ClubFunding 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.

Duplex Saint Mandé

Average

score / 100

Yield

12%/yr

Duration

24 months

Min. ticket

—

Amount raised

1.6 M€

Invest →

À propos

Acquisition and conversion of a 320m² office asset at Saint-Mandé (94) into two residential duplex apartments, within the scope of a property trader operation. The operator DO STRATEGIES (via NEWCO SAS NEF) targets resale at 9,000€/m² for total turnover of 2,880K€. Planning permission has been obtained but is not cleared at the time of intervention.

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 · 38.0/75

B1 · Instrument & Structure 8.0/10bon

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

B1.2: 2/3 - Dedicated société dédiée (SPV) SAS NEF (NEWCO), clear French law

B1.3: 1/2 - First ranking mortgage documented, formal registration not yet confirmed at file date

B2 · Opérateur & Track record 6.0/15faible

B2.1: 2/4 - Delphine Ossant appointed, manager, without detailed public profile

B2.2: 2/5 - DO STRATEGIES created 2020, several property trader operations, partial track record visible

B2.3: 1/3 - First operation on ClubFunding documented

B2.4: 1/3 - 2025 accounts not available, tight balance sheet not assessable

B3 · Garanties & Sûretés 10.0/15

B3.1: 9/9 - First ranking mortgage registered on asset, principal real security

B3.2: 1/4 - Personal guarantee from manager, patrimony not quantitatively documented

B3.3: 0/2 - No banking partner identified, amount >2M€ (1,615M€ crowdfunding only)

B4 · Structure financière 8.0/15

B4.1: 3/5 - Loan-to-Value (ratio prêt/valeur actif) ~56% (1,615K€ / 2,880K€ target turnover), zone 55-65%

B4.2: 1/4 - Operator equity contribution not precisely documented, financing almost entirely by crowdfunding debt

B4.3: 2/4 - Scenario office downsizing documented, zero margin but crowdfunding repayment assured

B4.4: 2/2 - Net margin 14% of turnover

B5 · Pré-commercialisation 2.0/10faible

B5: 2/10 - No commitments signed on the two duplexes
Marketing by local agency not started
Liquid market documented at Saint-Mandé but no reservation or buyer undertaking

B6 · Permis & Maturité 3.0/5

B6: 3/5 - Land under undertaking (reiteration August 2025, not yet completed), planning permission obtained but not cleared
Administrative appeal possible
Acquisition not yet completed at file date

B7 · Marché & Localisation 1.0/3faible

B7: 1/3 - Saint-Mandé secondary market stable (9,661€/m² apartment), slight decline since 2022
Exit price 9,000€/m² within range but volume >1.2M€ rare
Volume slowdown (-30% over 2 years) and high rates limiting buyer capacity

⚠ Alertes détectées · −5 pts déduits

Pas de financement bancaire −5 pts

No banking partner identified on 1,615,000€ project (>2M€ threshold not reached, but crowdfunding amount alone exceeds 1.6M€ without banking leverage - RF2 threshold not strictly applicable as <2M€ crowdfunding)

Points forts

✓First ranking mortgage registered on the asset, solid real security

✓Operator net margin of 14%, comfortable for a property trader operation

✓Premium location Saint-Mandé, proximity to Paris and Vincennes

✓Change of destination creating value (offices→residential duplexes)

✓Sequester of coupons 9 months and cash reserve 3 months in investor protection

Risques identifiés

!⚠ CROWDREVOLT: project referenced on the CrowdRevolt list, signaling investor dissatisfaction

!Land not yet completed at file date (reiteration extended to August 2025)

!Planning permission obtained not cleared: administrative appeal risk from third parties

!No pre-marketing of the two duplexes, risk of illiquidity at 9,000€/m²

!2025 DO STRATEGIES accounts unavailable, operator financial solidity not verifiable

⚠ 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.