Baltis Equity investment Financé

Ce projet est clôturé. L'analyse ci-dessous reflète les informations disponibles au moment de la souscription et n'a pas été mise à jour.

Paris Signature

Fragile

score / 100

Min. ticket

100 €

Amount raised

1 M€

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À propos

Club Deal in shares covering acquisition and heavy renovation of two high-end apartments in Paris (56 Avenue Foch, 16th and 3 Avenue Élisée Reclus, 7th arrondissement). Operation piloted by Magellim REIM (Magellim Group subsidiary, ~2bn€ managed assets, AMF GP licence GP-14000048). Investors subscribe to capital of SAS Explorateur 7, dedicated vehicle which will take stake in SAS Club Magellim Rési+. Current stage: assets still under exclusivity, acquisition not yet executed.

Plateforme · 16.4/25

A1 · Statut réglementaire 8.0/8✓ max

Licence agrément AMF AMF fonds propres-2023-30 currently valid, verified in AMF register
Complete regulatory status

A2 · Track Record 2.4/6faible

Score adjusted thanks to live data
Default: 6/6 (0% published final defaults)
Delay >90d: 1.5/6 (28.12% delays - range 30-50%)
Yield: insufficient data on realised vs announced IRR (3/6 by caution)
Formula: (6×0.5 + 1.5×0.3 + 3×0.2) = 3.0 + 0.45 + 0.6 = 4.05, minus 2pts penalty incomplete statistics = 2.4/6
CrowdRevolt mentions documented on problematic projects (CRAPONNE), organised investors

A3 · Rigueur de sélection 2.0/4

Mention of a documented selection process (prior audits mentioned in context) but selection rate not published
Credibility affected by 28.12% delays and projects in collective insolvency proceedings despite initial audits

A4 · Santé financière 3.0/4bon

Backed by Magellim Group (4.2bn euro AUM), solid institutional shareholder guaranteeing platform viability
Share capital 75K euro (low) but group structure compensates
No platform distress signal identified
High delay rate (28.12%) does not penalise A4 (measured in A2)

A5 · Protection investisseurs 1.0/3faible

agrément AMF licence: 4 day reflection period plus mandatory continuity plan = 1pt minimum guaranteed
Payment service provider not documented in this data (0pt escrow)
No operational secondary market identified (0pt)

Projet · 21.0/75 (29.0 brut, red flags −8.0)

B1 · Instrument & Structure 4.0/10faible

B1.1: 1/5 - Simple shares, equity instrument without real guarantee

B1.2: 2/3 - Dedicated société dédiée (SPV) Explorateur 7, clear French law, double holding

B1.3: 1/2 - No documented senior debt but rank not registered

B2 · Opérateur & Track record 11.0/15

B2.1: 4/4 - Alexandre Toussaint appointed, public profile

B2.2: 5/5 - Magellim REIM, 15 years expertise, 54 club deals delivered, 5bn€ AUM

B2.3: 2/3 - First successful Baltis operation mentioned (Chambéry); 1 operation repaid

B2.4: 0/3 - société dédiée (SPV) Explorateur 7 with no balance sheet; collective insolvency proceeding not verifiable to date

B3 · Garanties & Sûretés 3.0/15faible

B3.1: 1/9 - Shares instrument, no real guarantee or joint and several guarantee documented in file; pure equity

B3.2: 1/4 - Magellim Group solid but guarantee not formalised

B3.3: 1/2 - Lemonway (Qonto) as ACPR-identified payment service provider; no project bank

B4 · Structure financière 8.0/15

B4.1: 3/5 - Loan-to-Value (ratio prêt/valeur actif) not precisely calculable; premium Parisian assets, estimated ratio reasonable

B4.2: 2/4 - Crowd finance shareholding; Magellim contribution not documented in %

B4.3: 2/4 - 14% margin offers cushion, but stress test absent; Loan-to-Cost (ratio prêt/coût total) not calculable

B4.4: 1/2 - Projected margin 14% revenue ex-VAT: complies with 10-15% threshold

B5 · Pré-commercialisation 0.0/10faible

Assets under exclusivity, acquisition not executed
No deed of sale, no reservation, no documented firm buyer commitment
Risk explicitly mentioned that assets may not be acquired

B6 · Permis & Maturité 0.0/5faible

Land not yet executed (exclusivity only)
Triggers RF6 (-3 points)
No works permit documented at this stage

B7 · Marché & Localisation 3.0/3✓ max

Paris 7th and 16th: ultra-liquid premium markets
Live data: +50% volume 7th YoY, price €12,400-15,400/m² premium segments
14% margin consistent with market in post-correction stabilisation

⚠ Alertes détectées · −8 pts déduits

Terrain pas encore acheté −3 pts

Land not yet executed on RE-MDB asset - assets under exclusivity only, acquisition not completed (-3 points)

Aucune garantie réelle sur ce projet −5 pts

No real or personal guarantee documented on this €1,000,000 equity project - pure shares instrument without security (-5 points)

Points forts

✓Magellim REIM operator recognised: 15 years experience, 54 club deals, 5bn€ AUM.

✓Exceptional location Paris 7th and 16th, liquid premium segments.

✓Projected margin 14% of revenue ex-VAT offers safety cushion.

✓Baltis PSFP structure licensed AMF, Lemonway as ACPR-identified payment service provider.

✓Premium Parisian market in documented recovery, solid international demand.

Risques identifiés

!Nature of operation: capital investment (shares), not a loan. The displayed score was calculated using the debt grid, which scores under B3 real guarantees that a capital investment does not have by construction. This score is therefore structurally penalising and under review with the capital grid (contractual protections, valuation, dilution, exit mechanism).

!Assets under exclusivity not yet acquired: risk that operation may not complete.

!Equity instrument (shares): complete absence of real or personal guarantee formalised.

!SPV Explorateur 7 created April 2026, no balance sheet available, judicial verification impossible.

!Structural conflict of interest: Baltis (platform) and Magellim REIM (operator) belong to same group.

!Baltis platform delay rate 28.12%: selection quality history to monitor.

⚠ Avertissement sur les risques

Investir en crowdfunding comporte un risque de perte partielle ou totale du capital, ainsi qu'un risque d'illiquidité. Selon le baromètre France FinTech / Forvis Mazars 2025, 25 à 30 % des projets accusent un retard de plus de 6 mois et 4 à 6 % entraînent une perte définitive. Ne placez jamais plus de 5 à 10 % de votre patrimoine en crowdfunding et diversifiez sur au moins 10 projets. CrowdPickr est un service d'information indépendant, non agréé en tant que conseiller en investissement. Les analyses présentées ne constituent pas un conseil en investissement personnalisé.