Victor Hugo — Acquisition-revente de trois locaux commerciaux Paris 16ème

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.

Victor Hugo — Acquisition-revente de trois locaux commerciaux Paris 16ème

Average

score / 100

Yield

8%/yr

Duration

24 months

Min. ticket

10 €

Amount raised

2.4 M€

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À propos

Property trader operation covering three commercial premises (319 m²) on ground floor of Haussmann building at 95 Avenue Victor Hugo and 4 rue Mesnil, Paris 16th. Operator GALANTE 1 (SAS created December 2025) targets acquisition at 2.71 M€ and resale in pieces estimated at 4.54 M€ within 24 months, without works. Financing structured with 950 K€ equity and 2.36 M€ raised via Bricks at 8%/year.

Plateforme · 21.0/25

A1 · Statut réglementaire 8.0/8✓ max

Bricks licensed agrément AMF AMF No. fonds propres-2023-08, licence valid, verified

A2 · Track Record 4.0/6

Default 0% → 6pts
Delay rate 5.38% (live data) → 4.5pts
Actual yield not published → 0pts
Score: (6×0.5)+(4.5×0.3)+(0×0.2)=4.35 → rounded 4/6
Incomplete statistics penalty absorbed

A3 · Rigueur de sélection 3.0/4bon

Documented analysis committee (real estate, finance, structuring)
Detailed process without published selection rate

A4 · Santé financière 3.0/4bon

Bricks independent, +700K users, healthy growth, no platform distress signal
No institutional shareholder, ~4 years in operation

A5 · Protection investisseurs 3.0/3✓ max

4-day reflection period documented (agrément AMF)
Segregated accounts via electronic portfolio
Secondary market operational via app.bricks.co

Projet · 38.0/75 (46.0 brut, red flags −8)

B1 · Instrument & Structure 9.0/10bon

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

B1.2: 2/3 - Direct issuer GALANTE 1, French law

B1.3: 2/2 - First-ranking mortgage registered, ranking documented

B2 · Opérateur & Track record 7.0/15faible

B2.1: 4/4 - Two directors appointed with functions, identifiable

B2.2: 2/5 - Joël Chatelet >20 years real estate, but GALANTE 1 created Dec. 2025, first marchand de biens operation

B2.3: 0/3 - No track record on Bricks or other platform

B2.4: 1/3 - Company created 2025, capital 310€, no accounts available, gearing not assessable

B3 · Garanties & Sûretés 11.0/15

B3.1: 9/9 - First-ranking mortgage registered on 3 lots, increased 20% incidental costs

B3.2: 1/4 - Personal guarantee from associates; GALANTE 1 capital 310€, guarantor not financially assessed

B3.3: 1/2 - Sequester 6 months interest documented; no bank credit identified

B4 · Structure financière 10.0/15

B4.1: 4/5 - Loan-to-Value (ratio prêt/valeur actif) 51.9% (range 40-55% → 4pts)

B4.2: 3/4 - Equity 950K€ = 29% acquisition price (>25% → 3pts)

B4.3: 2/4 - No formal stress test; Loan-to-Value (ratio prêt/valeur actif) <55% structurally compensates

B4.4: 1/2 - Gross margin 37% operation; net margin after financial costs ~10-13% revenue excl. VAT

B5 · Pré-commercialisation 2.0/10faible

No buyer commitment documented
Two premises rented (herbalist, optician) secure partial income
Third lot in negotiation
Liquid market Paris 16th documented

B6 · Permis & Maturité 4.0/5bon

Land under acquisition (notarial deed scheduled); FICI indicates no administrative request needed (no works)
Buy-resale operation, acquisition subject to conditions
RF6 not triggered (marchand de biens: land not yet executed → RF6 applicable)

B7 · Marché & Localisation 3.0/3✓ max

Paris 16th, prime commercial market
Commercial vacancy Paris 5.8% (4.5% prime)
Luxury growing (30 openings 2025)
Price 10-13K€/m² commercial premises consistent with target

⚠ Alertes détectées · −13 pts déduits

Pas de financement bancaire −5 pts

No bank partner identified on 2,360,000 € project (>2M€) - financing 100% equity plus crowd.

Terrain pas encore acheté −3 pts

Land not yet executed at dossier date (RE-MDB) - acquisition in progress.

Aucune garantie réelle sur ce projet −5 pts

first-ranking mortgage documented → B3.1 = 9 > 0.

Points forts

✓First-ranking mortgage on 3 commercial lots Paris 16th, 100% coverage.

✓LTV 51.9% conservative for Paris commercial MDB operation.

✓Solid equity contribution: 950K€ being 29% of total cost.

✓Premium location Paris 16th, prime commercial market with low vacancy.

✓Operator gross margin of 37% offering significant safety buffer.

Risques identifiés

!GALANTE 1 created December 2025, share capital 310€, no accounts available - very recent structure.

!First MDB operation by directors under this structure, no platform track record.

!No bank financing: leverage exclusively crowd plus equity, RF2 triggered.

!Land not yet executed at dossier date: risk of acquisition not realised.

!No pre-sale or documented buyer commitment; resale in pieces in 24 months not guaranteed.

⚠ 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.