La Première Brique Commercial real estate 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.

L'Haltère — Basic-Fit — Hénin-Beaumont

Average

score / 100

Yield

6.6%/yr

Duration

60 months

Min. ticket

1 €

Amount raised

1.7 M€

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À propos

Acquisition of a 1,088 m² commercial unit leased to Basic-Fit at 126 Place Wagon in Hénin-Beaumont (62), via dedicated SASU (LE SPORTIF). Asset already leased on 12-year fixed lease (2022-2034) with joint and several guarantee of listed parent company. Commercial rental property fractionalisation operation: investors receive monthly net rents for maximum 5 years, then capital is repaid on asset sale.

Plateforme · 20.0/25

A1 · Statut réglementaire 8.0/8✓ max

agrément AMF licence AMF in force, licence fonds propres-2023-15 confirmed
Maximum score

A2 · Track Record 5.0/6bon

Default 0% → 6 pts
Delay 8.6% → 4.5 pts (range 5-15%)
Average return 11.7% gross in line with announcements → 6 pts
A2 = (6×0.5)+(4.5×0.3)+(6×0.2) = 3+1.35+1.2 = 5.55 → rounded 5.5

A3 · Rigueur de sélection 2.0/4

Mention of a selection process without published refusal rate or committee details
Mature platform 6 years, €325M collected

A4 · Santé financière 3.0/4bon

Independent platform, >5 years in operation, no operational distress signal
Modest share capital (€150K) but sound growth
No identified institutional shareholder

A5 · Protection investisseurs 2.0/3

Approved agrément AMF: 4-day reflection period + mandatory continuity plan (1 pt)
Segregated accounts presumed via third-party PSP (1 pt)
Secondary market not documented in available data (0 pt)

Projet · 41.0/75 (46.0 brut, red flags −5)

B1 · Instrument & Structure 8.0/10bon

B1.1: 5/5 - Participating loan with remuneration, French law, clear fixed rate

B1.2: 2/3 - Direct loan LE SPORTIF SASU, French law, well documented

B1.3: 1/2 - Simple bond, no known senior debt, de facto rank 1st but not registered

B2 · Opérateur & Track record 6.0/15faible

B2.1: 2/4 - Nicolas Ostrowska appointed, limited publicly accessible information

B2.2: 1/5 - First RE-COM operation, LE SPORTIF created for the operation (capital €1,000)

B2.3: 0/3 - No track record on any platform (0 previous offerings)

B2.4: 3/3 - No proceedings identified, recent company without unfavourable accounts

B3 · Garanties & Sûretés 9.0/15

B3.1: 5/9 - Joint and several guarantee Basic-Fit N.V. (listed parent company Euronext) for entire lease term; no documented registered mortgage

B3.2: 4/4 - Guarantor Basic-Fit N.V., revenue €1.42bn, EBITDA €348m, listed Euronext, exceptional solidity

B3.3: 0/4 - No bank credit mentioned on this project

B4 · Structure financière 9.0/15

B4.1: 3/5 - Loan-to-Value (ratio prêt/valeur actif) ~75.6% (€1,296,583 / €1,715,000 total fundraising), RE-COM class → 2-3 points

B4.2: 0/4 - No documented equity contribution from operator (NA in KIIS)

B4.3: 3/4 - Fixed lease and contractual rents ensure debt service even under stress; documented unfavourable scenario remains positive

B4.4: 2/2 - Target gross IRR ~32.8% over 5 years, acquisition gross yield 8.4%, operator margin positive

B5 · Pré-commercialisation 9.0/10bon

RE-COM
12-year fixed commercial lease signed with Basic-Fit France (tenant in place since 2022), joint and several guarantee of parent company
Rents flowing, operational asset
Corresponds to long-term lease signed >80% of surface with named tenant → 9 points

B6 · Permis & Maturité 5.0/5✓ max

Acquisition scheduled 17/07/2026 (authentic deed)
Existing asset leased, renovation works already completed in 2022
Roof redone 2025
No building permit required
Established activity, all legal documents in order → 5 points

B7 · Marché & Localisation 0.0/3faible

Score adjusted based on live data: Hénin-Beaumont market in documented decline (−57.25% transactions in 2 years, declining trend)
Commercial asset in secondary residential zone in partial deindustrialisation
Resale price uncertain in year 5 in this context → 0 point

⚠ Alertes détectées · −10 pts déduits

Pas de financement bancaire −5 pts

No bank credit on €1,715,000 project (>€2m threshold not reached - project at €1.715m, near threshold; no bank partner identified) - 0 point B3.3 but RF2 not strictly triggered as <€2m

Aucune garantie réelle sur ce projet −5 pts

No registered real security (mortgage, pledge) - only Basic-Fit joint and several guarantee documented; B3.1 = 5 points → RF8 not triggered as joint and several guarantee present

Points forts

✓Tenant listed on Euronext (Basic-Fit N.V.), revenue €1.42bn, 12-year fixed lease with joint and several guarantee of parent company.

✓Operational asset, fully renovated in 2022 (€1.33m invested by operator), zero commercialisation risk.

✓Gross yield 8.4% at acquisition, +309 bps above the 10-year OAT.

✓Rents indexed to ILC, monthly payment from year 1 - visibility of cash flows over 8.2 years of remaining fixed lease.

✓La Première Brique platform licenced PSFP AMF FP-2023-15, solid track record.

Risques identifiés

!Operator LE SPORTIF created for the operation (capital €1,000), no documented prior RE-COM experience.

!No equity contribution from operator - 100% debt financing by crowdfunding, absence of bank credit.

!Hénin-Beaumont property market in documented decline (−57% transactions in 2 years), resale price uncertain in year 5.

!Absence of registered mortgage or pledge; main guarantee = joint and several guarantee of tenant (not guarantor of borrower).

!Risk of insufficient revaluation on resale in year 5 in a secondary commercial market under pressure.

⚠ 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.