U.S. Commercial Real Estate Income, Built for UK Investors
Own fractional stakes in income-producing U.S. commercial property: net lease, self-storage, multifamily. Each property is held in its own Delaware entity and distributions are paid in U.S. dollars. The money's path is open, with no exchange controls, no cap and no remittance tax. The gate on this route is who you are.
The UK route is live in early access to investors who fall within an eligible investor category under the Financial Promotion Order 2005. Onboarding runs through the Raveum app: create an account, verify your identity, then confirm your category with a short statutory statement. Offering materials are shown once those checks clear. Onboard now and get first allocation on UK-eligible deals.
10 min read
Private placements for eligible investors only. All investing involves risk, including loss of capital. Fractional real estate is illiquid and is normally held for several years. Income is not guaranteed. Raveum is not authorised or regulated by the Financial Conduct Authority. Nothing on this page is an offer, an invitation to invest, or financial, tax or legal advice, and full offering materials are available only after you certify your investor category during onboarding. Regulatory thresholds, tax rates and their interpretation change from time to time. Check the current rules, and your own position under them, with qualified professionals before acting.
Own a stake in a specific, income-producing U.S. commercial property that pays you in U.S. dollars, selected deal by deal, with deal-level reporting. Unlike listed REIT shares, you know exactly which building you own.
Yes. A UK resident who falls within an eligible investor category can invest U.S. dollars into a specific U.S. commercial property held in its own Delaware entity, and receive USD distributions directly, without a U.S. visa and generally without filing a U.S. tax return.
The UK imposes no exchange controls (abolished 1979), no cap on overseas investment and no remittance tax, so funding is a standard international wire, subject only to your bank's usual anti-money-laundering and source of funds checks under the Money Laundering Regulations 2017. Typical settlement is one to three business days.
One legal step comes first. Offerings are made under SEC Regulation S, the U.S. framework for offers to investors outside the United States, and in the UK the promotion of private placements is restricted (Financial Services and Markets Act 2000, section 21, and the Financial Promotion Order 2005). Access is limited to eligible investor categories, and full offering materials are available only after you certify your category during onboarding.
01 · Eligibility
Who can invest in U.S. real estate from the UK?
Two tests apply at once: the UK eligible investor categories under the Financial Promotion Order 2005, which govern what may be offered to you, and the SEC Regulation S requirement that you are a non-U.S. person investing from outside the United States.
✓Available to
- Certified high net worth individuals (Article 48): income of £100,000 or more in the last financial year, or net assets of £250,000 or more excluding your primary residence and pension
- Self-certified sophisticated investors (Article 50A): for example, more than one investment in an unlisted company in the last two years, membership of a business angel network, professional work in private equity or finance, or a directorship of a company with £1m or more turnover
- Certified sophisticated investors (Article 50) and investment professionals (Article 19)
- High net worth companies and trusts (Article 49), subscribing through entity KYC
- Investors funding from their own cash, able to evidence source of funds, subscribing as non-U.S. persons in offshore transactions under SEC Regulation S
×Not available to
- U.S. persons, who are not eligible to subscribe under this route
- Investors resident elsewhere, where a different route may apply. See all routes
- Retail investors who fall within none of the eligible categories: this is a private placement, not an FCA-authorised fund and not a UK crowdfunding offer
- Persons unable to complete KYC or evidence source of funds under the Money Laundering Regulations 2017
- Anyone who may need this capital back in the short term
You confirm your category with a short statutory statement during onboarding. It takes about two minutes, and the statement is completed in the app, never on this website. Thresholds change from time to time: check the current position with your adviser.
If you are resident in another jurisdiction for exchange-control or tax purposes, that jurisdiction's own regime governs your position, and you should take advice under it before subscribing. Raveum does not assess or advise on any investor's status under foreign law.
02 · The route
Five stages, start to income
The legal work sits in stages one and two. Stage two is the certification the Financial Promotion Order requires, and it is the only gate on this route: after it, the money's path is open.
STEP 01
Download the app and complete KYC
Create an account and verify your identity. Raveum checks residency, screens against sanctions lists and runs the jurisdiction eligibility check under UK anti-money-laundering rules (Money Laundering Regulations 2017). Sign-up and eligibility certification typically complete the same day; document verification takes one to two business days.
Passport or photo IDProof of addressSelfie verificationSTEP 02
Confirm your UK investor category
You select the eligible investor category that applies to you and complete the statutory statement in the prescribed wording, with the prescribed risk warning shown before you sign. It takes about two minutes. Without a valid statement, no offering material can be shown to you; the statement is valid for 12 months.
Eligibility statementPrescribed risk warningFPO 2005STEP 03
Select the property and read the documents
Review the market, tenant, lease term, debt and business plan inside the deal room. The offering documents set out fees, holding period, distribution mechanics and the full risk factors. Unlike listed REIT shares, you are choosing a specific property, deal by deal, with deal-level reporting.
Offering memorandumSubscription agreementLease and tenant profileSTEP 04
Subscribe and wire through your bank
You sign the subscription agreement with its Regulation S representations, complete IRS Form W-8BEN and the FATCA/CRS self-certification, then instruct an international USD wire from your UK bank. No caps, no pre-approvals, no remittance tax. Your bank may ask standard fraud and source of funds questions on a first transfer to a new beneficiary; this is routine. Settlement typically takes one to three business days, and specialist FX providers usually beat high-street bank exchange rates on GBP to USD.
Form W-8BENFATCA/CRS self-certification1 to 3 business daysSTEP 05
Take ownership, collect distributions in USD
Your dollars purchase your stake in the property's own Delaware entity. The holding is recorded in your name and you receive ownership documentation. Distributions, when declared, are paid in U.S. dollars on the schedule stated in each deal's offering materials, with 15% U.S. withholding under the US-UK tax treaty once your W-8BEN is on file.
Subscription confirmationUSD distributionsSEC Regulation S
03 · Qualification
Which eligible investor category fits you?
The UK imposes no cap on how much you can invest, so the gate is who you are. Any one category suffices, and you confirm it with a short statutory statement during onboarding in the app. This is a description of the rules, not an assessment of you.
2. The two limbs, either alone is enough
The tests: income of £100,000 or more, or net assets of £250,000 or more. Net assets exclude your primary residence and your pension: the figure is what you hold beyond both.
Categories and thresholds applied: the Financial Services and Markets Act 2000 (Financial Promotion) Order 2005. The statutory statement is completed in the app, never on this page, and is valid for 12 months.
The categories in law. The Financial Promotion Order 2005 permits communication of private placements to certified high net worth individuals (Article 48: income of £100,000 or more in the last financial year, or net assets of £250,000 or more excluding primary residence and pension), self-certified sophisticated investors (Article 50A: more than one unlisted-company investment in the last two years, membership of a business angel network, professional work in private equity or finance, or a directorship of a company with £1m or more turnover), certified sophisticated investors (Article 50), investment professionals (Article 19) and high net worth companies and trusts (Article 49). Any one category is enough. The statutory statement is valid for 12 months, after which you are asked to complete it again before a new investment.
Self-assessment only, not a classification decision. Thresholds reflect the Financial Promotion Order 2005. These rules and their interpretation change from time to time: check the current position, and confirm your own status, with your adviser. If none of the categories applies to you, the UK route is not available to you: UK rules limit who may be offered these investments.
04 · Ownership
What you actually own
You are not on a deed. You hold a stake in the U.S. company that stands between you and the building. That one distinction drives your rights, your tax and your exit.
A property-specific structure
Each property is held in its own Delaware entity. One building, one entity: your stake is in a specific property you chose, not a pooled portfolio.
A U.S. corporation as your entry point
You subscribe for a stake in the U.S. entity that owns the property. That entity is the taxpayer of record in the United States and pays U.S. corporate tax on its income.
Why the structure matters for UK tax
Distributions reach you as dividends, unambiguously. That keeps UK foreign tax credit relief clean and avoids the mismatch that arises when UK investors hold U.S. LLCs directly (the Anson problem, covered in the FAQs).
The sponsor operates
The sponsor arranges financing, appoints the property manager, handles leasing and reports to investors, deal by deal. You do not manage tenants.
Exit is on sale, not on demand
There is no ready secondary market and no redemption right. Assume you hold until the property is sold and the structure is wound up. UK capital gains tax may apply to your gain on exit; U.S. tax paid on exit is generally creditable against it.
The structure, top to bottom
You
UK eligible investor, certified
U.S. corporation
You subscribe for your stake here. Taxpayer of record in the United States.
Delaware property entity
Each property held in its own entity. One asset only.
The property
Income-producing U.S. commercial real estate
05 · Documents
What we will ask for
Gathering these before you start is the single biggest time saver. Tap to tick them off. A U.S. taxpayer number (ITIN) is generally not needed under our structure; we tell you if your situation requires one.
06 · Tax
Taxed in the U.S. at 15% under the treaty, credited in the UK
General information, not tax advice: your position depends on your circumstances, so take independent advice. The property is in the United States, so U.S. tax applies there first. The US-UK tax treaty then does two jobs. It cuts U.S. withholding on your dividends from 30% to 15% once your W-8BEN is on file, and it stops the same income being taxed twice, because the UK gives you credit for the U.S. tax already withheld.
The U.S. taxes it at the entity
Each property sits in a U.S. entity that pays U.S. corporate tax on its income. Distributions to you are dividends with 15% U.S. withholding under the US-UK treaty (Article 10) once your W-8BEN is on file. Under this structure you generally do not file a U.S. tax return.
The UK taxes the dividend, with credit
Distributions are foreign dividend income, reported on your Self Assessment foreign pages (SA106). UK dividend tax applies above the £500 dividend allowance, and you claim credit for the 15% U.S. tax already withheld, so the same income is not taxed twice (US-UK treaty, Article 24).
New to the UK? The FIG regime may apply
If you became UK resident within the last four tax years after ten or more years abroad, the Foreign Income and Gains regime (from 6 April 2025) may fully relieve UK tax on this income during your first four years of residence. Particularly relevant for recently arrived investors, including returning NRIs.
One distribution's journey
U.S. withholding on your dividend
Form W-8BEN certifies you are not a U.S. person and secures the 15% US-UK treaty rate on dividends (Article 10) instead of the statutory 30%. Every investor completes it during onboarding, guided step by step; it takes minutes.
Dividend declared
Paid in U.S. dollars by the property's own Delaware entity, on the schedule stated in the deal's offering materials.
Arrives with you, in USD
Generally no U.S. tax return to file under this structure. Your sterling outcome moves with GBP/USD; you choose how and when to convert.
UK Self Assessment, with credit
Foreign dividend income on your SA106 foreign pages, above the £500 dividend allowance, with credit for the 15% already withheld. Not taxed twice (treaty Article 24).
6.1Rent arrives at the entity
In the United States
The property's own U.S. entity earns the rent and pays U.S. corporate tax on its income before anything reaches you.
In the United Kingdom
Nothing applies. No UK event occurs until cash is distributed to you.
6.2Cash is distributed to you
In the United States
Your distribution is a dividend with 15% U.S. withholding under the US-UK treaty (Article 10), instead of the statutory 30%, once Form W-8BEN is on file. You generally do not file a U.S. tax return.
In the United Kingdom
Foreign dividend income on your Self Assessment foreign pages (SA106). UK dividend tax applies above the £500 dividend allowance, with credit for the 15% U.S. tax already withheld (treaty Article 24; UK foreign tax credit relief).
6.3Earnings are retained instead
In the United States
No withholding arises until an actual distribution is made, so the timing of that charge follows the distribution decision rather than the rent.
In the United Kingdom
Nothing applies until you receive a distribution.
6.4The property is sold and the structure wound up
In the United States
U.S. tax may apply on exit at the entity level, as set out in each deal's offering materials.
In the United Kingdom
UK capital gains tax may apply to your gain. U.S. tax paid on exit is generally creditable against it.
If you are new to the UK. The Foreign Income and Gains regime applies from 6 April 2025: if you became UK resident within the last four tax years after ten or more years abroad, it may fully relieve UK tax on this income during your first four years of residence. Check your own residence history, and whether a claim is worthwhile in your case, with your adviser.
General information only, not tax advice. Your position depends on your circumstances; take independent advice. Rates and positions stated here reflect our current understanding and may change: check the current rules before acting, and use advisers qualified in both jurisdictions.
07 · FAQs
Clear answers before you commit
This page is general information, not legal or tax advice. Nothing here determines your tax residency, your residential status under FEMA, your U.S. person status, your accredited investor status or your eligibility to invest. Those are questions of law that depend on your own circumstances, and they are settled by the applicable rules and by your own professional advisers, not by Raveum. Descriptions on this page reflect our understanding as at August 2026 and may change. Take your own legal and tax advice before you act on anything you read here.
Get early access from the United Kingdom
Onboard now and get first allocation on UK-eligible deals. Certify your investor category in the app, then see what is available.
No cap on overseas investment
15% treaty rate with W-8BEN
No U.S. return to file, generally
All investing involves risk, including loss of capital. Fractional real estate is illiquid and distributions are not guaranteed. Interests are offered under SEC Regulation S only to UK investors within the eligible investor categories of the Financial Promotion Order 2005, not to the general public. Raveum is not authorised or regulated by the Financial Conduct Authority. This page is not an offer or an invitation to invest, and nothing here is financial, tax or legal advice. Deals are visible only in the Raveum app after KYC and eligibility certification. Review the offering documents and consult qualified UK and U.S. advisers.