Baltis 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.

Projet Villeurbanne – NOLYA INVEST

Average

score / 100

Yield

11.5%/yr

Duration

9 months

Min. ticket

100 €

Amount raised

1.2 M€

Invest →

À propos

Property trader operation concerning the acquisition, renovation and retail resale of a mixed-use real estate complex (2 apartments, 1 commercial premises, 1 office space converted to coworking) located at 2 rue Louis Adam in Villeurbanne (69), near Lyon. Operator is NOLYA INVEST, SPV created January 2026 for this first operation, held by Jordan Dahan, Laurence Dahan and Michaël Weitz via Groupe Nolya. Land acquisition was scheduled March 2026, with no administrative authorisation required.

Plateforme · 19.0/25

A1 · Statut réglementaire 8.0/8✓ max

Baltis holds the agrément AMF AMF licence (fonds propres-2023-19), currently valid in the AMF register
Maximum applicable score

A2 · Track Record 3.0/6

Platform statistics partially published
Delay rate >90 days estimated at 15-25% (portfolio majority promotion immobilière, market 2023-2024 under pressure)
No definitive default documented publicly to date
Actual return versus announced return not officially confirmed
Penalty applied for opacity of aggregated data
Score adjusted for caution: default ~0% (4.5pts×0.5=2.25) + estimated delay 15-25% (3pts×0.3=0.90) + return N/C (0pts×0.2=0) = 3.15 → rounded 3/6

A3 · Rigueur de sélection 2.0/4

Baltis mentions a selection process (committee, financial analysis) on its website but does not publish a quantified selection rate
Process described without verifiable quantitative data

A4 · Santé financière 3.0/4bon

Independent platform, operational since 2018, active fundraising in 2024-2025, no platform distress signal identified
No listed institutional shareholder but existence >5 years and operational continuity confirmed

A5 · Protection investisseurs 3.0/3✓ max

agrément AMF AMF licence → 4-day reflection period + mandatory continuity plan (1pt)
Segregated account via third-party payment service provider (Mangopay, 1pt)
No secondary market documented to date but collateral recovery mentioned in terms and conditions (1pt)

Projet · 31.0/75 (34.0 brut, red flags −3)

B1 · Instrument & Structure 8.0/10bon

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

B1.2: 2/3 - société dédiée (SPV) NOLYA INVEST dedicated to operation, distinct issuer

B1.3: 1/2 - Rank not formally registered, no known senior debt

B2 · Opérateur & Track record 4.0/15faible

B2.1: 2/4 - Jordan Dahan appointed with function, no verified LinkedIn profile

B2.2: 0/5 - NOLYA INVEST created January 2026, 0 documented prior marchand de biens operation

B2.3: 0/3 - No platform history or other

B2.4: 2/3 - Company created January 2026, no proceeding, no balance sheet, symbolic capital €260

B3 · Garanties & Sûretés 8.0/15

B3.1: 6/9 - Pledge on securities (registered pledge of shares) plus notarised personal guarantees from associates

B3.2: 1/4 - Associates not financially assessed, assets not documented

B3.3: 1/2 - No bank credit identified, project <€2M therefore no RF2, 0pt B3.3

B4 · Structure financière 9.0/15

B4.1: 3/5 - Loan-to-Value (ratio prêt/valeur actif) approximately 65% (€1.2M crowd / €1.85M estimated turnover)

B4.2: 2/4 - Equity contribution €383,856 i.e. approximately 24% of total cost

B4.3: 2/4 - No explicit stress test but moderate Loan-to-Value (ratio prêt/valeur actif) and 14% margin provide cushion

B4.4: 2/2 - Net margin 14% of turnover inc. tax, above 10% threshold

B5 · Pré-commercialisation 3.0/10faible

Pre-commercialisation 41% of turnover inc. tax (€750K on €1,850K)
2 lots out of 4 pre-commercialised but nature of commitments (reservations, compromise agreements, LOI) not specified
Break-even not reached, partial commitments

B6 · Permis & Maturité 0.0/5faible

Land not yet acquired as at file date (acquisition scheduled March 2026)
No administrative authorisation required according to operator
RF6 triggered (marchand de biens, land not acquired)

B7 · Marché & Localisation 2.0/3

Villeurbanne, established market adjacent to Lyon, strong residential demand
Slight downward trend (-3.1% per annum) and rent control nuance the score
Exit price €4,461/m² apartments within high local norm

⚠ Alertes détectées · −3 pts déduits

Terrain pas encore acheté −3 pts

Land not yet acquired on RE-MDB operation (acquisition scheduled March 2026, not realised as at file date) - -3 pts

Points forts

✓Baltis platform licenced PSFP AMF, solid regulatory framework.

✓Pledge on securities and notarised personal guarantees from associates as collateral.

✓Acquisition planned at €2,824/m², approximately 25% discount relative to market values.

✓Operator margin 14% of turnover inc. tax, within MDB norms.

✓Villeurbanne: dynamic market, well-served, high residential density.

Risques identifiés

!NOLYA INVEST created January 2026: no prior MDB operation, complete absence of track record.

!Land not acquired as at collection date: risk of acquisition not realised.

!Share capital €260 symbolic, no balance sheet available, operator financial solidity not verifiable.

!Quality of pre-commercialisation commitments (41%) not specified (reservations vs compromise agreements).

!Slight downward trend in Villeurbanne market (-3.1% per annum) and rent control limiting rental yields.

⚠ 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.