Access
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 Grégory Vaur on
⏰ The project starts on 02/11/2024 18h00
💰 The estimated rate of return is 11.9% per year.
⏱ The duration of the project is 18m
💼 Minimum amount to invest is 20€
🤖 Review's summary
Project date: 2024-11-02 18:00:00 Overall review: Adequate guarantees, coherent selling price, 100% of pre-commercialized turnover (via offer), land located in a municipality of about 2000 inhabitants, decent margin of 14% even in case of discount, limited experience as property merchants.
This project involves acquiring a 3738 m² constructible land. The goal is to resell the land without carrying out any construction work to a developer who intends to build a residential complex.
Location: Jouy-Sur-Morin is a small town of around 2200 inhabitants, located 41 km from Meaux and 86 km from Paris.
✅ Yield 11.9% -> high.
✅ Yield is higher than the average yield (11.67%) of the latest projects at Bienpreter.
Guarantee Type:
✅ First-ranking mortgage with a recalculated mortgage coverage taking a safety margin of 15% compared to the acquisition price, resulting in a mortgage coverage of 97% -> adequate.
❗ Solidarity bond, but no information on the net worth of the guarantor.
❗ Pre-commercialization: 100% of pre-commercialized turnover through an offer with suspensive conditions: clearance of various administrative deadlines. (no financing suspensive conditions)
❗ Operator’s health: No balance sheet provided.
❗ Location: Town with less than 10k inhabitants.
✅ Nearby: a school, a bakery, or a pharmacy...
✅ Selling price of plots (80€/m²) rather realistic, below the average price (105€/m² source: terrain-construction).
❗ Apartment prices have decreased by 8.3% over 1 year, no data on land price evolution in the area.
✅ Optimistic scenario margin: 23% -> high margin.
✅ Pessimistic scenario margin: 14% in case of selling price discount -> decent margin.
✅ Property condition: Buildable land.
✅ No work required. (Development and servicing work to be planned for future buyers depending on land use)
✅ No urban planning risks mentioned.
❗ Project duration could extend in case of current buyer's withdrawal.
❗ Project owner's track record: Experience in real estate as an investor, but no details on the number of operations carried out as property merchants.
✅ Outstanding financing and operator's delay: No known delays to date. (Source: Hellocrowdfunding)
✅ LTA (Loan to Acquisition): 88% -> low
✅ LTS (Loan to Sale): 47% -> very low
LTC (Loan to Construction Cost): 0%
✅ Operator's commitment: 33% -> high.
Platform quality:
✅ 0.23% of delays of more than 6 months at Bienpreter -> low.
✅ 0% of definitive losses at Bienpreter -> low.
You get a 10€ welcome bonus as soon as your loans over 200€ are validated.
Referral code to enter during registration: U61DF75933F08B
➡️ Link here: Bienpreter Referral Link
My View: This project shows great potential, with solid guarantees, a realistic selling price, and a high pre-commercialization turnover. The margins are decent, and the location seems promising. With a positive track record and low platform risks, this project looks like a promising opportunity for investors. So, let's invest with confidence and see the returns grow!
27 voters
👎48% 👍7% 🤷15% 🏳️30%
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...
The votes take place in the Objectif-Renta Investors Club.
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