Division Richard Simon Dieppe — ROUEN INVEST IMMO

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 Richard Simon Dieppe — ROUEN INVEST IMMO

Average

score / 100

Yield

9%/yr

Duration

8 months

Min. ticket

10 €

Amount raised

318 k€

Invest →

À propos

Property trader operation concerning the acquisition, division and resale by units of an building of 476 m² (10 units) located at 17 rue Richard Simon, 76200 Dieppe. Operator is ROUEN INVEST IMMO (Valentin Jean), SASU with share capital €50. Total cost €356,000, expected resale €504,000, forecast margin 41.6%. Simple obligation in fine over 8 months at 9%/year, with first rank mortgage registered, interest escrow and works escrow, 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 · 35.0/75 (40.0 brut, red flags −5)

B1 · Instrument & Structure 8.0/10bon

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

B1.2: 2/3 - Direct operator loan (dedicated SASU), well documented French law

B1.3: 1/2 - First rank mortgage mentioned but registration status not confirmed at file date

B2 · Opérateur & Track record 6.0/15faible

B2.1: 2/4 - Valentin Jean named, identified manager, no verifiable public profile provided

B2.2: 2/5 - No documented property trader operation delivered, transfer of competence not proven

B2.3: 0/3 - No history on Bricks or other AMF-regulated platform documented

B2.4: 2/3 - No procedure identified; share capital €50, balance sheet not communicated

B3 · Garanties & Sûretés 9.0/15

B3.1: 7/9 - First rank mortgage in registration process (deed signed, formality announced)

B3.2: 1/4 - Personal guarantee not notarised (private electronic signature), Valentin Jean's assets not assessed

B3.3: 1/2 - No banking partner identified, project <€2M therefore RF2 not triggered

B4 · Structure financière 10.0/15

B4.1: 4/5 - Loan-to-Value (ratio prêt/valeur actif) €318K/€356K total cost = 89% (Loan-to-Value (ratio prêt/valeur actif) on acquisition: €318K/€258K = 123%, but Loan-to-Cost (ratio prêt/coût total) €318/€356 = 89%, property trader threshold on acquisition >75% → score 3/5 adjusted). Adjusted score: Loan-to-Value (ratio prêt/valeur actif) acquisition = €318K/€258K excluding costs = 123% → high risk

B4.2: 1/4 - Equity contribution €38K on €356K total = 10.7% (property trader threshold 15-25%)

B4.3: 2/4 - Margin 41.6% comfortable; no formal stress test but low Loan-to-Cost (ratio prêt/coût total) compensates

B4.4: 2/2 - Net margin forecast >15% of turnover ex-VAT (€148K/€504K = 29.4%)

B5 · Pré-commercialisation 2.0/10faible

marchand de biens: no signed undertaking on units, Dieppe market poorly documented in terms of liquidity, volumes in sharp decline
Standard city centre product but no buyer commitment

B6 · Permis & Maturité 4.0/5bon

Prior notification decision DP 76 217 2200281 delivered 17/01/2023 (cleared)
Land in course of acquisition (crowdfunding financing = acquisition)
Acquisition not yet executed at file date → score 3/5
Land under crowdfunding financing = planned acquisition, prior notification cleared → 4/5

B7 · Marché & Localisation 1.0/3faible

Dieppe: secondary market Seine-Maritime, price €2,400-€4,000/m² city centre
Volumes -59.83% in 2 years, growth +0.1% over 12 months
Market stabilised but low liquidity, medium-sized coastal town
Score 1/3

⚠ Alertes détectées · −5 pts déduits

Ratio prêt/valeur trop élevé −5 pts

LTV calculated at 123% on acquisition price (€318K raised / €258K acquisition) - loan-to-value ratio on acquisition very high on property trader operation.

Points forts

✓Forecast margin high at 41.6% providing comfortable safety cushion.

✓First rank mortgage planned plus interest escrow 6 months plus works escrow €50K.

✓Short duration of 8 months limiting temporal exposure.

✓Prior notification of division obtained and cleared since 2023.

✓Rate 9%/year within property trader standard, no yield premium.

Risques identifiés

!LTV on acquisition price of 123%: crowdfunding financing covers entire purchase and costs.

!No documented property trader operation delivered for Valentin Jean, first project on platform.

!Share capital €50 and balance sheet not communicated; operator financial strength not verifiable.

!Personal guarantee not notarised (electronic signature), manager's assets not assessed.

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

⚠ 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.