Raizers 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.

Coliving Roubaix

Fragile

score / 100

Yield

11.5%/yr

Duration

24 months

Min. ticket

—

Amount raised

915 k€

Invest →

À propos

Acquisition and complete rehabilitation of a 500 m² real estate complex (2 and 4 avenue d'Alsace, Roubaix) to create 28 student coliving studios. Operator RC INVEST, managed by Romain GABON, property trader specialised in Hauts-de-France, plans bulk resale at €1.3M after rental operation. In fine loan over 24 months at 11.5%, guaranteed by security trust pledge on RC INVEST shares and personal guarantee of the manager.

Plateforme · 16.5/25

A1 · Statut réglementaire 8.0/8✓ max

agrément AMF licence from AMF in force, number fonds propres-2023-5 (June 2023), with prior statut réglementaire CIP licence
Highest possible regulatory status
Score adjusted thanks to live data: AMF confirmation fonds propres-2023-5

A2 · Track Record 1.5/6faible

Score adjusted thanks to live data: default 25.2% → 0/6; delay 22.51% (15-30%) → 3/6; actual return 7-9% vs announced ~9-12%, gap ~2pp below lower bound → 1.5/6
Calculation: (0×0.5)+(3×0.3)+(1.5×0.2)=1.5

A3 · Rigueur de sélection 2.0/4

Selection process mentioned (systematic mortgage guarantees, legal analysis), but published selection rate absent from available data
Established platform (12 years)

A4 · Santé financière 3.0/4bon

Independent platform, 12 years of activity, €350M financed, active expansion in 7 EU countries
No platform distress signal identified
Portfolio default rate high = A2, not A4

A5 · Protection investisseurs 2.0/3

agrément AMF licenced → 4-day reflection period + mandatory continuity plan required (1 pt)
Segregated accounts likely (agrément AMF obligation, third-party payment service provider, 1 pt)
Secondary market not documented (0 pt)

Projet · 31.0/75 (39.0 brut, red flags −8)

B1 · Instrument & Structure 8.0/10bon

B1.1: 5/5 - Simple bond fixed rate 11.5%, French law

B1.2: 2/3 - Dedicated SAS RC INVEST, capital €1,600, clear French law

B1.3: 1/2 - No known senior debt, de facto first-ranking but not registered

B2 · Opérateur & Track record 9.0/15

B2.1: 4/4 - Romain GABON appointed, function specified, LinkedIn profile identifiable

B2.2: 2/5 - 3 property trader operations delivered from 2021-2023, limited scale (1 lot each)

B2.3: 2/3 - Rue Galvani operation repaid via Baltis, 1st operation on Raizers

B2.4: 1/3 - RC INVEST created 19/08/2026, capital €1,600, very tight balance sheet; SAS RG INVEST FRANCE not fully verifiable

B3 · Garanties & Sûretés 9.0/15

B3.1: 8/9 - Security trust pledge on 100% of RC INVEST shares (notarial deed implicit) + personal guarantee of Romain GABON

B3.2: 1/4 - RC INVEST capital €1,600, guarantor natural person patrimony not assessed

B3.3: 0/2 - No bank credit, 100% crowd+equity funding

B4 · Structure financière 9.0/15

B4.1: 3/5 - Loan-to-Value (ratio prêt/valeur actif) 70% on target sale price (marchand de biens threshold 65-75%)

B4.2: 1/4 - Contribution 14% (€154k/€1,069k), threshold 15-25% = 1pt

B4.3: 2/4 - Loan-to-Cost (ratio prêt/coût total) 103% but Loan-to-Value (ratio prêt/valeur actif) 70%; stress test absent, Loan-to-Value (ratio prêt/valeur actif) not very low

B4.4: 2/2 - Net margin 20% of turnover (>15% for marchand de biens)

B5 · Pré-commercialisation 2.0/10faible

marchand de biens: no bulk sale commitment at date, property not yet acquired, bulk resale market for Roubaix coliving building not very liquid
Standard offer on local student market but bulk exit uncertain

B6 · Permis & Maturité 0.0/5faible

Land not yet secured at time of fundraising (sale deed planned 21/09/2026, fundraising opens 31/08/2026)
Signed commitment stage only

B7 · Marché & Localisation 2.0/3

Roubaix, Lille metropolitan area (120,000 students), strong student rental demand
Established secondary market but bulk resale of a coliving at €2,600/m² remains selective
Stable trend according to live data

⚠ Alertes détectées · −8 pts déduits

Terrain pas encore acheté −3 pts

Land not yet secured at time of fundraising (deed planned 21/09/2026, campaign opens 31/08/2026) - RE-MDB, land not secured by notarial deed

Pas de financement bancaire −5 pts

No bank partner on financing >€2M total - 100% crowd+equity funding on project of €915k crowd (total operation €1.07M)

Points forts

✓Security trust pledge on 100% of RC INVEST shares, solid guarantee of high rank.

✓Operator specialised in student coliving Roubaix, 3 delivered operations with high margins.

✓Aircap centraliser account limiting risk of misappropriation of construction funds.

✓Forecast net margin of 20%, robust to absorb contingencies.

✓Strategic location close to EDHEC, ENSAIT, metro line 2 Roubaix.

Risques identifiés

!LTC of 103% exceeds crowd equity vs total cost of work: cost overrun risk not covered.

!Operator contribution of only 14% on a heavy rehabilitation operation (€800/m²).

!RC INVEST created 19/08/2026 with capital of €1,600: SPV without own financial substance.

!Bulk resale at €2,600/m² not contractualised; bulk coliving market in Roubaix not very liquid.

!Raizers platform: default rate 25.2% and delays 22.5% - high portfolio systemic risk.

⚠ Avertissement sur les risques

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