Invest in a multi-property bond and earn 4.5% to 6% p.a.

You could lose all of your money invested in these products. 

These are high-risk investments and are much riskier than a savings account. 


£103 million

has been committed in loans by our experienced property team.



is the estimated loan-to-gross-development value of the portfolio as at 2 January 2020. This should not exceed 70%.


1-3 years

a choice of investment terms.

About this investment

Downing Development Finance (DDF) was set up in 2017 at a time when banks were continuing to limit development finance for small and medium-sized enterprises (SMEs). DDF and its subsidiary Downing Development Lending Ltd make secured loans to residential property developers, property development companies and trading businesses looking to build new, or alter existing, premises. 


Examples of property developments and bridging loans funded by DDF:

1. JC Gill Developments Limited, Great Barford

A £2.7 million bridging loan assisted with the acquisition of a 2.5 hectare development site with planning for 81 residential units.

2. Abode Holdings Limited, Poynton

£1.9 million was lent to support the development of four detached houses in Poynton, Cheshire. 

3. 12 Harrowdene Limited, London

A £2.5 million loan was given to an experienced developer to aid the construction of six flats and two houses in Wembley, London.


Your investment options

Open for investment

1 year

4.5% p.a.

Fixed rate interest

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Open for investment

2 years

5.5% p.a.

Fixed rate interest

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Open for investment

3 years

6.0% p.a.

Fixed rate interest

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What do I need to know before investing?

  • What loans have been issued?

    As at 2 January 2020

    PostcodeTypeTotal committed amountLoan termEstimated LTGDV
    1BT7Residential £10,607,53626 months*66%
    2TA9Residential£8,701,88918 months68%
    3KT5Residential£7,171,71721 months68%
    4TW15Residential  £6,829,08218 months68%
    5AL5Residential£5,316,32724 months67%
    67RBResidential£4,701,92024 months68%
    7GL4Residential£4,285,91818 months68%
    8E9Residential£3,556,85327 months*67%
    9TW12Residential£3,234,13818 months60%
    10GL5Residential£3,248,28724 months63%
    11SW19Residential£2,929,69124 months55%
    12WF9Residential£2,751,26918 months63%
    13ME17Residential£2,097,22220 months65%
    14OX10Residential£2,780,61218 months65%
    15L23Residential£2,606,45018 months*72%
    16TW15Residential£2,283,65418 months60%
    17SW16Residential£2,142,85718 months62%
    18CR5Residential£2,140,57118 months61%
    19HP6Residential£1,961,80518 months60%
    20CR7Residential£1,808,77818 months64%
    21KT2Residential£1,791,87818 months58%
    22DL17Residential£1,673,46915 months66%
    23TQ7Residential£1,649,48518 months68%
    24SK12Residential£1,566,32718 months67%
    25LU5Residential£1,493,87818 months64%
    26OX14Residential£1,536,26724 months62%
    272JTResidential£1,503,68518 months60%
    284HRResidential£1,412,24518 months60%
    29LU2Residential£1,336,73518 months40%
    30KT15Residential£1,326,53118 months67%
    31SG4Residential£1,194,97515 months67%
    32LU1 Residential£1,151,47810 months61%
    33KT12Residential£1,142,85712 months67%
    34LU4Residential£1,020,40818 months67%
    35L23Residential£707,07118 months69%
    36TS21Residential£561,2249 months65%
    37LU1Residential£466,8376 months48%
    38HP27Residential£456,85312 months67%

    Total loanbook committed amount£103,247,779
    Weighted average LTGDV64.9%
    Weighted average borrower interest rate9.00%

    *loan extension granted

  • Why should I invest in property debt?
    • We believe investments in property debt can produce relatively stable and predictable returns.
    • You can broaden your portfolio to reduce exposure to investments such as shares that are directly affected by the ups and downs of the stock market.
    • Loans backed by property can be seen as lower risk and less volatile than non asset-backed investments. 
    • Property loans are backed by bricks and mortar or land, which can maximise recovery prospects if the borrower can't repay the loan.
    • There is £3 million of equity committed to DDF. This equity sits in a first-loss position and aims to provide a buffer for bondholders in the event of a fall in the value of the loan book.
  • What are the risks?

    As with all investments, investing in DDF has risks that you should be aware of and comfortable with before you invest.

    • Your capital is at risk and returns are not guaranteed.
    • Investing in smaller companies will normally involve greater risk compared to investing in larger, more established companies.
    • The past performance of DDF is not a reliable indicator of its future results.
    • The issuer may not generate enough money to pay the loan interest on the bond.
    • Other parties have equal-ranking security over the assets of DDF, therefore assets available to satisfy the claims of bondholders in the event of a default may be divided and all capital may not be recovered.
    • The borrowers may suffer from cost overruns or delay, which may impact their ability to service and repay their loan.
    • DDF lends to UK borrowers in the property sector.  A material downturn in property prices would affect borrowers' ability to repay loans.
    • The Financial Services Compensation Scheme (FSCS) for deposits does not apply to Downing Bonds. There may be circumstances in which investors can claim up to £85,000 of compensation where Downing LLP is unable or unlikely to honour legally enforceable obligations against it (e.g. claims for fraud or misrepresentation). However, investors will not be able to claim under the FSCS simply because a bond fails to repay capital or pay interest.  

    For a full list of risks please see here.

  • Who is the team behind Downing Development Finance?

    Downing has over eight years’ experience of making loans in the UK asset-backed and property development sectors, funding more than 80 projects since 2010, totalling approximately £240 million of lending.

    The DDF team is led by Parik Chandra, Partner and Head of Residential Finance. Parik has 18+ years financial services experience, with a specialism in real estate finance but with broader experience including leveraged finance, restructuring and private equity placement. He was previously a Director on the Real Estate Finance Team at Funding Circle, where he transacted over 100 development finance and bridging deals. 

    Parik is supported by an investment team consisting of:

    • John Pollington, Investment Director: John has wealth of experience in the financial services industry, working at institutions including Coutts, Kleinwort Benson and Investec. John has spent around 15 years funding small to medium-sized housebuilders across the UK, with projects ranging in size from a few houses up to 100 unit schemes.
    • Richard Lamb, Investment Director: Richard has over 18 years’ experience in the sector and 30 years of banking experience overall, having previously held roles at Octopus Property, Triodos Bank, Unity Trust Bank, Clydesdale Bank and Barclays.
    • John Pilbeam, Construction Director: John has 30 years’ wide-ranging experience gained at partner level with two major surveying practices, and roles including Head of Construction (Europe) with AIG Global Real Estate, European Projects Director with Pyramid Hotel Group and Projects Director with Shore Energy. 
    • Hannah Kenny, Investment Executive: Hannah spends her time focusing on deal execution. Before joining Downing, Hannah worked at Funding Circle as a Real Estate Support Specialist and has experience dealing with retail investors in customer services roles.
    • Oliver Pettafor, Loan Analyst: Oliver supports the team with the execution of new deals. Prior to Downing, Oliver worked at ICG Longbow, in the Portfolio Management and Origination teams; focusing on mezzanine debt and whole loans across a range of real estate asset classes.
  • What is the lending process for property developers?
    1. Screening: Each deal is assessed against our lending criteria and presented to the Investment Committee for approval.
    2. Due diligence: Thorough diligence is undertaken to ensure the deal dynamics are as presented. Typically, diligence streams include valuation, monitoring surveyor report, Know Your Customer (“KYC”) checks and legal diligence.
    3. Commitment: Following completion of diligence, final loan documentation is issued to the borrower outlining committed loan terms.
    4. Monitoring: on development projects, monthly interim reports are prepared by the monitoring surveyor, commenting on progress to date against the programme and budget. The progress of sales is closely monitored by the DDF team.
    5. Repayment: of a loan is typically through the sale of units or a refinance. Once redemption funds are received, our loan security is discharged.

We're here to help

If you have any questions, please call us on 020 7416 7780.