La Première Brique 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.

Le Sunrise

Average

score / 100

Yield

12.0%/yr

Duration

24 months

Min. ticket

1 €

Amount raised

3.4 M€

Invest →

À propos

Property trader operation with works involving acquisition and complete restructuring of a 415 m² villa in Saint-Paul-de-Vence (06570), high-end segment. Land under compromise signed 23 March 2026, restructuring works planned for furnished turnkey resale. Crowdfunding of €3,384,000 over 6 to 24 months (target 14 months) via La Première Brique, with fiduciary security and personal guarantee.

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 · 33.0/75 (41.0 brut, red flags −8)

B1 · Instrument & Structure 8.0/10bon

B1.1: 5/5 - Simple obligation fixed rate 12%, clear French law

B1.2: 2/3 - Dedicated société dédiée (SPV) MRBCK INVEST, direct loan well documented

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

B2 · Opérateur & Track record 10.0/15

B2.1: 4/4 - Alexandre Masson and Alexandre Robert appointed, functions specified, identifiable

B2.2: 4/5 - 12 property trader operations documented, Côte d'Azur/Ile-de-France, team of 5 partners

B2.3: 1/3 - 1st operation on crowdfunding platform, reputation not verified on other AMF platforms

B2.4: 1/3 - MRBCK INVEST capital €1000, recent société dédiée (SPV), financial statements unavailable, leverage unknown

B3 · Garanties & Sûretés 11.0/15

B3.1: 8/9 - Fiduciary security with notarial deed, coverage 68% at acquisition then 112% from first disbursement

B3.2: 2/4 - Joint and several guarantee €4.06M from partners, holding equity unknown

B3.3: 1/2 - No identified banking partner (project <€2M exempts RF2; amount here €3.38M - RF2 applicable but credit not mentioned)

B4 · Structure financière 8.0/15

B4.1: 3/5 - Loan-to-Value (ratio prêt/valeur actif) 61% (loan/sale price); Loan-to-Cost (ratio prêt/coût total) 78% (loan/total cost) → property trader threshold: 55-65% Loan-to-Value (ratio prêt/valeur actif) → 3 points

B4.2: 2/4 - Operator contribution 22.13% of total cost; property trader target 25-35% → 1 point (€431k initial + additional)

B4.3: 2/4 - Margin 22%, stress test not documented but Loan-to-Cost (ratio prêt/coût total) moderate

B4.4: 1/2 - Target net margin 22% ÷ turnover → exceeds 15% gross but net not specified

B5 · Pré-commercialisation 2.0/10faible

No documented pre-commercialisation
Property not pre-commercialised acknowledged in file
Standard high-end product on Saint-Paul-de-Vence market, structured demand but zero buyer commitment
Score 2/10

B6 · Permis & Maturité 0.0/5faible

Land not yet acquired - compromise signed 23/03/2026
Prior declaration filed 28/05/2026 not cleared
Property trader criteria: land not acquired → 0 point + RF6 triggered

B7 · Marché & Localisation 2.0/3

Saint-Paul-de-Vence, premium hinterland Nice, structured international luxury market
Exit price €13,373/m² above high standard local price (€10,836/m²)
Rising market but exit price significantly above comparables - liquidity risk on ultra-luxury segment
Score 2/3

⚠ Alertes détectées · −8 pts déduits

Pas de financement bancaire −5 pts

No identified banking partner on €3,384,000 project (>€2M) - crowdfunding-only financing without external banking validation.

Terrain pas encore acheté −3 pts

Land not acquired (compromise signed 23/03/2026, notarial deed not completed) - property trader class.

Points forts

✓Notarised fiduciary security covering 112% from first disbursement of €2,055,000.

✓Projected margin of 22% providing absorption capacity for price variations.

✓Team of 5 partners with 12 property trader operations completed on Côte d'Azur and Ile-de-France.

✓Independent expert appraisal confirming asset value at €5,375,000.

✓Location Saint-Paul-de-Vence, recognised international luxury market and structured demand.

Risques identifiés

!Land not acquired at time of fundraising: compromise only, notarial deed to follow within 30 days.

!Exit price €13,373/m² far above high standard local price (€10,836/m²), uncertain liquidity.

!No banking partner for €3.38M project: crowdfunding financing represents 77.87% of cost.

!No pre-commercialisation on high-end single-tenant property with 24-month duration.

!LTC 78% high for property trader criteria; operator contribution 22% partly deferred during operation.

⚠ 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.