À propos
Property trader operation in Houilles (78800), 8 rue Alexandre Dumas. Acquisition of a T6 house of 90m² on plot of 299m² for 400 000€, division into two lots (house + buildable land) and resale for 570 000€ total. Land under promise signed 23/11/2025, deed scheduled 18/04/2026. Operator SAS Girod Immobilier, already financed once on ClubFunding with repayment completed.
Plateforme · 17.5/25
A1 · Statut réglementaire
8.0/8✓ max
- agrément AMF licence from AMF currently valid under European regulation 2020/1503
- Highest status on the grid
- Score adjusted thanks to live data: confirmation of active agrément AMF licence
A2 · Track Record
3.5/6
- Score adjusted thanks to live data: default 0.09% (<1%) → 6 pts; delay >6 months 32.23% (30-50%) → 1.5 pts; actual vs announced return N/A → 0 pts
- Calculation: (6×0.5)+(1.5×0.3)+(0×0.2)=3.45, rounded to 3.5/6
A3 · Rigueur de sélection
1.0/4faible
- No published selection rate or detailed process description identified in available data
- Established platform (since 2015) and recognised on the French market
A4 · Santé financière
3.0/4bon
- Independent platform, operational since 2015 (9+ years), >€1bn funded, no collective insolvency proceeding against ClubFunding itself
- Portfolio delays fall under A2, not A4
- Absence of stress signal at platform level
A5 · Protection investisseurs
2.0/3
- agrément AMF licence → 4-day cooling-off period plus mandatory continuity plan (1 pt)
- Segregated accounts via third-party PSP presumed compliant with agrément AMF (1 pt)
- Secondary market not documented in available data (0 pt)
Projet · 47.0/75
(50.0 brut, red flags −3)
B1 · Instrument & Structure
9.0/10bon
B1.1: 5/5 - Simple obligation fixed rate French law
B1.2: 3/3 - Issuer SAS GIROD distinct, French law clear
B1.3: 1/2 - First ranking mortgage documented not yet registered at conservatory at file date
B2 · Opérateur & Track record
8.0/15
B2.1: 4/4 - Olivier Girod appointed, age, address, 100% shareholder
B2.2: 2/5 - President since 07/2023 only, 3 property trader operations delivered documented
B2.3: 2/3 - 1 operation repaid on ClubFunding
B2.4: 0/3 - SIREN provided (807764980) corresponds to ClubFunding SAS, not GIROD IMMOBILIER; actual SIREN 978310548 RCS Versailles; balance sheet too recent (creation 07/2023), register discrepancy unresolved
B3 · Garanties & Sûretés
10.0/15
B3.1: 7/9 - First ranking mortgage in course of registration documented in contract
B3.2: 1/4 - Joint and several guarantee Olivier Girod: assets not detailed, holding capitalised at 50K€ equity only, gearing unknown
B3.3: 2/2 - Escrow bank Treezor identified, but absence of senior bank credit; project <2M€ therefore no RF2
B4 · Structure financière
14.0/15bon
B4.1: 4/5 - Loan-to-Value (ratio prêt/valeur actif) crowd 47.5% (190K/400K): between 40-55%
B4.2: 4/4 - Operator equity 156 299€ on ~400K total: ~39% of acquisition price, threshold 35-50%
B4.3: 4/4 - Stress scenario documented: energy renovation alone sufficient; value >6000€/m²
B4.4: 2/2 - Target revenue 570K€ vs cost ~400K€ + fees; gross margin ~17% on estimated net revenue
B5 · Pré-commercialisation
6.0/10
- Offers received for 100% of lots (house 370K€ + land 200K€) but all subject to suspensive conditions
- House offer conditioned on sale of apartment Cergy
- Land offer conditioned on building permit and geotechnical study
- Commitments not firm, real lapse risk: 6/10
B6 · Permis & Maturité
0.0/5faible
- Land not yet executed at file date (deed scheduled 18/04/2026, under promise signed 23/11/2025)
- For marchand de biens, land not executed - 0/5 and triggers RF6
B7 · Marché & Localisation
3.0/3✓ max
- Houilles (78), Île-de-France municipality, established residential market near Paris
- Target resale price ~3944€/m² (house) and land: within range of live data (3142-3566€ national, higher in Île-de-France)
- Stable market in recovery, volumes +11% YoY
⚠ Alertes détectées · −3 pts déduits
Terrain pas encore acheté
−3 pts
Land not executed on RE-MDB operation - promise signed 23/11/2025, deed scheduled 18/04/2026, not completed at file date
Points forts
100% of lots with offers received, resale prices in median of Île-de-France market
Operator contribution ~39% of acquisition price, moderate leverage effect
First ranking mortgage documented and personal guarantee of director
Stress scenario (energy DPE renovation alone) viable and documented
Operator with 3 property trader operations delivered including 1 already repaid on ClubFunding
Risques identifiés
Land not yet executed: deed scheduled 18/04/2026, operation depends on completion
Offers received subject to multiple suspensive conditions (Cergy sale, building permit, geotechnical)
SIREN communicated (807764980) does not correspond to SAS GIROD IMMOBILIER according to register
Director president since 07/2023 only: property trader experience limited to 3 operations
ClubFunding delay rate >32%: risk of extension exceeds market norm
Voir toute l'analyse ClubFunding →
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