Frequently asked investor questions

We are not authorised by the Financial Conduct Authority. Because of that, detailed deal information and any financial promotion can only be shown to people who self-certify as a High Net Worth, Sophisticated or Restricted investor under the Financial Promotion Order 2005.

Before you certify you can browse the site, read the strategy pages and see a short teaser for each opportunity — location district, strategy and headline narrative. Purchase prices, valuations, yields, cashflow and return figures stay hidden until certification is complete.

You complete the short eligibility statement on an investor page. We record the category you certified in, the individual statements you confirmed, the date and time, and a hashed record of the device used, so there is a clear audit trail on both sides.

The check is verified on our server, not just in your browser, so figures cannot be revealed by tampering with the page. Certifications last 12 months and then need renewing, which is the standard approach for this exemption.

£5,000. Deal-specific terms, structures and timelines are shared with eligible investors once certification and onboarding are complete.

Yes — we work with overseas investors, and a large share of our readership is international. Additional identity, source-of-funds and, where relevant, non-resident tax considerations apply. Our guide to investing in UK property from overseas walks through the process, and the 2% non-resident stamp duty surcharge is covered in the tax article.

Full customer due diligence under the Money Laundering Regulations 2017: photo ID, proof of address, and evidence of source of funds and source of wealth. Company and trust investors also provide incorporation documents and beneficial-ownership details.

Proinvestos Ltd operates AML policies, due diligence and record-keeping procedures under MLR 2017 and has submitted its HMRC supervision application. ICO registration is ZB952379.

Before any specific property is introduced: a Non-Disclosure Agreement (Document 16) and a Non-Circumvention, Non-Disclosure agreement (Document 17). Where a sourcing fee applies, a Sourcing / Introducer Fee Agreement (Document 10) is also issued.

Deal-specific packs then follow the checklist for that strategy — a buy-refurbish-refinance, HMO, flip, rent-to-rent or serviced-accommodation deal each require a different set of supporting documents.

Yes. Once you are certified, your document pack is issued to a private signing link. You read each document in full, type your name as signature and confirm the declaration. We store the document version, the timestamp, your typed signature, a hashed IP address and the browser used.

If you certified previously and did not receive a link, simply revisit a gated investor page while signed in on the same certification — the signing link is restored automatically.

Certification and signing are immediate. Identity and source-of-funds verification usually completes within a few working days, depending on how quickly documents come back and whether a company or trust is involved. You can follow progress at any point on the application tracker.

No. Every figure we publish is a target or a projection based on the assumptions stated on that deal page, and it is labelled as such. Property values, rents, occupancy, interest rates, build costs and timelines all move. You should be prepared to lose all the money you invest.

Each deal shows its own workings. Rental deals set out purchase price, refurbishment, all-in cost, gross and net rent, gross yield, the refinance valuation and loan-to-value, money left in and the return on that money. Flip and title-split deals show a profit-based breakdown instead: purchase, costs, end value, profit and return on cash.

We underwrite rents at the conservative end of the achievable range, include finance and holding costs, and carry a contingency on refurbishment. Where two valuations exist we publish the lower one as the working figure and show the upside separately.

These investments are illiquid and high risk. They are not covered by the Financial Services Compensation Scheme and are not eligible for referral to the Financial Ombudsman Service. Exits can take longer than planned, refinance valuations can come in short, and rental income can be interrupted. Read the full risk warning before committing to anything.

Proinvestos Ltd does not hold client money. Funds pass through a regulated solicitor's client account. Client Money Protection is in application; the current status is always stated in the site footer.

On sourced deals we charge a sourcing fee, set out in writing in the Sourcing / Introducer Fee Agreement before you commit to anything. The amount, trigger point and payment terms are disclosed in that agreement — there are no fees that appear later in the process.

Property services such as photography, floor plans, accompanied viewings and inspections are priced separately and delivered by TP Property Services, a trade name of Toooc Property Management Limited.

A reservation fee of £500 takes a deal off the market while you complete your due diligence. Once paid, the opportunity is marked as reserved on the site and we stop taking new reservations on it.

It is refundable if an objective due-diligence problem emerges — a legal or title defect, a materially adverse survey finding, or a valuation shortfall against the figures presented. It is not refundable if you simply change your mind or withdraw for your own reasons. The exact terms are stated before you pay.

No. Certification, identity checks, document signing and access to deal figures cost nothing.

On a live project you receive a written update at each agreed milestone — exchange, completion, refurbishment start, practical completion, valuation, refinance or sale — plus a scheduled progress note between milestones. Anything material, such as a cost overrun or a timeline slip, is reported as it happens rather than held back to the next update.

For general market and legislative news, including Renters' Rights Act changes and Budget measures, the monthly market note goes out to subscribers.

Progress against plan, spend against budget, revised timeline, any variations or issues found, and the current view on the exit. Photographs are included at refurbishment stages. Numbers are restated against the original underwriting so you can see the drift, not just the headline.

Title and tenure review, local comparable evidence for both sold prices and achievable rents or nightly rates, refurbishment costing with contingency, planning and licensing position (including HMO licensing and article 4 checks where relevant), and a finance and exit test. Photographs are our own, taken on site and stripped of location metadata before publication.

We never publish street addresses — only the town and postcode district — so a listed property is not identifiable to the wider market before terms are agreed.

Yes, and we expect you to. You should instruct your own solicitor, and your own surveyor or valuer, and take independent tax advice. We will provide the underlying documents, comparables and costings so your advisers can test our assumptions.

Raise it with us first at invest@vestosproperty.co.uk and we will respond in line with our published complaints procedure. If we cannot resolve it, the matter can be escalated to the Property Redress Scheme (membership PRS053555).