Bricks Property trading 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.

Vichy Résidence Le Foch

Fragile

score / 100

Yield

9%/yr

Duration

12 months

Min. ticket

10 €

Amount raised

416 k€

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À propos

Property trader transaction carried by G B Concept (Grégory Balmet) at 7 rue Maréchal Foch, Vichy (Allier). Acquisition and renovation of a building of 433 m² to be divided into 12 one and two room units within the Denormandie regime, intended to be sold to investors via financial advisory platform networks. Simple obligation in fine over 12 months, quasi-integral financing by crowd raising (416,000€ out of 456,000€ total cost).

Plateforme · 19.0/25

A1 · Statut réglementaire 8.0/8✓ max

agrément AMF licence in valid force, fonds propres-2023-8 licence
Maximum applicable score

A2 · Track Record 5.0/6bon

Default 0% → 6/6
Delay 5.38% (threshold 5-15%) → 4.5/6
Net return 7.78% vs 10% announced, gap 2.22pp below lower bound → 1.5/6
Weighted score: (6×0.5)+(4.5×0.3)+(1.5×0.2)=4.65 → rounded 5

A3 · Rigueur de sélection 2.0/4

Selection process not detailed publicly, selection rate not published
Implicit mention of a process via agrément AMF licence
Score 2/4

A4 · Santé financière 2.0/4

Independent platform in strong growth (141M€, no.1 FR 2025)
Forced stoppage 7 months (Dec 2022-Jul 2023) and registre ORIAS deletion resolved
No identified institutional shareholder
Viability confirmed but regulatory history weighs
Score 2/4

A5 · Protection investisseurs 2.0/3

agrément AMF licenced → mandatory reflection period 4 days + Capsens continuity plan documented → 1 pt
Segregated accounts legally mandatory under agrément AMF → 1 pt
Secondary market not mentioned → 0 pt

Projet · 28.0/75 (33.0 brut, red flags −5)

B1 · Instrument & Structure 8.0/10bon

B1.1: 5/5 - Simple obligation fixed rate French law

B1.2: 2/3 - Direct loan operator G B Concept, well documented

B1.3: 1/2 - First rank mortgage claimed, not yet registered at file date

B2 · Opérateur & Track record 7.0/15faible

B2.1: 4/4 - Gregory Balmet appointed, identifiable manager

B2.2: 2/5 - Created 2018, property trader Denormandie, 1-2 documented operations, partial track record

B2.3: 0/3 - No documented Bricks history

B2.4: 1/3 - Share capital 5,000€, financial statements not provided; insufficient data, crowdfunding forum OVERDUE flagged

B3 · Garanties & Sûretés 6.0/15faible

B3.1: 7/9 - First rank mortgage in course of registration (deed to be signed)

B3.2: 0/4 - SASU capital 5,000€, financial statements unavailable, gearing unknown, guarantor not assessed

B3.3: 0/2 - No banking partners, project <2M€ therefore no RF2

B4 · Structure financière 5.0/15faible

B4.1: 2/5 - Loan-to-Value (ratio prêt/valeur actif) approximately 90% (416K/456K total cost); >75% threshold marchand de biens → 2 points, RF7 triggered

B4.2: 0/4 - Contribution 40K/456K = 8.8%, <15% marchand de biens → 0 point

B4.3: 2/4 - No stress test, Loan-to-Cost (ratio prêt/coût total)>60% → 0; but pre-commercialisation 400K partially offsets → 2 points

B4.4: 0/2 - Margin 114.9% gross on transaction but on Denormandie asset; net margin <10% estimated after all fees

B5 · Pré-commercialisation 3.0/10faible

Pre-commercialisation declared 400,000€ via financial advisory platform (OPTISSIMMO/INOVEA), not formalised by notarised agreements
Commitments ranking 4th (letters of intent/financial advisory platform network), not counted at 100%
1 confirmed interest in writing → 3 points

B6 · Permis & Maturité 3.0/5

Land in course of acquisition (deed not yet executed at file date, financing conditional on capital raising)
Works not started, permit obtained implicit for renovation
Score 3/5 by analogy marchand de biens land executed + works not started

B7 · Marché & Localisation 1.0/3faible

Vichy, mid-sized city (85,000 inhabitants), Denormandie secondary market, dependence on tax regime, few recent comparable data
Stable market but not premium

⚠ Alertes détectées · −5 pts déduits

Ratio prêt/valeur trop élevé −5 pts

LTV calculated at 91% (416K on total cost 456K, threshold 85%) - loan to value ratio too high on this RE-MDB project.

Points forts

✓First rank mortgage planned on the asset, coverage 120% of principal.

✓Denormandie regime with identified financial advisory platform network (OPTISSIMMO, INOVEA) for commercialisation.

✓Works escrow 80,000€ released on invoices, Bricks monitoring planned.

✓Fixed rate 9% per annum paid monthly, short duration 12 months.

✓Bricks platform licensed PSFP AMF FP-2023-08.

Risques identifiés

!Crowdfunding forum alert: project 'Foch' associated with notarial error and funds reinvested outside project.

!OVERDUE status referenced in crowdfunding default discussions for this project.

!LTV 91% very high for RE-MDB; operator contribution 8.8% insufficient.

!Share capital G B Concept 5,000€, financial statements not provided, financial soundness not verifiable.

!No banking partners, quasi-integral financing by crowd debt, total dependence on capital raising.

⚠ 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.