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I knew Lapremierbrique right at the beginning of their journey. From the moment I saw the first projects emerge, I sensed the potential, and I wasn't mistaken. They offer property dealer projects, well-presented with excellent guarantees. I particularly like the projects involving division without work with first-ranking mortgage guarantees. I usually make videos about the projects I appreciate on my channel. I resonate with the values of this young French startup, especially their seriousness and transparency.
➡️ 22/05/2024: Lapremierebrique continues its impressive growth in 2023 and 2024 despite an unfavorable real estate context. Hugo, the founder, shares the secrets of this impressive growth. LPB is also considering launching a secondary market and offering fractional real estate projects.
➡️ 13/07/2023: I've surpassed 20k euros invested on the platform. Projects are more numerous now, with sometimes larger amounts. Most projects remain high-quality. Project descriptions have expanded with the publication of financial statements.
➡️ 11/04/2023: Projects are becoming more numerous, with larger amounts to be financed. The startup is becoming a major player in French crowdfunding. I have over 17,000 euros invested on this platform.
➡️ 20/09/2022: Due to the influx of new investors, a new investment model allows for fairer investment.
➡️ 08/10/2021: I interviewed the manager, who is very friendly. A young team, in startup mode, destined for a bright future.
Yields are beyond 10%, and with my Bonus code, you earn an additional 1.1%. The variety of projects is considerable: buy-sell, buy-renovate-sell, buy-division-sell, or simply real estate development projects. Property dealers are also numerous and diverse. It is recommended to check their track record. One difficulty on this platform is that most projects fill up very quickly, usually in less than a second. It can be discouraging when you fail to invest in the project you wanted. Fortunately, there are techniques to succeed in investing. I reveal some aspects here.
There are even more effective techniques that have been discovered by members of the Bluersky investor club. Feel free to join the club to discuss these issues. We usually celebrate every time we succeed in investing. And those who fail to invest can cheer each other up. The platform is somewhat a victim of its success.
Regarding Lapremierebrique's communication, it's impeccable. We regularly receive emails with information about the progress of projects we've invested in. For example, we often receive updates with illustrations like photos, showing the start of construction work. We really feel like we're part of the real estate projects. The platform is very transparent and also informs us when there are issues with projects, which is very rare.
The investor holds a simple fixed-rate bond. This is the most classic type of bond. It pays an interest, also called a coupon, which is permanently fixed at the time of issuance according to a predefined periodicity until maturity. A bond is a financial instrument regulated by the Financial Markets Authority (AMF).
The co-founders are Hugo Berthe and Thomas Danset. The team is young and dynamic and does not hesitate to communicate on social networks.
ESCP (European Crowdfunding Service Providers)
ESCP (European Crowdfunding Service Providers)
ESCP is the European regulation for crowdfunding service providers. From November 2023, only crowdfunding service providers ("ESCP") are authorized to offer crowdfunding services within the scope of the regulation, whether they involve loans (crowdlending, excluding free loans) or securities (crowdequity). In France, this regulation replaces Crowdfunding Investment Advisors (CIP) and Crowdfunding Intermediaries (IFP).The list of authorized ESCP platforms
The average expected yield of projects is 11.21%
Yields are calculated based on the projects analyzed on this site and not on all projects.
⚠️ The higher the yield, the higher the risk.
The delay rate for more than 6 months at La premiere brique is 3.10%.
The delayed time is computed based on the contractual date and not target date
The permanent loss rate at La premiere brique is 0.00%.
The minimum amount to invest is 1€.
La premiere brique has a very low minimum amount to invest
🌎 The financial income are taxable in the investor's country of tax residence.
In France, since January 1, 2018, income from movable capital as well as capital gains from securities sales are subject, when taxed, to a flat-rate withholding tax (PFU) of 12.8%, to which social security contributions of 17.2% are added, making a total rate of 30%.
However, you can choose, when declaring your income, for a global taxation of these income and gains at the progressive income tax rate by checking box 2OP. You may be exempted from the portion corresponding to the flat-rate withholding tax of 12.8% for income tax purposes if your reference fiscal income for year N-2 was less than €25,000 (€50,000 if you are married). When making your declaration, you have the option to maintain the choice for taxation at 30%, or to submit your capital gains to the progressive income tax rate (to which 17.2% social security contributions will be added).
➡️ Search for previous reviews of chez La premiere brique
A real estate crowdfunding operation involves several categories of risks:
➡️ Operational Risk: human errors, incompetence, material shortages, delivery delays, poor management, accidents on site, provider bankruptcy...
➡️ Technical Risk: unpleasant surprises during soil and foundation studies, pollution, thermal, acoustic issues...;
➡️ Administrative and Legal Risk: difficulties in obtaining a fully cleared building or development permit, administrative authorizations, Financial Completion Guarantees, Construction Insurance, or All-Risks Site insurance, compliance of sales documents, poorly assessed urban planning authorizations;
➡️ Financial Risk: poor cost analysis, budget overruns, lower profit margins, obtaining bank credit, etc.;
➡️ Commercial Risk: insufficient pre-marketing, insufficient local market study (prices, needs, location...), delays in lot sales (commercialization), neglected suspensive conditions, unfavorable market evolution, risky sales strategy, overly optimistic exit prices, etc.
Beyond the analysis of the real estate project itself, crowdfunding platforms examine the financial and operational strength of the companies participating in the operation, which also face potential risks, mainly financial.
The evaluation thus focuses on numerous criteria, including:
➡️ Legal and Financial: capital structure, ongoing disputes, income statements and financial statements, solvency, profitability, liquidity, level of equity, etc.
➡️ Operational: organizational chart, experience of the executives, history of successfully completed operations, quality of previous programs, reputation, etc.
➡️ Financial Statements: financial statements (balance sheet and income statement) of the operator must be analyzed to determine its financial health.
➡️ Fraud: The operator may file for bankruptcy fraudulently or abscond with funds, which is why guarantees on cash flows are necessary.
Even with good preparation, it is impossible to anticipate climatic events (flooding, frost, storms...), macroeconomic factors such as sudden changes in property prices or interest rates, high inflation, etc., or legislative changes (regulatory modifications, taxation changes...), or situations of war. These risks are difficult to control. It is essential that operators have taken out the necessary insurance and that sufficient financial margin is planned to cope with potential contingencies.
En dehors des risques en lien direct avec l’activité immobilière, il existe également des risques attachés au type de titre financier utilisé pour la majorité des opérations de crowdfunding immobilier, à savoir les obligations :
➡️ Risque de perte en capital : les sommes investies ne sont pas garanties et peuvent subir une perte totale ou partielle ;
➡️ Risque d’illiquidité : par défaut, la revente ou le remboursement anticipé des titres ne sont pas possibles.
➡️ Risque de rendement inférieur : en cas de difficulté, il est possible que le rendement annoncé soit plus faible que prévu. Le capital est alors préservé, mais les intérêts obligataires versés sont moindres.
➡️ Risque de modification de la durée de l'emprunt : contractuellement, la société émettrice a la possibilité de rembourser par anticipation ou de prolonger l’emprunt (prorogation de 6 mois maximum en général). Les intérêts à percevoir peuvent donc être inférieurs aux prévisions initiales ou plus importants si l’échéance de l’emprunt est reportée.
Crowdfunding, also known as participatory financing, allows funding of projects with small amounts, generally starting from 100 or 1000 euros. The financing is done directly on a web platform and one can pay either by bank transfer or by credit card. You can invest in multiple projects and thus achieve good diversification, both in terms of project types and geographical areas. For real estate investors, it is a complementary tool to traditional physical real estate investment. Investing in crowdfunding projects requires analytical work to select the best projects.
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