Acorn Property Invest Reviews 

FCA‑flagged. No FSCS protection. No money back.
I am writing again because I laid this complaint before here and Acorn Property Invest / RST Group Holdings Ltd gave me nothing. No reply, no redemption date, no help. Acorn Property Invest / RST Group Holdings Ltd has not responded. It is now 2026. Five years on I have received no income, no return of capital and no firm timeline. The Market Quay development did not receive planning permission until July 2023 than two years after my money went in. Construction began 2023 and by early 2025 was still in early demolition and groundworks. The stated two‑and‑a‑half‑year term passed in silence.
The amount I put in was two hundred and thirty‑five thousand pounds. That was my mother’s care fund my son’s school fees and twenty years of saving. Not a gamble, just a plan for my family. Watching my money disappear into updates left me feeling hollow and foolish.
In December 2025 the Financial Conduct Authority issued a public warning against RST Group Holdings Ltd, trading as Acorn Property Invest / Acorn Property Group saying RST Group Holdings Ltd may be providing or promoting financial services without authorisation and that consumers should avoid dealing with RST Group Holdings Ltd. Investors have no access, to the Financial Ombudsman Service or FSCS protection. The warning is publicly listed on the FCA website.
After months of ends I eventually got real help from Pömaadvisory Ltd, who examined the paperwork and engaged proper legal channels until my capital was returned. I am not advertising anyone. I am warning you. Look up the FCA warning before touching an "property bond.

Over five weeks overdue. Extremely poor communication and no answers

I invested £15,000 with Acorn Property Invest on a three-year fixed-term investment at 13% interest, which was due to mature on 1st September 2026.

My investment is now over five weeks overdue, with over £21,000 still outstanding.

After initially having to chase the company for an update, I received written confirmation from my account manager that my investment, including all accrued interest, would be repaid in full on 9th October.

Today is 9th October, and I have still received no payment or confirmation that my funds have been transferred.

I have made numerous attempts to contact my account manager by phone and message without receiving a response. I also tried calling the company’s investor contact number, but nobody answered.

I eventually managed to speak to someone at head office, only to be told that they were also unable to contact my account manager and that there were very few staff in the office, meaning nobody was available to discuss my repayment.

I find this completely unacceptable. I have a substantial amount of money invested with this company, and despite being over five weeks past the original maturity date, I cannot get a straightforward answer about when I will receive my money.

What concerns me most is the lack of proactive communication and accountability. I should not have to repeatedly chase a company for the return of an investment that has reached its contractual maturity date.

This situation has caused considerable stress, and my confidence in the company has been seriously affected.

I would strongly encourage anyone considering investing with Acorn Property Invest to take my experience into account.

I will update this review when there is a resolution.

It's all good till it's time for capital repayment.

No email replies or phone call answers anymore. £10k currently on the line. Past repayment date and no communication on how I can get my money back. I've been ghosted. Sad to see all the recent reviews on here and on Reddit saying same thing.

My investment was to be returned in full with interest by mid July 2026. It wasnt repaid in full but only 25%. I have since received another 25% but the balance which they promised to pay another 25% on the 21st August 2026 has not arrived, there is email and phone silence and now I am concerned. I wish I had never done it

I have invested successfully in Acorn's Portfolio products for more than 5 years now. Their administration process is really efficient, with very professional support and follow-up from the team whenever required. Interest payments and capital returns happen right on time. This is a well-established development company, and a great way to diversify my own investments.

Good information - Plenty of information provided about the progress of the developments by email and personal contact. Also personal updates from the investor relations manager.

It is a pleasure working with Acorn Team and a great and higly credible investment organization. Great client service, very disciplned and regular payments.
Great experience.
Thanks a lot for great work done and for the great trustworthy relationship.
All the best wishes.
Arman G.

I have invested in multiple properties with Acorn Property Invest and have had a largely positive experience. They really excel in communication—I consistently receive phone calls and emails updating me on the progress of development sites, and they regularly follow up with new investment opportunities.

The investment process itself is seamless. All the documentation is clean and straightforward from the start, and most importantly, I have never experienced any delays with my interest payments.

The main area for improvement is their online portal. While it's okay for basic updates, it's missing key features to effectively track investments. It would be much better if the dashboard included more granular details on developments, clear expected dates of maturity, and visible options for releasing funds. Overall, a trustworthy company with great service, just hoping for some tech upgrades in the future!

My experience with Acorn has been very positive, trustworthy and honest in their product delivery. I am please to have them in my investment portfolio. I look forward to a long and lasting relationship with the company and staff members alike. Fantastic company!

Restructured payment schedule missed. 8 months delay in repayment and now missed 2 repayments in a row. Avoid these people at all costs. No contact from them, won’t answer emails or calls.

I can see another investor has a similar complaint, Market Quay , Falmouth.
I invested in two sites, with the intension of buying houses at a discount ( as agreed when i signed) the first site was flipped by ACORN for a profit, when i asked can i have my money back now as you have made your profit and i wont get the house i wanted, i was told, READ THE SMALL PRINT, we can keep your money until the expiry date. the second site was Market Quay , i told them the units i wanted to purchase ahead of signing, this was all agreed, the site overran and i was told it would be another year before the site was ready, when i contacted them this year to view the site, i was told the units i wanted had been sold, so i didn't get the house i wanted and they have my money for nearly two years longer. Don't trust a word they say, they will tell you anything you want to hear to get your money and it maybe years after the agreed date before you see any return.

It is now 2026. Five years on, I have received nothing: no income, no return of capital, no firm redemption date.

The Market Quay development itself did not receive planning permission until July 2023 - more than two years after my money went in. Construction did not begin until late 2023 and as of early 2025 was still in early demolition and groundworks. The stated 2.5-year investment term has passed in silence.

In December 2025, the Financial Conduct Authority issued a formal public warning against RST Group Holdings Ltd (the company trading as Acorn Property Invest / Acorn Property Group), stating the firm may be providing or promoting financial services without authorisation, that consumers should avoid dealing with the firm and beware of scams, and that investors have no access to the Financial Ombudsman Service or FSCS protection. The warning is publicly listed on the FCA website.

Whatever happens with the underlying development, my experience is that the 2.5-year term was meaningless, communication on revised timelines has been poor, and investors have no regulatory recourse. Anyone considering an "unregulated" property bond or loan note should look up the FCA warning before doing anything else.

Mr J Chappell Acorn

There are not many people I would trust with my hard earned cash.

Acorn do offer an extremely good rate of interest and have been true to their word.

More importantly My 3 investments of £10k each was due to the trust inspired by James Chappell, a man of integrity who ensured my funds were safe and have/are to be paid on time.

Thank you James , your a Gentleman

Great investments opportunity, easy to use platform and good quality service

After investing on 5 separate investment opportunities and prompt quarterly interest payments over the first two years, it all went belly up after my two ISA investments one new and one previous transferred, matured on the 3 year completion which should of been totally Tax free being an ISA. I was then dismayed when I was stopped 20% tax on the whole amount and this sent to the HMRC…..
This was due to the original underwriter for the tax part went belly up and was transferred to another company.
Obviously you understand my total upset to think that I had not received any communication from Acorn themselves as it was passed over to the new underwriters to contact me. Because I was away on holiday it seemed that my wishes were not given and accepted for my acceptance of the new underwriters, my investments reverted to a normal bond which became taxable.
You can only imagine how I feel about the lack of communication from Acorn and the lack of professionalism from there senior staff there.
Not even a sorry or let’s see if we can help compensate the situation.
I have just had a small 40 month bond with my wife mature, and guess what 25% tax stopped on this one as well.
How comes Acorn seem to be the only company that stops at source…
A real shame that these two incidents this year have lost me total faith in this company and how many others have had the same problem as me.