CrowdRealEstate Review 2026

What it is

CrowdRealEstate is a Dutch crowdfunding platform run from Breda by Crowd Real Estate B.V., founded in 2015. Private investors lend to property companies in the Netherlands, Belgium and Germany. By the end of 2025 it had funded €461.1 million across 275 loans; its home page shows more than €650 million financed and 15,000 users (updated to 31 July 2026).

How it works

You choose a project and lend from €2,500; there is no auto-invest. Each loan has a fixed interest rate and runs for 12 to 60 months. Interest is usually paid during the loan and the amount you lent comes back in one sum at the end, when the borrower sells or refinances the property. Offers in October 2026 paid 7.75% to 8.5% a year. Larger private placements start at €100,000.

Returns

Investors earned 6.62% a year on average across all loans from 2016 to 2025, after the platform's fee (6.94% before it), as of 31 December 2025. Returns have risen: 6.98% a year over 2023 to 2025 and 7.39% in 2025 alone. Because nothing has yet been written off, these figures are the interest paid, not a return after losses.

Losses and defaults

No loan has been written off and nothing has been set aside for losses (31 December 2025). But late payments rose sharply in 2025. The platform counts a loan as in default when a repayment is more than 90 days late: 9.6% of all money lent from 2016 to 2025 met that test (10.8% of loans by number). Of the €225 million of crowdfunding loans still running, €38.7 million, about 17%, was more than 90 days late, up from about 3.3% a year earlier (calculated from the platform's own figures). Fourteen loans worth €21.9 million were more than a year overdue. No recovery figures are published, and no update for the first half of 2026 had appeared by October 2026, so losses could still end up higher than zero.

What secures your money

Every loan is secured by a first or second mortgage on the property. The mortgage rights are held for investors by independent foundations, so they do not depend on the platform surviving. Each offer states its loan-to-value; current offers lend about 52% to 54% of the property's value. Some loans add a pledge on rents or guarantees. There is no buyback or reserve fund. No failed loan has been worked out yet, so it is not proven how much the mortgages bring back. In plain words: property backs your loan, but with about one euro in six of running loans more than three months late, the real loss is still unknown.

Who runs it and its licence

Crowd Real Estate B.V. (Chamber of Commerce no. 63446669, Breda) has been licensed by the Dutch regulator AFM as a European crowdfunding service provider since 26 April 2024 (licence 32000052), which lets it serve investors across the EU. Before that it worked under an AFM exemption from 2016. The website names no director or manager.

Fees

Investors pay a one-off brokerage fee of 0.45% of each investment, refunded if you cancel within the four-day reflection period. There are no yearly, deposit or withdrawal fees. Over the platform's history the fee has cost about 0.32% a year of return. Borrowers pay their own fees.

Getting your money out

You cannot sell a loan early: there is no secondary market. Your money is tied up for the full term of 12 to 60 months, and longer when a loan runs late. Payments run through Online Payment Platform, a payment institution supervised by the Dutch central bank, or through a notary, not through the platform's own accounts.

Our view

Return: Low — 6.62% a year on average after fees from 2016 to 2025, rising to 7.39% in 2025. Risk: Low (higher means more risk) — nothing has been written off, which on its own would read very low; we rate it one step worse because loans more than 90 days late rose to about 17% of running loans in 2025 with nothing set aside, no recoveries are published and the statistics are ten months old. Losses could end up higher than the platform's zero. Risk-return: Medium — a modest return with mortgage security, balanced against the rising arrears and money locked in until each loan repays.