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To assign the grades A and E, we use a Bonus/Malus system.
⚠️ Some criteria may be missing in the detailed list below.
⚠️ The scoring model is not suitable for all types of projects.
The total points for this project is 13
| Criteria | Points |
|---|---|
| mortgage coverage | ∅ |
| optimistic scenario margin | ∅ |
| pre-commercialization | 🟩🟩 |
| track record | 🟩🟩 |
| location | ∅ |
| in the vicinity | 🟩 |
| yield | 🟩 |
| LTA | 🟩 |
| LTS | 🟩 |
| operator commitment | 🟩 |
| sales price | 🟩 |
| permanent loss | 🟩 |
| late projects | ∅ |
| price trend | ∅ |
| urban planning risk | 🟩 |
| debt to equity | ∅ |
| debt to asset | 🟩 |
This review is proposed by Hélène Mayet on
⏰ The project starts on 12/09/2024 10h00
💰 The estimated rate of return is 10.5% per year.
⏱ The duration of the project is 18m
💼 Minimum amount to invest is ?
🤖 Review's summary
Project scheduled for 2024-09-12 10:00:00
Overall opinion: This is a very large project, with already 15 million euros raised at Koregraf for a similar project. There is only one Financial Guarantee for Payment Default (GAPD) on a debt-ridden company. The profit margin is very low, although there is good commercialization, it is not enough to secure the project. Personally, I will not be investing in this project. What about you?
👷 Project Type: Purchase - renovation/construction - resale
💶 Amount to be financed: 464,000 EUR
⏰ Repayment: In Fine for the capital, interest:
The fundraising is part of the equity financing requested by the bank partner.
✅ Return: 10.5% - high
❗ Return: Lower than the average return (10.86%) of recent projects at Koregraf
❗ Guarantee Type: GAPD
❗ Holding equity amount: Net debt/equity ratio is 3.01
❗ Pre-selling: Reservation contract. Pre-sold at 70% with suspensive conditions: construction completed
Operator's health:
❗ Net debt/equity ratio: Slightly high at 3.01
✅ Net debt/assets ratio: Low at 0.4
❗ Location: Town with less than 10k inhabitants
✅ Nearby: Shops, schools, restaurants, airport
Exit price:
✅ Prices have increased by 1.1% over 1 year
❗ Optimistic scenario margin: 6.4% - low
❗ Pessimistic scenario margin (+10% work amount, -10% discount, +20% work time): 0% - decent
❗ Property status: Under construction
✅ Street and neighborhood condition: Well-situated
✅ No urban risk
✅ Project promoter's track record: Over 10 similar operations
⚠️ Financing in progress and operator's delays: (5 ongoing projects)
⚠️ Work complexity: Complex
✅ Realistic work duration: Yes
✅ LTA (Loan to Acquisition): 38% - low
✅ LTS (Loan to Sale): 8% - very low
LTC (Loan to Construction Cost): 0%
✅ Operator's commitment: 20% - high
❗ Geopolitical situation: Political uncertainty
❗ 13.49% of delays over 6 months at Koregraf: high
✅ 0% of definitive losses at Koregraf: low
🤝 BONUS: No Bonus Code
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My Opinion: This project seems to have high risks and challenges, especially with the low profit margins and high delays in similar projects. It may not be the best investment option considering the uncertainties and complexities involved. It's better to wait for more secure and potentially profitable opportunities.
19 voters
👎47% 👍5% 🤷0% 🏳️47%
To vote : 
Hélène Mayet
My name is Hélène Mayet, I am an HR Assistant, I also have a self-employed English course business at home. My investments started in 2020 with shares on the stock market. Little by little I became interested in ETFs, particularly on the S&P500 and in real estate. While researching real estate and its opportunities, I discovered Crowdfunding in which I began to invest in 2022. I mainly invest in La Première Brique and Upstone.
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