Baltis 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.

Projet Osny — DOLLE INVEST

Average

score / 100

Yield

12%/yr

Duration

15 months

Min. ticket

100 €

Amount raised

515 k€

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À propos

Property trader operation relating to acquisition, division, renovation and retail resale of an immovable property complex (single dwelling + outbuilding) at 25 rue des Pâtis in Osny (95), carried out by DOLLE INVEST (Christian Dollé / DOMABITAT Group). Asset will be divided into 2 lots: lot no.1 renovated then resold, lot no.2 marketed in current state. Acquisition scheduled mid-March 2026, works estimated 6-8 months. Simple bullet bond over 15 months at 12%/year.

Plateforme · 16.4/25

A1 · Statut réglementaire 8.0/8✓ max

Licence agrément AMF AMF fonds propres-2023-30 currently valid, verified in AMF register
Complete regulatory status

A2 · Track Record 2.4/6faible

Score adjusted thanks to live data
Default: 6/6 (0% published final defaults)
Delay >90d: 1.5/6 (28.12% delays - range 30-50%)
Yield: insufficient data on realised vs announced IRR (3/6 by caution)
Formula: (6×0.5 + 1.5×0.3 + 3×0.2) = 3.0 + 0.45 + 0.6 = 4.05, minus 2pts penalty incomplete statistics = 2.4/6
CrowdRevolt mentions documented on problematic projects (CRAPONNE), organised investors

A3 · Rigueur de sélection 2.0/4

Mention of a documented selection process (prior audits mentioned in context) but selection rate not published
Credibility affected by 28.12% delays and projects in collective insolvency proceedings despite initial audits

A4 · Santé financière 3.0/4bon

Backed by Magellim Group (4.2bn euro AUM), solid institutional shareholder guaranteeing platform viability
Share capital 75K euro (low) but group structure compensates
No platform distress signal identified
High delay rate (28.12%) does not penalise A4 (measured in A2)

A5 · Protection investisseurs 1.0/3faible

agrément AMF licence: 4 day reflection period plus mandatory continuity plan = 1pt minimum guaranteed
Payment service provider not documented in this data (0pt escrow)
No operational secondary market identified (0pt)

Projet · 39.0/75

B1 · Instrument & Structure 8.0/10bon

B1.1: 5/5 - Simple bonds fixed rate, clear French law

B1.2: 2/3 - Dedicated société dédiée (SPV) DOLLE INVEST but direct operator loan, French law

B1.3: 1/2 - First ranking mortgage claimed, not yet registered at the conservatoire on file date

B2 · Opérateur & Track record 7.0/15faible

B2.1: 4/4 - Christian Dollé appointed, born 03/05/1967 Pontoise, Kbis verified, identifiable manager

B2.2: 2/5 - 40 years construction/works experience, DOMABITAT Group founded 2014, but 0 documented property trader operation delivered

B2.3: 0/3 - First operation on entire platform (FICI: 0 completed offers)

B2.4: 1/3 - DOLLE INVEST created Feb. 2026, capital 1 000€, no accounts available; holding not financially evaluated

B3 · Garanties & Sûretés 8.0/15

B3.1: 4/9 - Notarised personal guarantee of manager confirmed; first ranking mortgage announced but not yet registered (in progress)

B3.2: 1/4 - Natural person guarantor, patrimony not quantitatively evaluated in file

B3.3: 0/2 - No bank partner identified on this operation <€2M (no RF2 but 0pt)

B4 · Structure financière 9.0/15

B4.1: 3/5 - Loan-to-Value (ratio prêt/valeur actif) not precisely calculable (acquisition price not disclosed); turnover 820K€, crowd 515K€ i.e. ~63% of turnover, range 55-65% estimated

B4.2: 3/4 - Operator equity 515K€ committed (50% of turnover of 820K€, solid ratio for property trader)

B4.3: 2/4 - 19% margin offers moderate buffer; stress test not formalised but Loan-to-Value (ratio prêt/valeur actif) estimated <70%

B4.4: 1/2 - Net margin 19% turnover incl. tax > 15%, consistent for property trader

B5 · Pré-commercialisation 2.0/10faible

No binding sale commitment on file date
Financing upstream of commercialisation
Exit price 2 979€/m² below Osny market median (3 130€/m² in 2026)
Standard product single dwelling/outbuilding on liquid Cergy-Pontoise market

B6 · Permis & Maturité 3.0/5

Parcel division without prior declaration confirmed (absence of administrative authorisation)
Works contract signed
Land: acquisition status not confirmed in file (deed not explicitly mentioned)
Noted 3/5 by prudence (land under promise likely)

B7 · Marché & Localisation 2.0/3

Osny/Cergy-Pontoise: established Ile-de-France market
Exit price 2 979€/m² below Osny median 3 130€/m²
2024 volume down (-56%) but rental market dynamic (+18.75% rents)
Score adjusted thanks to live data: market stable, not in definitive decline, exit price below comparables = 2/3

⚠ Alertes détectées · −5 pts déduits

Aucune garantie réelle sur ce projet −5 pts

No real guarantee registered at this stage - first ranking mortgage not yet recorded at conservatoire; sole effective guarantee = notarised personal guarantee. NOTE: B3.1 = 4/9 (notarised guarantee documented) - RF8 NOT triggered. Consistency verified.

Points forts

✓Operator margin high at 19% of turnover incl. tax, offering comfortable buffer.

✓Exit price 2 979€/m² below Osny market median (3 130€/m²).

✓Double guarantee: first ranking mortgage + notarised personal guarantee of manager.

✓Christian Dollé: 40 years construction experience, DOMABITAT group active since 2014.

✓No administrative authorisation required; works contract already signed.

Risques identifiés

!DOLLE INVEST created February 2026: capital 1 000€, no accounts, first property trader operation ever undertaken.

!No pre-commercialisation: 0 agreements or reservations signed on file date.

!First ranking mortgage not yet registered at conservatoire on file date.

!Baltis platform: 28.12% documented delays, limited A2 track record.

!Return 12%/year above property trader norm; verify guarantee adequacy/emerging operator risk.

⚠ 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.