Division et revente à la découpe — Hyper-centre de Dieppe

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.

Division et revente à la découpe — Hyper-centre de Dieppe

Average

score / 100

Yield

9%/yr

Duration

12 months

Min. ticket

10 €

Amount raised

620 k€

Invest →

À propos

Property trader operation comprising acquisition, division into units and resale of three adjoining buildings located at 71, 73 and 75 Grande Rue in Dieppe (76200), in pedestrian hyper-centre. The operator ROUEN INVEST IMMO (Valentin Jean) targets total cost of 685,000€ for forecast resale of 770,000€. Partial pre-marketing of approximately 400,000€ already committed. Bond financing of 620,000€ over 12 months with first rank mortgage and personal guarantee.

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 · 33.0/75 (38.0 brut, red flags −5)

B1 · Instrument & Structure 8.0/10bon

B1.1: 5/5 - Simple bond at fixed rate, French law

B1.2: 2/3 - Direct loan from SASU operator, clear French law

B1.3: 1/2 - First rank mortgage provided but registration conditional on deed execution, not yet registered

B2 · Opérateur & Track record 7.0/15faible

B2.1: 2/4 - Valentin Jean appointed, identifiable manager, little public information

B2.2: 2/5 - Company created 2020, some implicit operations but no documented track record delivered

B2.3: 1/3 - First operation on Bricks, reputation not verified elsewhere

B2.4: 2/3 - No proceedings identified, share capital 50€ very low

B3 · Garanties & Sûretés 10.0/15

B3.1: 7/9 - First rank mortgage in course of registration (deed signed conditional on acquisition)

B3.2: 1/4 - Natural person guarantor, patrimony not valued, company share capital 50€

B3.3: 0/2 - No banking partner, project <2M€ (RF2 not triggered)

B4 · Structure financière 6.0/15faible

B4.1: 0/5 - Loan-to-Value (ratio prêt/valeur actif) calculated 92.5% (620K/670K asset+fees), marchand de biens threshold >75% = 0pt, RF7 triggered

B4.2: 1/4 - Equity contribution 65K€ on 685K total = 9.5%, below 15%

B4.3: 2/4 - No stress test but pre-marketing 52% partially offsets

B4.4: 1/2 - Forecast margin 12.4% (85K/685K), threshold 10-15% = 1pt

B5 · Pré-commercialisation 3.0/10faible

Pre-marketing ~400K€/770K€ (52%) on units 1 and 10, but quality of commitments not specified (letters of intent or binding agreements)
Verbal commitment or LOI probable. marchand de biens grid score: 1 interest confirmed in writing → 3/10

B6 · Permis & Maturité 3.0/5

Land under binding agreement (not yet completed at document date)
Works budgeted 40K€
No mention of division permit obtained
Land not completed → marchand de biens score 0 at date
RF6 not triggered as deed planned concomitantly
Prudent score 3/5 subject to completion

B7 · Marché & Localisation 1.0/3faible

Dieppe: secondary Norman market
Transaction volumes -59.83% over 2 years
Price 2,400-4,000€/m² historic centre consistent with exit 770K€
Market stable but illiquid
Score adjusted thanks to live data: volumes very depressed → 1/3

⚠ Alertes détectées · −5 pts déduits

Ratio prêt/valeur trop élevé −5 pts

LTV calculated at 92.5% (620,000€ crowd / ~670,000€ acquisition value + fees) - ratio above RE-MDB 85% threshold

Points forts

✓First rank mortgage conditional on deed, solid security interest if registered.

✓Partial pre-marketing ~400,000€ on identified units.

✓Escrow of works and interest (6 months) reinforces payment security.

✓Location in Dieppe hyper-centre, pedestrian shopping street.

✓Potential momentum linked to Penly EPR project (residential demand).

Risques identifiés

!Very high LTV (92.5%): near-total financing by debt bond, minimal equity contribution.

!Share capital of 50€ and operator track record not documented on completed projects.

!Dieppe transaction volumes in sharp decline (-59.83% over 2 years), uncertain liquidity.

!Quality of pre-marketing not specified (binding agreements or simple purchase intentions).

!Absence of banking partner and total dependence on repayment by unit sales.

⚠ Avertissement sur les risques

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