À propos
Buy-to-sell operation with subdivision of a mixed building (residential and professional) located 6-8 avenue Foch, Beauvais city centre (60000), carried by SARL Immobilière Saint Laurent (Dimitri Radziminski). The building was acquired from equity for €625,000; two lots have already been sold and one is under undertaking. The €377,000 obligation over 10 months aims to partially refinance the operation during the holding phase until sale of remaining lots.
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 · 45.0/75
B1 · Instrument & Structure
8.0/10bon
B1.1: 5/5 - Simple obligation fixed rate French law
B1.2: 2/3 - Direct operator loan, well documented French law
B1.3: 1/2 - First ranking mortgage mentioned, formal registration not confirmed at file date
B2 · Opérateur & Track record
7.0/15faible
B2.1: 2/4 - Dimitri Radziminski appointed, no verified public profile
B2.2: 1/5 - Property trader experience not documented, first known transaction on platform
B2.3: 0/3 - No platform history or other AMF-regulated platform history
B2.4: 2/3 - No proceeding identified, very limited accounts (capital €2,000), insufficient financial information
B3 · Garanties & Sûretés
10.0/15
B3.1: 7/9 - First ranking mortgage being registered on identified asset
B3.2: 1/4 - Personal guarantee from Radziminski, patrimony not evaluated
B3.3: 0/2 - No bank partner, project <€2M therefore not RF2
B4 · Structure financière
10.0/15
B4.1: 3/5 - Loan-to-Value (ratio prêt/valeur actif) ~53% (€377K/€710K total cost), threshold 55-65% → 3 points marchand de biens
B4.2: 3/4 - Equity contribution €332,800 or ~47% of total cost, compliant 35-50%
B4.3: 2/4 - No explicit stress test but Loan-to-Value (ratio prêt/valeur actif) <60% structurally compensates
B4.4: 2/2 - Net margin 16% > 15% marchand de biens threshold
B5 · Pré-commercialisation
5.0/10
- Two lots sold (€115K) + signed undertaking €230K = €345K out of €825K turnover = 42%
- Between 50% and 80% with mix of commitments and reservations
- Medical unit €410K uncommitted represents main risk
- Score 5/10 (just under 50% with undertaking)
B6 · Permis & Maturité
4.0/5bon
- Land acquired from equity at deed
- Conversion to co-ownership works in progress or completed
- Sales already effected confirm advancement
- Score 4/5 marchand de biens land deeded + works in progress
B7 · Marché & Localisation
1.0/3faible
- Beauvais, medium-sized city (55,000 inhabitants), stable secondary market
- Medical premises €410K = key lot without commitment
- Stable market but limited recent comparable data
- Score 1/3
Points forts
First ranking mortgage on identified asset with announced 159% coverage
Significant equity contribution (€332,800 or ~47% of total cost)
Escrow of 10 months interest securing first payments
Land deeded, two lots already sold and undertaking in progress (42% of turnover)
Professional premises let generating €35,148/year income during holding period
Risques identifiés
Professional/medical premises valued €410,000 represents 50% of projected turnover without firm commitment
Poorly documented operator: share capital €2,000, no verifiable property trader history
Unsecured personal guarantee (electronic signature), assets of director not evaluated
Projected margin of €115,000 (~16%) offers limited reserve against commercial risks
Beauvais secondary market, demand for medical professional premises not confirmed by recent data
Voir toute l'analyse Bricks →
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