À propos
Property trader transaction at La Celle-Saint-Cloud (78170) carried by SAS DGI. Acquisition of a 180m² house on a 1100m² plot with land division for resale of the existing house (after refreshment works) and detached building land. Caixa bank financing granted, acquisition scheduled 15 January 2023. Simple bullet obligation over 18 months at 10% per annum.
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 · 40.0/75
(43.0 brut, red flags −3)
B1 · Instrument & Structure
8.0/10bon
B1.1: 5/5 - Simple obligations French law, fixed rate
B1.2: 2/3 - Direct loan operator SAS DGI, clear French law
B1.3: 1/2 - Unsecured rank but not formally registered; known senior Caixa bank debt
B2 · Opérateur & Track record
9.0/15
B2.1: 3/4 - Éric Decorde, Andrea Guidi, Eddy Decorde appointed with functions; profiles described without public LinkedIn
B2.2: 4/5 - DGI 8 transactions delivered since 2019, Andrea Guidi >9 years property trader, verifiable track record
B2.3: 2/3 - 1 transaction repaid early on Baltis documented
B2.4: 0/3 - Judicial data not verifiable in file; partial balance sheet available
B3 · Garanties & Sûretés
10.0/15
B3.1: 7/9 - GAPD EDL Investi (holding) + Éric Decorde personal joint and several guarantee notarised + irrevocable order notarised after bank discharge
B3.2: 2/4 - EDL Investi capital 500K€, director net assets 3.2M€, holding balance sheet not communicated
B3.3: 1/2 - Caixa financing granted, amount not specified in file
B4 · Structure financière
9.0/15
B4.1: 3/5 - Loan-to-Value (ratio prêt/valeur actif) not precisely calculable; crowd financing = equity share on acquisition, estimated moderate ratio
B4.2: 2/4 - Equity 307K€ injected, enlarged equity 1.3M€; partial own contribution on transaction
B4.3: 2/4 - No formal stress test; 14% margin provides moderate cushion
B4.4: 2/2 - Net margin 14% of turnover TTC exceeds 15% marchand de biens threshold, near acceptable threshold
B5 · Pré-commercialisation
2.0/10faible
- No marketing launched at collection date; launch scheduled post-acquisition
- Two appraisals (White Bird, Townhouse) confirm exit price
- Liquid market Yvelines, standard product
- Score 2/10: no commitment, documented liquid market
B6 · Permis & Maturité
3.0/5
- Real estate not yet completed at time of collection (acquisition scheduled 15 January 2023)
- Certificate of urban planning obtained (September 2022) for land division
- Suspensive conditions lifted per file
- Real estate under promise → marchand de biens RF6 triggered
B7 · Marché & Localisation
2.0/3
- La Celle-Saint-Cloud, sought-after Yvelines municipality, established and liquid residential market
- Transilien line L service, premium setting
- Stable market per live data, volumes in slight decline
- Score 2/3: established market, consistent comparables
⚠ Alertes détectées · −3 pts déduits
Terrain pas encore acheté
−3 pts
Real estate not yet completed at time of collection (acquisition scheduled 15/01/2023, subject to suspensive conditions) - RE-MDB real estate not completed
Alerte
−0 pts
Project listed on CrowdRevolt - signal of dispute or delay reported by investors
Points forts
8 property trader transactions delivered by DGI since 2019, solid track record for young structure
Triple guarantee: GAPD holding + notarised personal guarantee + notarised irrevocable order
Caixa bank financing granted, independent external validation of project
Operator margin of 14% of turnover TTC, comfortable level for RE-MDB
One early repayment already completed on Baltis by this operator
Risques identifiés
Project listed on CrowdRevolt, signal of delay or unresolved dispute to verify
Real estate not completed at time of collection, risk of unfinalized acquisition
No pre-marketing launched at subscription date, full commercial risk
Detailed balance sheet EDL Investi and DGI not communicated, guarantor solidity not fully verifiable
Project dated January 2023, expected repayment July 2024: current status unknown
⚠ 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.