01
Lower
Secured development loan
Lend to the project company for one development. Your loan is secured by a first legal charge on the property.
- Return
- Est. 5% a year
- Security
- First legal charge
- Term
- Fixed, per project
Property development investment · UK
Invest in developments that make a difference.
Property-backed loans and joint ventures with the developers who build and manage the projects. Open to investors of every size, with no minimum.
Risk appetite balanced with returns.
Developers, not middlemen
We find, build and manage the projects ourselves, so you deal directly with the people doing the work.
Property-backed security
Secured loans carry a legal charge over the property. Each project sits in its own company.
You see where your money goes
Every investment is tied to a named project, with regular progress updates until you are repaid.
Ways to invest
Four options, from lower to higher risk.
Choose how involved you want to be and how much risk you are comfortable with. There is no minimum investment. We work with smaller and larger investors, and our investors typically put in around £1 million. This is impact-led investing, so everyone should have the chance to back good projects.
| Option | Security | Return type | Term | Risk | Early exit | Suits |
|---|---|---|---|---|---|---|
| Secured loan | First legal charge on the property | Est. 5% a year | Fixed, set per project | Lower | Usually none | Investors who want income and the strongest security |
| Second-charge loan | Second legal charge | Est. 8% a year | Fixed, set per project | Medium | Usually none | Investors comfortable sitting behind a senior lender |
| Planning-approval loan | Find out more | Est. 15% a year | Find out more | Higher | Usually none | Investors who want a higher return and accept earlier-stage risk |
| Joint venture | Shares in the project company and a JV agreement | Est. 25% profit share | Life of the project | Highest | At sale or refinance | Partners who want the most upside and involvement |
Risk
The rates above are estimates. Depending on how long a term you accept, the final rate may be a little lower or higher. They are not guaranteed. Your capital is at risk and returns are not guaranteed. Even secured loans can lose money if a property sells for less than expected. You may not be able to get your money back before the end of the term. These investments are not covered by the Financial Services Compensation Scheme. Please seek independent financial advice.
How it works
From first call to repayment, in five steps.
No money moves until the checks are done and a solicitor-drawn agreement is signed. There is never a card payment or a pay-now button.
- 1
Register interest
Leave your name, email and number. We call you to talk through your goals and the options that fit.
- 2
Checks
Identity and anti-money-laundering checks, completed before anything is signed.
- 3
Agreement
A solicitor-drawn loan or joint venture agreement, signed electronically.
- 4
Funding
You transfer to the project company or a solicitor's client account. Bank details only appear in the signed pack.
- 5
Updates and repayment
Progress reports with photos, interest statements, then repayment or profit share at exit.
Leave your name, email and number and we will call you. Speak to us before signing anything.
Register interest
Joint ventures
Partner with us on a specific development.
In a joint venture you bring money, land or skills to one project, and we bring the development team. Each project has its own company and a solicitor-drawn agreement, and an estimated 25% profit share is paid when the scheme sells or refinances.
The joint venture journey
- We find the site
- We share the appraisal with you
- Heads of terms agreed
- JV agreement signed and project company set up
- Planning and build
- Sale or refinance
- Profit split and exit
You bring
- Funding
- Land or a site
- Build skills
- Development experience
IDD brings
- Sourcing
- Planning and design
- Build management
- Letting and management
Partners we work with
Funding partnersLandownersBuildersExperienced developers
Governance
A separate company for every project, a solicitor-drawn agreement, agreed decision rights and regular photo and progress reports.
Our mission
Restoring dignity. Rebuilding families. Reigniting hope.
We develop good, safe homes for people who need them most. Every project is judged on two things: whether it returns our partners' money with the agreed return, and whether it leaves people better housed than before.
Better homesQuality refurbishments and conversions that meet modern safety standards.
Homes for needHousing for people and families who struggle to find a safe place to live.
Local renewalBringing tired and empty buildings back into use.
200properties
1,000lives transformed
These are our goals for 2030, not results achieved. We will report progress against them honestly as projects complete.
Current project
Our first project is in development now.
Registered investors see the project details, costs, timeline and progress updates when we call. We add figures to this page once they are signed off.
Where we are
The project is under development. It has its own company, as every IDD project will.
Investors so far
Ten investors have backed our directors' projects.
What you receive, what we keep
By investing with us you receive the return agreed in your loan or joint venture agreement. IDD keeps the real estate and uses it mainly to add value where there is economic and housing need.
What you can ask
On your call you can ask about costs, timeline, security, term and the estimated return, and we will answer in writing before you sign.
Partnership and vision
Working alongside Havenstone Homes.
IDD is partnered with Havenstone Homes Ltd (company no. 16002911). Together we provide more homes for vulnerable people, and we are working on other projects as well.
Our partnership
Havenstone Homes works with councils and support providers to set up and look after homes. IDD develops and funds more of those homes, so the two companies add to each other's work.
Our long-term vision
Better support for our economy, better housing, and opportunities that link shared growth with impact. Investors who back a project share in that growth.
Investor reviews
What our investors say.
Ten investors have backed our directors' projects so far. Here is what two of them told us.
As your first investor, I have witnessed firsthand the growth and success of our collaboration… As we move forward, I am excited about the opportunity to reinvest and continue our journey together.
I initially put money in not as an investment but to lend my brother money, not expecting a return. But it’s nice to see that things are going well and I am now receiving returns on my money. This is my first time investing, but I’m happy to carry on supporting the cause.
Individual experiences are not a guide to future returns.
Risks, honestly
What can go wrong, and how we manage it.
Serious investors want to see the risks next to the returns. Here they are.
Project delays
Contingency in every timeline, experienced contractors and regular updates so you always know where the project stands.
Cost overruns
A contingency budget on every scheme and fixed-price contracts where possible.
Slower sale or lower values
Conservative valuations based on sold comparables, and more than one exit route: refinance, sale or an institutional buyer.
You cannot exit early
Stated clearly before you invest. Terms are fixed and there is usually no early exit.
Company failure
Secured loans carry security over the property, and each project sits in its own separate company.
Market risk
We select assets in high-demand areas.
Operational and compliance
Management and compliance are handled in-house by the people who run the projects.
About and team
The directors behind IDD.
The people who find, build and manage every project.
Aslam Sakha
Director · Investor relations & development
Leads investor relationships, legals and development, and works with each investor through to completion. On the ground in Leicester and Nottingham.
David Wahba
Director · Partnerships & operations
Leads procurement, partnerships and systems, and brings in partners and investors. On the ground in London.
Impact Driven Development Ltd · Company no. 15738020
View on Companies House
FAQs
Questions investors ask us.
Who can invest?
Anyone who is comfortable with the risks. Before you see a specific opportunity we ask you to confirm that you understand your capital is at risk and that you are investing money you can afford to lose. Experienced investors can tell us so on the form.
What is the minimum investment?
There is no minimum. Our investors typically put in around £1 million, and we also work with smaller and larger investors. Terms for each option are covered on your call.
How is my money secured?
Secured loans carry a first legal charge on the property. Second-charge loans sit behind the senior lender. Joint venture partners hold shares in the project company. Security does not remove risk: if a property sells for less than expected, you could still lose money.
Is the return guaranteed?
No. The rates shown are estimates. Depending on how long a term you accept they may be a little lower or higher, and your capital is at risk. The rate for your investment is set out in your agreement.
How long is my money tied up, and can I exit early?
Terms are fixed for each project or agreement. There is usually no way to exit early, so only invest money you can leave in place for the full term.
How do I get updates?
You receive regular progress reports with photos, plus interest statements where they apply, until you are repaid.
What happens if a project is late or loses money?
Your agreement sets out what happens in each case. Delays can extend the term, and losses can reduce or wipe out your return and capital. We explain this on your call before anything is signed.
Who owns the property?
IDD, through the project company, keeps the real estate and uses it mainly to meet economic and housing need. Investors receive their return as agreed: interest on a loan, or a share of profit in a joint venture. Secured loans carry a legal charge over the property until repaid.
Are you regulated by the FCA?
No. Impact Driven Development Ltd is not authorised by the Financial Conduct Authority. These investments are not covered by the Financial Services Compensation Scheme. Please take independent advice, and speak to us before you sign anything.
Who holds my money before it is invested?
Funds go only to the project company's account or a solicitor's client account, and only after checks are complete and the agreement is signed.
How is tax handled? Can I invest through a company or pension?
Please take your own tax and financial advice. Investing through a company or a SIPP or SSAS may be possible; tell us on the form and we will discuss it on your call.
Contact
Start with a conversation.
Leave your name, email and number and we will call you. Speak to us before signing anything.
Prefer to write?
Email us and we will reply.
impactdrivendevelopment@gmail.com
Post
Office 126, Unit 5, 399–405 Oxford Street, London W1C 2BU