Hyères – Investis — 11%/an · 12 mois

Plateforme · 16.0/25

A1 · Statut réglementaire 8.0/8✓ max

AMF agrément AMF licence in force → 8 pts

A2 · Track Record 1.0/6faible

Default 17.45% (>15%) → 0/6
Delay rate 31.05% (30-50%) → 1.5/6
Realised return 6.5-7.5% vs announced ~10% (gap ~2.5-3.5pp below lower bound) → 1.5/6
A2 = (0×0.5)+(1.5×0.3)+(1.5×0.2) = 0.75 → rounded 1/6

A3 · Rigueur de sélection 2.0/4

Ranked 5th in 2024 rankings, process mentioned, but selection rate not published and concerns flagged on selection quality

A4 · Santé financière 3.0/4bon

Independent platform, active since 2014, >€1bn raised, monthly publication of indicators, no platform distress signal identified

A5 · Protection investisseurs 2.0/3

Licensed agrément AMF → reflection period 4 days + continuity plan (1 mandatory pt)
Standard agrément AMF segregated accounts (1 pt)
Secondary market not documented (0 pt)

Projet · 25.0/75 (28.0 brut, red flags −3)

B1 · Instrument & Structure 9.0/10bon

B1.1: 5/5 - Fixed-rate bond debt, French law

B1.2: 2/3 - Direct loan from SAS Investis, no dedicated société dédiée (SPV)

B1.3: 2/2 - First-ranking mortgages planned

B2 · Opérateur & Track record 7.0/15faible

B2.1: 4/4 - Manager appointed, profile presented

B2.2: 1/5 - Company established 2021, property trader track record poorly documented

B2.3: 0/3 - No documented history on ClubFunding

B2.4: 2/3 - No known proceeding, share capital of 2,150€, verification required

B3 · Garanties & Sûretés 9.0/15

B3.1: 7/9 - First-ranking mortgage to be registered on acquisition, plus existing one

B3.2: 2/3 - Personal guarantee, assets presented

B3.3: 0/2 - No bank identified, project <2M€

B4 · Structure financière 0.0/15faible

B4.1: 0/5 - Loan-to-Value (ratio prêt/valeur actif) of 76% on collateral, >75%

B4.2: 0/4 - Funding exceeds acquisition price

B4.3: 0/4 - No stress test, Loan-to-Value (ratio prêt/valeur actif) >60%

B4.4: 0/2 - Net margin of 7%, <10%

B5 · Pré-commercialisation 2.0/10faible

B5: 2/10 - No resale commitment; mandate entrusted to Delaveau Immo; sale of all 3 units required for exit

B6 · Permis & Maturité 0.0/5faible

B6: 0/5 - Land under promise with suspensive conditions, deed planned for 30/09/2026

B7 · Marché & Localisation 1.0/3faible

B7: 1/3 - Exit price of 4,600€/m², above transactions (~3,700€/m²) and MeilleursAgents (4,238€/m²)

Points forts

✓First-ranking mortgage on assets, complemented by second unencumbered property (155K€).

✓Personal and joint and several guarantee of manager Matthieu Blin.

✓Escrow of 6 months of coupons, plus 3 months cash reserve.

✓Works escrow of 59K€ released against invoices.

✓Platform licensed PSFP AMF (FP-2023-40).

Risques identifiés

!Amount raised (485K€) exceeds acquisition price (480K€): LTV ~101% on asset alone.

!Operator margin of 7%, thin cushion in event of price decline.

!Exit price ~24% above observed local transactions.

!Acquisition not completed, subject to suspensive conditions for resale and loan.

!Platform default rate of 17.45% and delay rate of 31%.

⚠ 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.