The project Villa Carlotta by Koregraf

Review of the project Villa Carlotta by Koregraf

Review's score :

This review is proposed by Grégory Vaur on 19/01/2024

⏰ The project starts on 26/01/2024 10h00
💰 The estimated rate of return is 11% per year.
⏱ The duration of the project is 12m
💼 Minimum amount to invest is ?

🤖 Review's summary

The Villa Carlotta project at Koregraf, analyzed by Grégory Vaur, is an interesting opportunity for investors. The project involves purchasing a 97 sqm apartment with a 21 sqm terrace and sea views, renovating it, furnishing it, and then reselling it. The location in Cannes, a city with a population of 72,000, is desirable and offers proximity to neighboring towns like Antibes and Nice. One of the main strengths of this project is its high yield of 11%, which is above the average yield of the latest projects at Koregraf. This makes it an attractive investment opportunity. However, it is important to note that the Loan to Acquisition (LTA) ratio is quite high at 142%, as well as the Loan to Sale (LTS) ratio at 80%, indicating a high level of leverage. The Loan to Construction Cost (LTC) ratio is average at 46%. In terms of guarantees, there is a GAPD (Guarantee on Property Developers) with a capital amount of 1.1 million euros, which is considered appropriate. However, the net debt/equity ratio is quite high at 3.89, indicating a relatively high level of debt for the company. Additionally, there is a personal guarantee with a net worth of 2.5 million euros. While there is no pre-commercialization for the project yet, the location of the property is a strong selling point, as it is within 2 km of La Croisette, a doctor's office, and a supermarket, which increases its desirability. The estimated selling price is on the higher end at 17,825 euros/sqm, which can be attributed to the exceptional sea view of the property. However, it is important to note that the price per sqm has decreased by 0.1% over the past year and 3% over the past three months. The acquisition price of 10,035 euros/sqm is below the average market price, and the projected profit margin in the optimistic scenario is 13%, which is considered reasonable. However, the pessimistic scenario has a lower profit margin of 4% in case of a 10% discount on the selling price. The condition of the property is excellent after renovation, and there is a team of professionals including a project manager and an architect overseeing the project. There are no urban planning risks associated with the property. The project is backed by an experienced operator with 15 years of experience as a property dealer. They have successfully completed 10 out of 15 financed operations, indicating a good track record. In terms of platform quality, Koregraf has a low percentage of delays of more than 6 months at 0.81% and no permanent losses, which is a positive sign for investors. Overall, the Villa Carlotta project offers good potential for investors, with a high yield and favorable location. However, it's important to consider the high loan ratios and the lower profit margin in the pessimistic scenario. Nonetheless, with the professional team involved and the experienced operator, this project could be a profitable investment opportunity.

Historial rates of return Koregraf

Investor votes results for the project: Villa Carlotta

42 voters
👎57% 👍5% 🤷7% 🏳️31%
To vote :

Grégory Vaur
Grégory, I am 26 years old and have been an investor in real estate crowdfunding, stock markets and crowd-lending for around 1 year. I trained myself by watching videos on these subjects. I am currently registered on the first brick, Clubfunding, Raizers...