Bricks 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.

Division Immobilière Desceliers Dieppe

Average

score / 100

Yield

9%/yr

Duration

6 months

Min. ticket

10 €

Amount raised

149 k€

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À propos

Property trader operation (division-resale) covering a set of 5 units at 53 and 55 rue Desceliers, 76200 Dieppe. Operator ROUEN INVEST IMMO (Valentin Jean) plans acquisition at €110,000, works of €35,000 and resale by units at €260,000. Financing of €149,000 over 6 months, without banking partner, with first ranking mortgage and personal guarantee.

Plateforme · 16.0/25

A1 · Statut réglementaire 8.0/8✓ max

agrément AMF licence from AMF currently valid, licence fonds propres-2023-8
History: struck off from registre ORIAS in April 2022 for unauthorised collection, then agrément AMF licence obtained in June 2023
Current regulatory status fully compliant

A2 · Track Record 3.0/6

Default 6.51% → 3 points (range 3-7%)
Delay 5.38% → 4.5 points (range 5-15%)
Actual yield vs announced: not disclosed → 0 points
A2 = (3×0.5)+(4.5×0.3)+(0×0.2) = 2.85 → rounded 3/6

A3 · Rigueur de sélection 1.0/4faible

No selection rate published, no detailed selection process identified in available data
Recognised platform and number 1 in France in 2025

A4 · Santé financière 3.0/4bon

Independent platform, 141M€ collected in 2025, number 1 in France, 600,000 members
Difficult regulatory history (2022) resolved
Rapid growth, no active distress signal identified

A5 · Protection investisseurs 1.0/3faible

agrément AMF licence guarantees 4-day reflection period and continuity plan (1 mandatory point)
Segregated accounts not explicitly confirmed in the data

Projet · 39.0/75

B1 · Instrument & Structure 8.0/10bon

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

B1.2: 2/3 - Direct loan operator dedicated SASU, well documented

B1.3: 1/2 - First ranking mortgage claimed, registration not yet confirmed at file date

B2 · Opérateur & Track record 7.0/15faible

B2.1: 3/4 - Valentin Jean appointed, SASU president, identifiable profile

B2.2: 2/5 - Company established 2020, turnover €1.45M 2024, property trader operations documented but number not specified

B2.3: 1/3 - First operation on Bricks, no repayment history on platform

B2.4: 1/3 - SASU capital €50, limited balance sheet, gearing not calculable, no insolvency proceeding identified

B3 · Garanties & Sûretés 10.0/15

B3.1: 7/9 - First ranking mortgage being registered on financed asset plus 20% accessories. Joint and several personal guarantee (not authenticated by notary, electronic signature)

B3.2: 1/4 - Valentin Jean, assets not valued, guarantee not authenticated by notary

B3.3: 0/2 - No banking partner, amount <€2M therefore RF2 not triggered

B4 · Structure financière 7.0/15faible

B4.1: 3/5 - Loan-to-Value (ratio prêt/valeur actif) 57% (€149k/€260k exit value) → range 55-65%

B4.2: 0/4 - Equity contribution €8,300-€15,000 on €164k total cost = 5-9%, below 15% threshold

B4.3: 2/4 - 58% margin on resale, significant buffer, no formalised stress test but low Loan-to-Value (ratio prêt/valeur actif) compensates

B4.4: 2/2 - Net projected margin >15% (€96k on €164k cost)

B5 · Pré-commercialisation 3.0/10faible

Drawdown conditioned on pre-commercialisation of minimum 2 of 5 units
No signed commitment documented at file date
Dieppe market poorly documented, 1 written undertaking not confirmed

B6 · Permis & Maturité 3.0/5

Land asset completed (acquisition at €110k included in financing plan, notary involved)
Works not started, planning permission not mentioned (division-renovation commons)
Score 3 corresponding to land asset completed plus works not started

B7 · Marché & Localisation 1.0/3faible

Dieppe: Norman secondary market, volumes in sharp decline (-59.8% over 2 years)
Exit price €260k for 174.96m² i.e. ~€1,487/m², below Rouen median but Dieppe market illiquid
Score adjusted thanks to live data: market stable but transaction volumes in sharp decline

⚠ Alertes détectées · −5 pts déduits

Aucune garantie réelle sur ce projet −5 pts

Personal guarantee not authenticated by notary (electronic signature) - the note identifies a first ranking mortgage (B3.1=7), RF8 not applicable as real security present. No RF8.

Points forts

✓First ranking mortgage registered on financed asset, coverage 120% of principal

✓Projected margin high (€96k on €164k total cost, ~58%)

✓Works escrow disbursed on invoices, Bricks control of cash flows

✓Yield rate 9%/year in line with property trader norm

✓Pre-commercialisation condition 2/5 units before fund drawdown

Risques identifiés

!Equity contribution very low (€8,300-€15,000 depending on documents, ~5-9% of total cost)

!No banking finance: 100% crowd operation without independent bank validation

!Personal guarantee not authenticated by notary (electronic signature), limited legal value

!Dieppe market: transaction volumes in severe decline (-59.8% in 2 years), uncertain liquidity

!SASU capital €50, no repayment history on Bricks, operator track record not quantified

⚠ Avertissement sur les risques

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