The world's assets become discoverable, verifiable, transferable and financeable. We are building the real-world asset infrastructure that makes it true.
Property Vault is the digital identity, provenance, verification and tokenisation layer for every asset of value - real-world asset infrastructure across twelve classes, three products, one architecture: Asset → Identity → Verification → Value → Collateral → Credit - designed for the XRP Ledger. Homes are live in pilot: the record, sealing and scoped sharing work today; on the ledger, integrity anchoring runs as a rehearsal on the XRPL testnet and nothing is on mainnet. We are raising a strategic round with the XRPL ecosystem and are in discussion on grants.
This page describes Property Vault's plans. It is not an offer or a financial promotion.
- Asset12 classes
- IdentityVault IDLive in pilot
- VerificationVerified HistoryLive in pilot
- ValueLender-valuer scopeLaunching
- CollateralTokeniseRoadmap · subject to approvals
- CreditLending & CollateralRoadmap · subject to approvals
The thesis
Every tokenised asset market forecast assumes real-world asset infrastructure: a verified record of the physical asset. Nobody operates that layer.
Live in pilot today
A working app at propertyvault.world/homes with a real verification engine, sealed documents and scoped sharing - the first piece of the real-world asset infrastructure in production. One demonstration record is public. Yorkshire first.
The ask
We are raising a strategic round with XRPL-ecosystem investors and are in discussion with ecosystem grant programmes.
Request the brief
Every tokenised asset market forecast assumes real-world asset infrastructure: a verified record of the physical asset. Nobody operates that layer.
The world's assets are worth hundreds of trillions. Few carry a verified record: ownership is still proved by paper in a drawer, a dealer's word or a register that sees an asset once.
Tokenised asset market forecasts, shown as a range
The low figure excludes physical assets. Our argument is that it is wrong to.
- $38.61bnOn-chain real-world assets ex-stablecoins today (rwa.xyz via CryptoBriefing, 1 Oct 2026)
- ~$2tnby 2030 - financial assets only (McKinsey, Jun 2024)
- ≥$10tnby 2030 (Roland Berger, Oct 2023)
- $16.1tnby 2030 - includes real estate and vehicles (BCG & ADDX, Sept 2022)
- $18.9tnby 2033 (Ripple & BCG, Apr 2025)
- $30.1tnby 2034 (Standard Chartered, Jun 2024)
Tokenised real estate alone: $4tn by 2035 (Deloitte, Apr 2025).
The universe the record applies to
Property means anything that can be owned.
Fakes
Counterfeit trade: $467bn, 2.3% of world imports (OECD/EUIPO, May 2025). Art and cultural property crime is "approaching $6bn annually" (FBI).
Fraud
Detected UK insurance fraud: £1.34bn in 2025, of which motor £625m (ABI, Oct 2026). One register lists ~£1.7bn of lost and stolen watches (The Watch Register, Feb 2026).
Stale records
A check describes a day; an asset lives for decades. Records that see an asset once go stale - and tokenised property has already failed exactly there. Why we verify first.
KYC exists for people. Nothing equivalent exists for the things they own.
No lender, insurer or issuer can look at a house, a car or a watch and read a verified, sealed account of what it is.
Property Vault is know your asset: identity, provenance, verification and valuation in front of every token and every loan. One Vault ID per asset; a Verified History graded by who issued it; a Vault Score - a verification score - whether the documents exist, who issued them and that they are unaltered since issue; never a valuation, a credit input or a judgement of the work. The way an HPI check works for a car - for everything you own.1
Property Vault isn't the asset, the lender or the token. It is the trusted data and orchestration layer connecting them - real-world asset infrastructure, the world's asset identity layer: not a property management system, not an NFT platform, not an XRP project and not a document store.
1 HPI is a registered trade mark of HPI Limited. Property Vault is not connected with HPI.
They tokenise assets. Property Vault makes assets verifiable before they become tokenisable.
What happens when the record is weak
RealT tokenised Detroit rental homes: about $140m from 14,000-22,000 investors across roughly 700 properties. In July 2026 it announced a voluntary liquidation, after lawsuits and suspended rents (realopen.com, Jul 2026).
Tokenised property failed when the record went stale - unpaid taxes, blight and litigation (RealT, Jul 2026); illiquidity (USDR, Oct 2023). A live record fed by institutional data is the fix - the layer Property Vault builds.
The token was never the hard part. Knowing what sits underneath it - who owns it, what was done to it, what it is worth, what is charged against it - is. That evidence has to exist, be checked and stay current before a lender or an issuer can rely on it.
We state the RealT case because it is the clearest public example of the gap we fill, not to criticise the people involved.
- Verify first.Vault ID, Verified History, sealed documents and a Vault Score.Live in pilot
- Finance second.The Collateral Report: what a regulated lender asks, linked to sealed evidence. The lender decides.Roadmap · subject to approvals in development
- Tokenise third.Through regulated issuers, for assets with a strong, clean record - never instead of one.Roadmap · subject to approvals
The anatomy of one record.
A Vault is the secure digital container of everything that proves, describes and gives financial utility to an asset. Twelve facets, filled over a lifetime and carried through every sale, claim and remortgage. The record survives a change of owner. Property Vault keeps the evidence and shows who issued it. It does not decide who owns what - the statutory register does, such as HM Land Registry for a home - and it never values an asset or judges the work.
How Vault ID worksVerified by the people who already carry the authority.
Property Vault does not inspect a loft or test wiring. It records who did, and ranks the evidence by issuer. Professionals become issuers of verified events - the moat is the verified data network, not the software.
The weights run on a published rules engine: owner-only evidence is capped at 65, and a professional who is listed but not yet verified applies ×0.8. Paddick Engineering, a Leeds structural engineering firm, is the founding issuer in the Homes pilot: its structural design, calculations and drawings go onto homeowners' Vaults as verified events, sealed when they are uploaded.
Weights from the pilot's published verification rules, 7 Oct 2026.
Asset → Identity → Verification → Value → Collateral → Credit
Record, documents, personal data, natural keys and title stay off-chain. The ledger holds anchors, pointers and issuer credentials that identify no person or property. Property Vault never holds keys, client money or physical goods. The first four steps are the record; the last two are Markets - launching through regulated partners, subject to regulatory approvals.
One record. Three products that bill at different moments.
Identity for owners. Management for professionals. Markets for capital. An owner creates the record; an Organisation verifies and works with it; through regulated partners, capital assesses it.
Property Vault Live in pilot
Identity for every asset. Free for owners: a Vault ID, a Verified History, sealed documents and a Vault Score, shared under scope.
The platformProperty Vault Pro Launching
Professional asset management for agents, insurers, lenders, solicitors, dealers and auction houses: Sale-Ready Passport, Claim Evidence Report, Provenance Passport, Business Vault and the Vault API, launching, Yorkshire first; the Collateral Report for lenders is in development (see the lender portal demo, fictional example data).
ProProperty Vault Markets Roadmap · subject to approvals
Buy. Own. Finance. Fractionalise. Trade. Tokenised ownership, collateral and lending for verified real-world assets on the XRP Ledger - launching through regulated partners, subject to regulatory approvals. Property Vault supplies the record and eligibility data; it never hosts an offer, gates holders, runs a venue, holds keys or moves money.
MarketsA universal collateral layer, not a token factory.
"The key isn't simply tokenising assets. It's turning verified physical assets into financeable collateral."Dan, founder
Across a pool of verified assets, Property Vault is designed to become a collateral marketplace where regulated capital providers compete - launching through regulated partners, subject to regulatory approvals. Property Vault supplies the data; the regulated lender lends; settlement in RLUSD, with XRP as liquidity.
Illustrative only
| Asset | Value | LTV | Facility |
|---|---|---|---|
| House | £500k | 70% | £350k |
| Commercial | £2m | 60% | £1.2m |
| Yacht | £1m | 50% | £500k |
| Ferrari | £250k | 50% | £125k |
| Watch | £100k | 40% | £40k |
| Art | £500k | 40% | £200k |
| Whisky | £100k | 50% | £50k |
| Gold | £250k | 75% | £187.5k |
| Classic car | £150k | 50% | £75k |
Illustrative only - actual LTVs depend on liquidity, valuation, custody, jurisdiction, asset quality, borrower risk and legal enforceability.
The caveat that makes it investable
"the legal bridge between a blockchain token and a real-world asset is the hard part."Dan, founder
A facility needs a security agreement, a charge or lien, custody, valuation, insurance, KYC/AML and enforcement. None of that is a token; most of it is evidence a Vault can hold. In Ripple's Hong Kong real-estate pilot the tokenised representation reflected the bank's charge, not the title deed. The business is the orchestration layer between the asset and the finance.
Lending & CollateralTokenise to lend: a testnet demonstrator, in development
We are building a demonstration, on the XRP Ledger test network only, of the whole chain we are working towards:
- Verified Vault
- Collateral Report
- Eligibility
- Test Multi-Purpose Token for a demonstration SPV's interest
- Posted as collateral
- Loan drawn
- Repaid
- Released
The test token will carry only a Vault ID and a manifest fingerprint - no personal data - with authorised holders and clawback enabled. It will use the Single Asset Vault and Lending Protocol where those amendments are enabled on the test network, and an escrow-based fallback where they are not. The data model behind it - valuations, insurance, liens, charges, collateral and facilities - is being built for real, not as a demo.
Testnet demonstration - no real assets, money or offers. Mainnet, real lenders, real issuance and any public offer remain on the roadmap, subject to regulatory approvals.
A conventional proptech addresses one class. The record is class-agnostic.
Property is live in pilot. Watches and jewellery are next: the luxury market has a register of stolen pieces and brand passports for new goods, but no owner-side record for a pre-owned watch. Vehicles follow, then Marine - each launching with the partners who register them; the rest are designed for.
All twelve classes- PropertyLive in pilot
- LandRoadmap · subject to approvals
- VehiclesLaunching
- MarineRoadmap · subject to approvals
- AviationRoadmap · subject to approvals
- LuxuryLaunching next
- ArtRoadmap · subject to approvals
- CollectablesRoadmap · subject to approvals
- Consumable CollectablesRoadmap · subject to approvals
- Specialist AssetsRoadmap · subject to approvals
- InfrastructureRoadmap · subject to approvals
- Financial / RightsRoadmap · subject to approvals
Real-world asset infrastructure on the XRP Ledger: the compliance primitives are live on mainnet. No smart contract required.
XRPL is the ledger and settlement infrastructure; RLUSD the settlement asset; XRP the liquidity. The tokenisation infrastructure below is what the XRPL ecosystem already ships.
| Primitive | Standard | Mainnet |
|---|---|---|
| NFTs | XLS-20 | 31 Oct 2022 |
| Clawback | - | 8 Feb 2024 |
| DID | XLS-40 | 30 Oct 2024 |
| Price Oracles | XLS-47 | 2 Nov 2024 |
| DynamicNFT | XLS-46 | 11 Jun 2025 |
| Credentials | XLS-70 | 4 Sep 2025 |
| Multi-Purpose Tokens | XLS-33 | 1 Oct 2025 |
| Permissioned Domains | XLS-80 | 4 Feb 2026 |
| Permissioned DEX | XLS-81 | 18 Feb 2026 |
| Token Escrow | XLS-85 | 12 Feb 2026 |
| Single Asset Vault · Lending Protocol | XLS-65 · XLS-66 | In validator voting, well short of the 80% threshold |
Registry-grade tokens run here
The Dubai Land Department issues its own title-deed tokens on the XRP Ledger through a licensed platform (Phase 1, May 2025; secondary trading, 20 Feb 2026). It proves the ledger carries registry-grade tokens.
A public timestamp nobody will be able to rewrite.
The record lives off-chain, where the law and the owner can reach it. The ledger will hold what only a ledger can: a daily anchor of document seals - in rehearsal on the XRPL testnet today - and in time a pointer token for each Vault ID: a pointer to the record, never title.
Native compliance primitives - permissioned tokens, credentials, clawback - come without smart contracts. The record keeps working without the ledger; the ledger will make it publicly checkable.
The law, the sandbox and the standards arrived together.
Tokens are property in UK law
The Property (Digital Assets etc) Act 2025 (Royal Assent 2 Dec 2025) confirms that a digital token can be property in its own right - a third category of personal property. It does not link a token to a home, car or watch - that link is contractual.
A live UK sandbox
The Bank of England and FCA Digital Securities Sandbox has been live since 8 Jan 2024 and runs to 2029; the Bank and the FCA were working with 16 firms in it in May 2026 (Bank of England, 18 May 2026); HSBC (13 Jul 2026) and ClearToken (18 Sep 2026) have passed Gate 2. CurveBlock, the first entrant focused on real-estate development fund tokenisation (Gate 1, May 2025), is Leeds-based.
Europe has a regime
MiCA's crypto-asset service provider regime has applied across the EU since 30 Dec 2024, with transitional periods ending by 1 Jul 2026. It does not cover tokenised securities (MiFID) or unique NFTs.
Property data standards exist
RLBA members hold ~500,000 compliant logbooks (Today's Conveyancer, Oct 2025); the OPDA/DPMSG sandbox was scheduled to run to Oct 2026 (Mortgage Solutions, Oct 2025). We plan to join the Open Property Data Association and to register with the Residential Logbook Association, and to export the Homes record in the OPDA data standard; no membership is claimed until it is true. Property Vault reads HM Land Registry open data. HM Land Registry is the register of title; we never touch it.
Proof of execution: Homes, live in pilot.
A working app at propertyvault.world/homes with a real verification engine, sealed documents and scoped sharing - the first piece of the real-world asset infrastructure in production. One demonstration record is public. Yorkshire first.
- One Vault ID per home; a UPRN or a stated reason required.
- An event timeline with per-stage evidence requirements.
- Documents hashed on upload with an integrity receipt; corrections stored as new versions.
- A Vault Score engine with the published weights shown in the record.
- Scoped, time-limited sharing - owner, agent-buyer, insurer-surveyor, solicitor; opens logged; scope tokens 160-bit, stored hashed, expiring. Next: lender-valuer, loss-adjuster, probate, broker and auction.
- A founding professional issuer: Paddick Engineering, structural engineers in Leeds.
- A professional admin with analytics. Integrity anchoring runs as a rehearsal on the XRPL testnet: Merkle roots of keyed commitments are written to the test network, which can be reset, and listed on the public anchor page; mainnet anchoring is on the roadmap, subject to approvals.
- Rear extension · Building Control completionweight 1.0
- Full rewire · EIC, registered electricianweight 0.9
- Boiler · installer certificate, firmweight 0.7
- Roof · owner photographs and invoiceweight 0.4
- Sealed · integrity receipt on uploadreceipt
- Scope · agent-buyer, time-limitedopens logged
A record is created once and read many times. Each read has a different payer.
Owners are free. Pro is billed per Organisation at the transaction. Markets and Lending & Collateral fees come through regulated partners from launch.
Contribution per record rises with age. See pricing.
Every verified record makes the next one more valuable.
Owners create records for free. Professionals verify them. Verified records attract the people who pay to read them - lenders, insurers and buyers. Every transaction adds history; history builds trust; trust gives the asset financial utility; and financial utility brings more assets in.
Four revenue engines ride it: owners free; professional subscriptions; verification and Vault API usage; and, through regulated partners from launch, financial infrastructure. The business does not depend on transaction fees alone.
- Owners create Vaults
- Professionals verify
- Lenders, insurers, buyers read
- Transactions happen
- History deepens
- Trust compounds
- Financial utility
- More assets enter
Five phases. Every XRPL dependency is mainnet-live unless flagged.
Dates are targets, not commitments. Amendments in validator voting are "when activated".
Make the record publicly verifiable
Daily Merkle anchoring on XRPL mainnet with a public verifier; open-data seeding; pointer token on testnet after the DPIA.
Liability-carrying readers accept the record
Pro workflows live with Organisations under contract; Vault API v1; the second class opened.
Channels, not one-offs
Agent, conveyancer, claims and dealer channels live; Luxury (watches and jewellery first), then Vehicles, with registering partners.
First exemplar tokenised asset
With a named FCA-authorised issuer or Digital Securities Sandbox participant - Property Vault as record and eligibility layer only. Subject to regulatory approvals.
Asset → Identity → Verification → Value → Collateral → Credit
On-ledger collateral and lending through XLS-65 and XLS-66 when activated; regulated lenders via the Vault API until then.
Among XRPL projects and RWA tokenisation platforms, everyone does one thing. Nobody operates the asset-agnostic verification layer.
Single-class incumbents
Vehicle-history checks (one class, a moment in time); home logbooks (ungraded documents); brand passports (new goods only); stolen-goods registers (negative only). None spans classes or survives a sale.
RWA tokenisation platforms
Financial instruments, with no verified record of the physical asset underneath. Issuance partners, not competitors: they run the offer and the venue; we supply the record.
XRPL neighbours
Filedgr, Evermore, FortisNet, NIR-Watchdog, Kodelab and Propto each do one thing. Nobody has shipped publicly verifiable anchoring with an open schema for a UK property record, or XLS-70 issuer registration for building-trade professionals. We take those two.
We are raising a strategic round with XRPL-ecosystem investors and are in discussion with ecosystem grant programmes.
What the capital builds
- Anchoring and the verifierOpen record schema; draft XLS for physical-asset attestation.
- Scheme integrations and Pro channelsAgents, conveyancers, claims, dealers; Vault API v1.
- The first regulated tokenisation and lending partnershipsSubject to regulatory approvals.
- Compliance, PI and the teamFCA perimeter memo, DPIA, issuer terms, professional indemnity cover.
What the ecosystem gets
The know-your-asset layer - real-world asset infrastructure in front of physical-asset tokenisation on the XRP Ledger: publicly verifiable records on native primitives, with an open schema and a draft XLS the ecosystem can reuse.
The mechanics, stated correctly
The XRPL Foundation is the network's steward; it publishes the UNL and holds standards. It is not an investor and does not endorse companies. We ask it to review the draft XLS. Nobody is named as an investor until signed.
Founder-led. Leeds, UK.
Daniel Tidmarsh - founder
Leeds, UK. The vision and the architecture on this page are Dan's. More about Property Vault.
The hires the round funds
A CTO; a compliance lead; a conveyancing or agency operator; XRPL engineering. See careers.
Request the investor brief
The concept, the capital plan as working assumptions, the roadmap and every source. Write to hello@propertyvault.world or contact us.
This page describes Property Vault's plans. It is not an offer or a financial promotion. Any offer is made by a regulated issuer or lender, never here.
Real-world asset infrastructure: investor questions.
What XRPL ecosystem funds, grant programmes and strategic investors ask before requesting the brief.
What is real-world asset infrastructure?
The layer that gives a physical or legal asset a verified record before it is financed or tokenised: a permanent identity, sealed documents, a history graded by who issued it, a verification score and eligibility data a regulated issuer or lender can act on. Property Vault builds that layer. It is real-world asset infrastructure, not a token, a venue or a lender.
Is Property Vault an RWA tokenisation platform?
Not as an issuer or a venue. RWA tokenisation platforms issue and trade financial instruments; Property Vault makes the asset underneath verifiable first and supplies the record and eligibility data to a regulated issuer. The tokenisation infrastructure on the XRP Ledger - permissioned tokens, credentials, clawback - is used, never operated as a venue.
What is verify-first tokenisation?
The order of operations: verify first, finance second, tokenise third. A Vault Score and a clean statutory record come before any token. Tokenised property failed when the record went stale - unpaid taxes, blight and litigation (RealT, Jul 2026); illiquidity (USDR, Oct 2023). Verify-first tokenisation is the answer to that failure.
Which XRPL features does the real-world asset infrastructure depend on?
Live on mainnet: NFTs XLS-20, DynamicNFT XLS-46, DID XLS-40, Credentials XLS-70, Multi-Purpose Tokens XLS-33, Permissioned Domains XLS-80, Permissioned DEX XLS-81, Clawback and Token Escrow XLS-85. On-ledger lending depends on Single Asset Vault (XLS-65) and the Lending Protocol (XLS-66), still in validator voting - supported when activated; regulated lenders assess Vaults through the Vault API until then.
Is this page an offer?
No. This page describes Property Vault's plans. It is not an offer or a financial promotion. Any offer is made by a regulated issuer or lender, never here. Promotion of investments in the UK is restricted (s21 FSMA; the cryptoasset financial-promotions regime in force since 8 Oct 2023).
How do I request the investor brief?
Write to hello@propertyvault.world or use the contact form with the investor-brief topic. The brief covers the concept, the capital plan as working assumptions, the roadmap for the real-world asset infrastructure and every source cited on this page.
Size it. Verify it. Fund it.
Real-world asset infrastructure for every asset of value, on the XRP Ledger.