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Création d'un clos résidentiel sénior - Tranche 2
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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.

Création d'un clos résidentiel sénior - Tranche 2

Fragile
42
score / 100
Yield
11.2%/yr
Duration
23 months
Min. ticket
—
Amount raised
160 k€
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À propos

Financing of the works phase of a senior residential closed-end project in Pierrelatte (Drôme) by Alpha Immo Concept (Etienne Essounga). The project comprises the rehabilitation of a 300m² house into 5 RE2020 senior housing units and the creation of 6 building plots on 1 200m². This is Tranche 2, with land acquisition financed during a first fundraising round.

Plateforme · 15.0/25
A1 · Statut réglementaire 8.0/8✓ max
  • agrément AMF licence from AMF valid since 2023
  • Maximum applicable score without reservation
A2 · Track Record 2.0/6faible
  • Score adjusted using live data: official rates 0%/0% but documented opacity (borrowers in compulsory liquidation not recorded)
  • Real statistics unpublishable - default N/C (0), delay N/C (0), yield N/C (0)
  • Opacity penalty applied
  • Score: 2/6
A3 · Rigueur de sélection 1.0/4faible
  • Mention of risk scoring improvements in 2025, but documented financing of borrowers in collective insolvency proceedings indicates historically deficient selection
  • No selection rate published
A4 · Santé financière 2.0/4
  • Independent platform, agrément AMF since 2023, outstanding portfolio growing
  • Lemonway operational blocks documented end 2025
  • No institutional shareholders
  • No signal of collective insolvency proceeding on the platform itself
A5 · Protection investisseurs 2.0/3
  • agrément AMF licensed: reflection period 4 days plus continuity plan = 1 mandatory point
  • PSP Lemonway third party identified = 1 point (segregation)
  • Absence of documented secondary market = 0 points
Projet · 27.0/75
B1 · Instrument & Structure 8.0/10bon
B1.1: 5/5 - Direct ECSP loan at fixed rate, but incorrectly labelled as 'invoice'
B1.2: 2/3 - Direct borrowing by the operator, without société dédiée (SPV), French law
B1.3: 1/2 - Claimed rank, not documented against tranche 1 lenders
B2 · Opérateur & Track record 6.0/15faible
B2.1: 2/4 - Manager Etienne Essounga appointed, without detailed profile
B2.2: 1/5 - No documented property trader operation delivered
B2.3: 2/4 - Tranche 1 ongoing on Bienprêter, no incident reported
B2.4: 1/3 - No financial figures published, register verification not performed
B3 · Garanties & Sûretés 7.0/15faible
B3.1: 6/9 - Privilege of lender and notarial order, rank uncertain
B3.2: 1/4 - Identity and solidity of joint and several guarantor not specified
B3.3: 0/2 - No bank partner, project below 2M€
B4 · Structure financière 0.0/15faible
B4.1: 0/5 - Acquisition value and tranche 1 amount absent, Loan-to-Value (ratio prêt/valeur actif) incalculable
B4.2: 0/4 - Equity contribution not documented
B4.3: 0/4 - No stress test presented
B4.4: 0/2 - No forecast margin communicated
B5 · Pré-commercialisation 2.0/10faible
  • No commitment or reservation on the 5 dwellings and 6 lots
  • Standard product
  • Local market liquidity not demonstrated
B6 · Permis & Maturité 3.0/5
  • Land acquired via tranche 1
  • Works not started
  • Development permit and division authorisation not documented in the file
B7 · Marché & Localisation 1.0/3faible
  • Pierrelatte is a medium-sized town in Drôme
  • No price comparables provided
  • Exit price uncertain
  • Market trend not specified
Points forts
✓Three guarantees announced: joint and several guarantee, privilege of lender, notarial order.
✓Land already acquired through the first tranche of financing.
✓Manager appointed and company identified by its SIREN 882 840 499.
✓Return of 11.2% within the norm for the RE-MDB class.
Risques identifiés
!No financial figures of the borrower published in the FICI sheet.
!Instrument qualified as invoice financing, inconsistent with a real estate loan.
!Privilege of lender poorly suited to works financing, rank not specified.
!No pre-marketing, on a secondary market with undocumented exit prices.
!Development permit and division not documented. Operator's property trader experience not demonstrated.
Score card
Score card — Création d'un clos résidentiel sénior - Tranche 2
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