August 2026 edition · manually verified data
Real-estate crowdfunding platforms compared (August 2026)
Lend to property developers over a year or two, or invest in rental property for the long run? This comparison lines up France's main real-estate crowdfunding platforms by model, target yield, duration and regulation. Every figure is an official platform statistic, verified manually.
Risk warning: real-estate crowdfunding carries a risk of partial or total capital loss and your money is illiquid until maturity. This page is general information, not investment advice.
Highest advertised yield
13-16%
Reinvest24 (higher risk)
Market leader
1,5 Md€
ClubFunding
All authorised
PSFP
EU ECSP regulation
Platforms compared
8
verified pages
| Platform | Model | Target yield (gross/yr) | Duration | Regulation / note | Welcome offer |
|---|---|---|---|---|---|
| ClubFunding | Crowdlending (developer bonds) | ≈10.1%/yr | 14-24 months | PSFP AMF · market leader (€1.5bn) | €200 (code Th74D4jE) |
| Homunity | Crowdlending (Tikehau group) | 8-12%/yr (net risk-adj. IRR 5.8%) | 12-24 months | PSFP AMF | €100 (referrer) |
| Citesia | Crowdlending (French developers) | ≈9.9%/yr gross | Short term | PSFP AMF · 0% loss (66 projects) | €50 (code 3MQEFUGZ) |
| Raizers | Crowdlending (real estate FR/EU) | ≈10.29%/yr average | 21 months average (12-36) | PSFP AMF | €50 ×2 (code epoupa-45723) |
| Anaxago | Crowdlending (French pioneer, 2012) | Net IRR ≈8.7%/yr | ≈28 months | PSFP AMF · default rate* 30.5% | 1% to referrer (referee: —) |
| Nordstreet | P2P, first-rank mortgage (Baltics) | 10-14%/yr gross | 6-24 months | PSFP (Bank of Lithuania) · from €100 | €30 |
| Reinvest24 | Real-estate P2P (Baltics) | 13-16%/yr (higher risk) | Short to medium term | PSFP (EU) · ~48% of projects delayed | €10 |
| Immocratie | Collective rental investment (long term) | 4-7%/yr + capital gain | 5-10 years | PSFP AMF | €25 (code P/01-6469) |
* Default rate as per the regulatory definition (broad — it also captures delays), from the platform's official statistics.
Key takeaways
For short-term lending, ClubFunding is the deepest and most established (€1.5bn), while Citesia stands out for a 0% loss record on a selective portfolio. Higher headline yields (Reinvest24, Nordstreet) come with higher risk. For long-term rental exposure, Immocratie is a different game (5-10 years, 4-7%).
Whatever the platform, diversify across many small tickets and only invest money you can lock away.
👉 See the welcome bonuses ranked in our real-estate crowdfunding bonus barometer.
Methodology
- Scope: real-estate crowdfunding platforms open to French retail investors, whether crowdlending (short term) or collective rental investment (long term).
- Figures: target/observed yields are gross annual averages from each platform's official statistics; past performance does not guarantee future returns.
- Regulation: all platforms hold a PSFP authorisation under the EU ECSP regulation. Verify the current status on the AMF/ESMA registers.
General information, not investment advice. Figures may be reproduced freely with a link to this page as the source.
Frequently asked questions
How does real-estate crowdfunding work and what returns can you expect?
Most platforms (ClubFunding, Homunity, Anaxago, Citesia, Raizers) are crowdlending: you lend to property developers through bonds and are repaid capital plus interest of roughly 8-12%/year over 12-24 months. Immocratie is different — collective rental investment over 5-10 years at 4-7% plus a potential capital gain. Higher advertised yields (Reinvest24 13-16%) mean higher risk.
What are the risks?
Capital is at risk: you can lose part or all of your investment. Delays are common in the 2024-2026 market (Reinvest24 reported ~48% of projects delayed); there is no secondary market, so your money is locked until maturity. Diversify across many projects (5+ is a common rule of thumb) and never invest money you may need.
What is the minimum ticket?
Most French platforms require around €1,000 per project; the Baltic P2P platforms are more accessible — Nordstreet starts at €100. Check each project's information document for the exact minimum.
Are these platforms regulated?
Yes. All are authorised as PSFP (Crowdfunding Service Provider) under the EU ECSP regulation — by the AMF for the French ones, or by their national regulator (e.g. the Bank of Lithuania for Nordstreet). Authorisation frames the activity but does not remove the risk of loss.
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