Le Phenix — 11.0%/an · 24 mois

Plateforme · 18.5/25

A1 · Statut réglementaire 8.0/8✓ max

agrément AMF licence AMF fonds propres-2023-15 verified and in force

A2 · Track Record 4.5/6bon

Score adjusted thanks to live data: Default rate 0.0% (6 pts), delay rate >6 months 10.1% (4.5 pts), yield not disclosed
Weighted formula: (6×0.5 + 4.5×0.3 + 3×0.2) = 4.95
Rounded 4.5/6

A3 · Rigueur de sélection 2.0/4

Documented audits before publication but selection rate and detailed process not published

A4 · Santé financière 3.0/4bon

Score adjusted thanks to live data: Platform profitable (851K€ profit 2022), healthy growth (367M€ collected, 171K investors), >29 employees, offices in Lyon
Licenced agrément AMF 2023, thus <3 years licence but solid structure

A5 · Protection investisseurs 1.0/3faible

agrément AMF licence guarantees 4-day deadline + continuity plan (1 mandatory pt)
No mention of segregated accounts or secondary market in file

Projet · 50.0/75

B1 · Instrument & Structure 9.0/10bon

B1.1: 5/5 - Participating loan bearing interest, French law, fixed rate 11%

B1.2: 3/3 - SASU CHATEAU PHENIX dedicated, distinct issuer, clear French law

B1.3: 1/2 - First-ranking mortgage provided for but registration not confirmed as at file date

B2 · Opérateur & Track record 9.0/15

B2.1: 4/4 - Olivier PHENIX appointed, identifiable president, RCS Bordeaux 103170783

B2.2: 4/5 - 4 documented luxury operations (St Barth, St Martin), adjacent high-value property trader segment

B2.3: 0/3 - First operation on this platform, no LPB track record

B2.4: 1/3 - SASU capital 1,500€, no financial statements, gearing not assessable

B3 · Garanties & Sûretés 13.0/15bon

B3.1: 9/9 - First-ranking mortgage registered on identified asset plus pledge-security over CHATEAU PHENIX shares

B3.2: 3/4 - Personal guarantee 4.87M€ from operator; assets not detailed but coherent with 11M€ asset

B3.3: 1/2 - Initial bank loan repaid, no current bank credit, project <2M€ not applicable RF2

B4 · Structure financière 10.0/15

B4.1: 5/5 - Loan-to-Value (ratio prêt/valeur actif) 37% (borrowing/sale price), highly conservative

B4.2: 1/4 - Operator equity 825K€ out of 4.057M€ = ~20% own commitment

B4.3: 3/4 - Stress test 9M€ (pessimistic price): coverage 222%, repayment assured

B4.4: 2/2 - Margin 63% sales turnover, well above 15% property trader threshold

B5 · Pré-commercialisation 2.0/10faible

No pre-sales or signed undertakings as at file date
Barnes and Christie's mandated, few clients identified verbally (Rank 5)
Very specific luxury market, weak liquidity
Score 2/10: no commitment, atypical product on illiquid market

B6 · Permis & Maturité 5.0/5✓ max

Land transaction completed 31/08/2021, property fully renovated, no urban planning permission required, no residual technical risk
Legal situation perfectly established

B7 · Marché & Localisation 2.0/3

Very specific luxury segment: prestige castle Quinsac
Stable residential market (3,609€/m² per live data), moderate transactions
Exit price 11M€ (9,167€/m² habitable) positioned at top of expert comparable range (6,500-8,300€/m²)
Established market but weak ultra-luxury segment liquidity

Points forts

✓Very low LTV at 37% on estimated fair value 11M€, mortgage coverage 222% under pessimistic scenario.

✓Triple security: first-ranking mortgage, pledge-security over SASU shares, personal guarantee 4.87M€.

✓Exceptional forecast margin of 63%, property fully renovated, zero residual technical risk.

✓Interest escrowed over 18 months guaranteeing monthly coupon payment.

✓Platform licensed PSFP AMF, zero historical portfolio default.

Risques identifiés

!Complete absence of pre-commercialisation: no committed buyer, high liquidity risk on ultra-luxury asset.

!Target exit price 11M€ (9,167€/m²) exceeding top of expert comparables range (8,300€/m²).

!LTC 100%: entire cost of acquisition borne by participatory financing, no current bank credit.

!First operation by operator on this platform, SASU financial statements unavailable (capital 1,500€).

!Estimated sales duration 12-24 months under pessimistic assumption, risk of extension beyond target maturity.

⚠ 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.