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Mustard Seed Property

Mustard Seed Share Offer 2020

£250 minimum

Mustard Seed Property is raising funds for the refurbishment of its second property (recently purchased) and for the purchase and development of a third property. The second property will be leased to its operational partner, Karrek Community CIC, to enable adults with learning disabilities to receive accommodation, support and care and increase their participation in the local community.

Minimum raise for offer to proceed


Financial return

MSP intends to pay 3.5% interest in the first year, rising to 4.5% p.a. accruing from October 2021 on these shares, subject to meeting their refurbishment and acquisition targets, but reserves the right to vary this if necessary. For investment made up to and including 30th September interest will accrue from 1st October 2020. Investments made from 1st October will accrue interest from 1st December 2020.

MSP’s current policy is to re-invest all share interest as a new share issue for all members that have less than the maximum of £100,000 of share capital. Each year investors will receive an additional share certificate to the value of the re-invested amount and they will earn share interest on those new shares in subsequent years.

Members have the option to opt out of this every year so they can receive cash returns.

Social return

Over 40 vulnerable adults housed and supported since 2007.

New properties will allow MSP to house and support over 20 people each year. 

Minimum investment amount


Maximum investment amount

Investments of up to the legal limit of £100,000 (including any existing shares held) will be accepted, subject to the limits on share withdrawals set out in the offer document.

Getting your money back

Shares cannot be sold or transferred to another person but they can be withdrawn. There is a non-withdrawal period of 12 months and the share withdrawal notice period is 6 months. Mustard Seed is committed to enable investors to withdraw their funds as long as this does not negatively impact the financial stability of the organisation.

The Board retains the right to refuse or suspend withdrawals if it considers it to be necessary in order to protect the Society from financial instability.

Payment of interest and capital is not guaranteed and is dependent on the continued success of Mustard Seed Property's business model.

This investment is not covered by any government compensation scheme.

How secure is your money?

MSP wants to be fully open and transparent to its potential investors about the risks as well as the benefits of investment in community shares. MSP wants to make the following general points explicit:

  • An investment in community shares is an investment in a trading business, not a loan or a deposit, and the rates of return are not guaranteed. This investment should be considered as medium to long term. Your shares may not be readily convertible to cash should you need to withdraw them.
  • Like many investments, community shares are at risk and you could lose some or all of the money you invest. Unlike deposits with high street banks, community shares are not covered by the Financial Services Compensation Scheme, nor is there any right of complaint to the Financial Ombudsman Service. Any dispute may be the subject of arbitration as set out in the Society's Rules.
  • As a member and shareholder of MSP you could, if MSP is unable to meet its debts and other liabilities, lose some or all of your investment held in shares. However, your liability is limited to the amount that you have paid for your shares.
  • Your investment in Mustard Seed's shares may receive interest but does not enjoy any capital growth. It is primarily to support your community rather than make a profit for investors. As a Society, the maximum return offered to investors by way of interest will always be limited.

Keeping track of your investment

The details of your investment are recorded on your share certificate and by the Society.

Share certificates are issued directly by the Society, not by Ethex.

Community Shares

Community Shares are “withdrawable” shares; they can be withdrawn, subject to the conditions set out in this Offer Document, but they cannot be sold on or transferred (except upon death or bankruptcy), and nor can they increase in value.

Community Shares do not pay dividends, but MSP plans to pay investors 3.5% p.a. rising to 4.5% in interest per year. MSP can only do this subject to having resources available, and the MSP Board reserves the right to make decisions on interest payment levels on an annual basis: nevertheless, MSP's modelling gives them confidence that they will be able to generate these resources, and their financial forecasts are set out in full in their Share Offer Document and the Investment Plan, which you should also read.


The shares you buy will make you a Member of the society, if you are not one already, with an equal vote regardless of your shareholding. Your involvement thereafter can be to serve on the Board of Directors, volunteer your skills, get involved in (or propose a new) project, or simply support and attend MSP's projects and activities.

Each share costs £1. There is a minimum investment of £250, up to a maximum shareholding of £100,000.


This offer is of particular interest to Cornwall's residents, including those who have lived there and moved away. However, MSP believes that the benefits of a more inclusive society is of wider interest to socially-driven investors because it offers a model for raising funds to support capital and enterprise projects that benefit the local community. It also keeps most of the funds circulating locally, rather than leaking out of the area, thereby creating a virtuous circle of social investment. As MSP will offer a reasonable annual return to shareholders through the payment of interest on the sums they have invested, we believe this offer will therefore also be of interest to investors from outside the local community, who support its aims.

This offer is not for those who wish to make short term investments to maximise their financial returns. Rather, it is for those who are prepared to invest their money for the medium to long term, in order to support the social benefits generated by MSP, while also earning a fair return.

Provisions on death of a Member

Where there are particular circumstances, including the death of a member, the Board has the discretion to release funds earlier.

Applied for to date, of
£600,000 target

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