invested 2 projects. Very bad experience Projected Exit Date"N/A - unknown at this stage but we are anticipating that there will be a capital loss."I expected it go to zero.
12 investments made with Shojin 3-4 years ago. Shojin stated the terms of these investments were typically around 18 months.Results to date:6 complete write-offs 4 not paid back 2 paid backOf the 6 that Shojin have thusfar declared as write-offs, that means a total loss of my (and other investors) capital and not a cent in accrued interest paid.Of the 4 that have not paid back yet, I am quietly hoping 1 may eventually return my principal, but the other 3 will also probably be declared as write-offs by Shojin sooner or later. All 4 are long overdue and suffering problems with their construction, have gone into receivership etc.As you can see from my stats, investing with Shojin has proven to be a disasterous decision, with a hefty loss of my family's life savings. I rue getting sucked in by Shojin and giving the rascals my money.The reason Shojin have chosen not to publish investor statistics like most of their competitors is because they know that revealing the truth that most investors have lost most of their capital on Shojin investments - numerous millions of pounds of losses in total - will mean it's game over for their business. Therefore, they continue to give the completely false impression that things are running hunky dory.
Have done 4 investments with this platform since a year and a half and 3 of them have extended payout dates and looking in red. I am concerned about the due diligence done on the projects. The 4th investment is due for payout early next year, hopefully it will be as per schedule. I will not be investing any more, on this platform, until I get back my investments. Will update to share knowledge, if things get better. Hoping I can get my investments back, even if delayed. Not happy with the updates from Shojin.
The following letter was sent to Shojin, with no meaningful response from Shojin. A trainee acknowledged the complaint. Now off to the FCA, then undoubtedly the FCO and my own legal guys. There is something very, very wrong that these guys can be regulated. If you're in a similar position, feel free to find me, as a class action is always more effective. To be clear, I do business with the proper operators in this field, and understand debt lending alongside shady operators.Dear Sir/Madam,I write on behalf of Hakuna Matata Ltd in relation to our investment in Shojin Westbrook Mills Limited.This is a formal complaint about Shojin’s proposal to replace the original fixed-interest bond with a new equity/profit-share structure and to make repayment of our capital (let alone interest) contingent on funds raised from new investors. We consider this a coercive and unjust approach that prejudices original bondholders and appears designed to generate incremental fees for Shojin at our expense.What we were sold and subsequently toldUnder the original Investment Memorandum, investors were to receive a fixed return of 12–16% p.a., with 100% of interest paid on maturity alongside capital for the “rolled-up interest” option. The term is 24 months from drawdown. Your Q1 2024 investor update explicitly reaffirmed: “Your investment is in the rolled-up interest tranche and your funds have been accruing interest at the expected rate, with all interest and capital scheduled to be paid upon maturity.” It also reiterated the 29 June 2025 exit date and noted a 3% p.a. uplift since 01/08/23. What Shojin is now proposingIn your “Action Required” notice, you ask bondholders to approve amendments to “replace the fixed interest previously provided to investors” with a profit-share structure and to amend the term accordingly, with the result binding on all bondholders by majority-in-value. If passed, investors must choose either to exit with capital only or to roll capital into the new raise to recover both capital and accrued interest—and you state that repayment of capital depends on money raised from new investors. The new equity IM sets out a profit-participation bond paying 90% of net profit, with Shojin fees of 2% p.a. plus 10% profit share, and even labels part of the capital stack as “Profit / Interest recovery”—which suggests previously owed interest is to be treated as an equity-style recovery rather than honoured under the bond. Why this is unacceptableExpectation and reliance: You repeatedly represented that rolled-up interest accrues and is payable at maturity with capital. Altering this ex post via a majority vote, and conditioning even capital repayment on a new fundraise, is materially different from the bargain we entered. Conflict and fee extraction: The new structure introduces equity-style fees (2% p.a. + 10% carry) and a profit-share mechanic, transferring performance risk to original bondholders while enhancing Shojin’s economics. Use of security and recoveries: You state Shojin enforced security over the site; however, instead of applying recoveries to discharge accrued interest under the bond, you are proposing to re-characterise outcomes through a profit-share vehicle, with “Profit / Interest recovery” embedded in the equity stack. This appears to sacrifice bondholders’ contractual position to manufacture a new, fee-bearing product. Our position and requested remedyHakuna Matata rejects any amendment that extinguishes or defers our accrued contractual interest or makes capital repayment contingent upon a fresh equity raise.We require written confirmation within 7 business days that Shojin will:Honour the bond terms by recognising and paying accrued rolled-up interest (including the 3% p.a. uplift from 01/08/23) at or before maturity, andRepay capital independent of new money raised, applying all proceeds from security enforcement in accordance with the original debt waterfall and bond documentation. Please also confirm our formal complaint reference, your Responsible Officer, and the timelines for your final response under your complaints policy.Absent satisfactory confirmation, we will escalate this complaint to the FCA and consider all available remedies.Yours faithfully,Symon MeikleFor and on behalf of ...... Ltd
My experience with Sojin Property Partners has been nothing short of disastrous.They were the original freeholder when Wrights were the developer of my building, and their handling of a serious, long-standing roof leak was appalling.From the very start, the defect was reported multiple times, yet Sojin failed to commission a proper, qualified repair. Instead, they allowed the developer’s own team to carry out ineffective patch jobs that inevitably failed — leaving the problem to drag on for years.During their management they: • Failed to resolve major structural defects affecting multiple homes. • Ignored their repairing obligations under the lease. • Failed to communicate openly with leaseholders.When ownership changed, they simply passed the problem along, leaving residents to face the costly and disruptive consequences of their inaction.If you value your home, your money, and your peace of mind, steer well clear of any property connected to Sojin Property Partners.
I decided to try Shojin and invested in the Glasgow Hilton project in 2022...now I can understand losing a % of your capital on a failed project but 100%(which is likely from the Q2 2025 update) is just a complete failure in my book. I will not be investing again if this happens
A great tech-enabled way to diversify and invest in real estate development projects from small min. investments through a variety of exposure types (debt and equity) through IFISA and non-ISA methods. It has been great to invest in projects which have been vetted by an experienced Shojin and then updated upon with professionalism on a quarterly basisI'd highly recommend Shojin as an alternative for the traditional investments with options for various risk profile investors
Shojin has exceeded my expectations as an investment platform. The attractive rates of return and the ability to diversify across different property projects make it a great option for investors. I recently had 3 projects repay which has been great. Looking forward to more opportunities with Shojin!
Claim your business profile now and gain access to all features and respond to customer reviews.
Shojin is an FCA-regulated fractional investing platform enabling global investors to build their wealth from UK-based real estate investment opportunities.
Shojin strives to make real estate investing more fair, accessible and transparent to everyone by simplifying and lowering the barriers for investing in institutional-grade opportunities previously only accessible to the ultra wealthy.
Investors can fund mid-tier real estate developments through Shojin’s digital platform with as little as £1,000, and access educational resources along with both self-guided and concierge services to manage their wealth.
Real estate developers and their intermediaries partner with Shojin to access a reliable source of development finance and thrive with Shojin’s deep real estate expertise.
See more
simplyadverse.co.uk
realfunded.com
ifxbrokers.com
oportun.com
autoclaimspecialists.com
ourbranch.com
housejet.com
mybnbaccelerator.com
money.com.au
myloan.co.za
