CrowdRealEstate - Risk and return review
CrowdRealEstate - Returns and loss rates
Investment maturity
CrowdRealEstate – Platform statistics 2026
14000
investors
CrowdRealEstate – Pros & Cons
About CrowdRealEstate
CrowdRealEstate is a Dutch crowdfunding platform, run from Breda by Crowd Real Estate B.V., where private investors lend money to property projects in the Netherlands, Belgium and Germany. What you buy is a share of a fixed-rate loan, typically between 0.3 and 5 million euros, made to a property company for 12 to 60 months at around 7.25 to 8.5 percent interest. Every loan is secured by a first or second mortgage on the property, held by an independent foundation on investors' behalf, and interest is usually paid monthly with the loan itself repaid in one sum at the end, when the borrower sells or refinances. There is no way to sell out early, so your money is committed for the full term, and longer if a loan overruns.
The platform started in 2015, funded 461 million euros across 275 loans by the end of 2025, passed 500 million euros by March 2026, and reports about 14,000 registered users
. It is licensed by the Dutch financial regulator AFM under the EU crowdfunding rules, so adults across the EEA can invest after a short knowledge test; the minimum is 2,500 euros per project.
Your money never sits with the platform: payments run through Online Payment Platform, a payment firm supervised by the Dutch central bank, or a civil-law notary.
CrowdRealEstate charges investors a single one-off fee of 0.45 percent, refundable during a four-day cooling-off period, and makes the rest of its money from borrowers. Investments are not covered by any deposit guarantee.
Regulation
License / Regulation: ECSPR crowdfunding service provider, AFM | Licence 32000052 |
Functionality
For Investors
Useful Information
There is no regulator action, lawsuit or insolvency on record, and no press investigation was found. Trustpilot shows around 4.0 out of 5 from roughly 234 reviews (read second-hand in August 2026, as Trustpilot blocked direct checking). The complaints that recur on a Dutch investor forum from May 2026 are specific: projects running far past their promised end date, with 14 loans now more than a year overdue; appraisal reports being withheld from investors; and the platform under-explaining that repayment depends on finding a buyer or new lender. The same thread also records on-time repayments and praise. The most negative facts sit in the platform's own statistics: loans over 90 days late rose from 3.3 percent to about 17 percent of the live book during 2025, with zero set aside.
Yes: projects run in all three countries, but through the single Dutch company under its EU licence - there is no Belgian or German entity, and the site works in Dutch, English and German only, with no French version despite Belgian projects. Also be aware that several comparison sites wrongly claim it has a 100 or 500 euro minimum, auto-invest, a buyback guarantee or a secondary market; the platform's own pages contradict all of these.
Every project gets an internal valuation and a risk class from A (defensive) to E, and the interest rate is set from that class, though only classes A to C have ever been used. Offer documents show underwriting against an independent property appraisal, tenant analysis, a defined repayment route and loan-to-value and debt-cover conditions. The full acceptance policy is not published, and the grades deserve caution: at the end of 2025, 7.5 percent of class-A money and 18.3 percent of class-B money was more than 90 days late, and one live class-A deal lends 77.5 percent of the property's appraised value, leaving a thin cushion.
Unusually, nobody is named. The website identifies no founder, director or manager - the about page refers only to unnamed founders who had struggled to raise property finance themselves. The company, Crowd Real Estate B.V., was registered in Breda in June 2015 and official records show just three employees, a very small team for a live loan book of 294 million euros. The Dutch regulator AFM vetted the management before granting the licence in 2024, so the people have passed a fit-and-proper test - but investors cannot check who they are for themselves.
The mortgage on each property is held by one of two independent foundations, so the collateral does not depend on the platform surviving. Interest arrives monthly and the platform posts project updates on its blog. What is missing is the workout side: there is no published procedure for what happens when a loan goes late, no enforcement or recovery statistics at all, and nothing set aside against the 38.7 million euros currently over 90 days late. Investors are effectively asked to trust that the mortgages will cover any failures, managed by a three-person team.
One fee only: a one-off 0.45 percent of the amount you invest, charged up front and refunded in full if you withdraw during the four-day cooling-off period. There are no annual, deposit, withdrawal or exit fees, and no secondary-market fee because there is no secondary market. Across the platform's history the fee has cost investors about 0.32 percent a year of return. Borrowers pay separate charges that are not disclosed. Tax is not withheld: Dutch investors handle the investment in box 3 themselves, and the platform offers no tax guidance.
