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Property · Spain · since 2017
Reviewed by Eugene Sokolovs, figures checked 3 Nov 2026
Spanish property-lending platform licensed by the CNMV: from €250 you lend to developers in Spain and Portugal on a first mortgage for 9 to 24 months. Completed projects earned 11.08% a year in 2025; no default figures are published.
Capital at risk. Past returns do not predict future returns; a borrower can pay late or not at all.
Higher means more risk. Civislend publishes no figure for defaults or losses, so investors cannot see how often money is lost; platforms with good results usually publish them. With no figure we start from the middle level, Medium, and move it two steps worse, to Very High, for the Spanish regulator's fine: the CNMV fined the platform €56,000 in 2023 for very serious conflict-of-interest breaches. A €4 million loan is also reported unpaid since August 2023, while the promised list of late projects is not shown.
Completed projects earned 11.08% a year on average in 2025, the platform's own weighted figure. It counts only finished projects and deducts no losses, because none are published.
A high return for a very high level of risk: about 11% a year on finished projects, but with no published loss data you cannot see what that return costs you.
Capital at risk. Past returns do not predict future returns; a borrower can pay late or not at all.
Not rated yet · Property · ES
when a referred user makes their first investment, both the referrer and the new investor receive between 25€ and 75€, depending on the amount invested.
No code needed: the bonus comes with our link
Referral link · platform terms apply · capital at risk
Civislend is a Spanish crowdlending platform for property development, run from Madrid by Civislend PSFP, S.A. The company was founded in 2016 and has been registered with the Spanish regulator (CNMV) since 2017. It lends to developers in Spain and, since 2026, in Portugal. Its statistics page shows €252 million raised across 189 fully funded projects (October 2026). In August 2026 the company put its total financing at more than €393 million across 191 projects, of which 95 had been fully repaid. The platform does not explain the difference between the two totals.
You choose projects yourself, from €250 each. Each project is a loan of about €1 million to €5 million to a developer for 9 to 24 months, at a fixed rate that currently runs from 10% to 13% a year (October 2026). Many loans let the developer extend the term by six months. There is no automatic investing: places go first come, first served. The website and contracts are in Spanish only.
Civislend reports that its completed projects earned 11.08% a year on average in 2025. It is a weighted average of what finished projects paid, now counted over 98 completed projects (October 2026), before the 19% Spanish tax withheld on interest. It leaves out projects that are late or stuck, and no losses are deducted because none are published. The statistics page also shows a 13% total return over the life of completed projects (down from 13.8% in August 2026); that is a total, not a yearly figure. New loans offer 10% to 13% a year, for example 13% for nine months on a Mallorca project (October 2026).
Civislend publishes no figure for defaults, late payments, losses or recoveries. It defines a default as a project more than 90 days late with its payments and says it shows such projects visibly, but no list or count appears on its public pages (checked August and October 2026). Investor reports, not confirmed by the platform, describe a €4 million loan unpaid since August 2023. The audited 2025 accounts show no provisions or lawsuits, but the loans belong to investors, not to Civislend, so the accounts say nothing about how they performed. About half of all projects (96 of 191 in August 2026) were still running, and yearly lending grew from €34.4 million in 2023 to €128 million in 2025, so most loans have not yet been tested by repayment.
Loans are secured by a first-rank mortgage on the property being developed. The loan-to-value is stated for each project, but the platform does not describe an independent valuation. There is no buyback, reserve fund or guarantee fund, and investments are not covered by the Spanish investor or deposit guarantee funds. Investors who checked some deals in 2026 said one loan-to-value was understated (46% stated, 56% when recalculated) and that some land records were out of date; the platform has not confirmed this. Nothing is published on what came back from loans that failed. In plain words: each loan has a property behind it, but nobody outside can see how well that security has worked in practice.
The platform is run by Civislend PSFP, S.A. in Madrid. It is authorised by the Spanish regulator (CNMV) as a crowdfunding service provider under the EU crowdfunding rules, register number 8, since 20 October 2023; before that it was registered under the Spanish crowdfunding law from 6 October 2017. On 27 September 2023 the CNMV fined Civislend €56,000 for two very serious breaches: the rules on projects linked to the platform (7 of 24 projects published between 2018 and 2021) and the rules on conflicts of interest. Civislend paid the fine in 2024 and appealed; its accounts disclose no outcome. Its 2025 accounts were audited without qualification (March 2026) and show revenue of €7.07 million, a net profit of €2.71 million and €1.1 million paid to shareholders.
Investors pay nothing to open an account, invest, pay in or withdraw (October 2026); developers pay the platform. For investors, 19% Spanish tax is withheld from interest. A referral scheme pays €25 to €75 when a referred friend invests.
Your money comes back when the developer repays the loan, usually after 9 to 24 months, and later if the developer uses a six-month extension. There is no market to sell your loan to other investors. Investors classed as non-experienced who put more than €1,000 or 5% of their net worth into one project get a four-day period to change their mind.
Return: High — completed projects earned 11.08% a year on average in 2025, the platform's own figure, though only finished projects count. Risk: Very High (higher means more risk) — no default, loss or recovery figure has been published in ten years, the Spanish regulator fined the platform in 2023 for conflicts of interest, and a €4 million loan is reported unpaid since 2023. Risk-return: Low — a high return, but you cannot see what it costs in losses.
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Yes. Civislend PSFP, S.A. is authorised by the Spanish regulator (CNMV) as a crowdfunding service provider under the EU rules, register number 8, since 20 October 2023. In September 2023 the CNMV fined it €56,000 for two very serious breaches on linked projects and conflicts of interest; Civislend paid and appealed. Investments are not covered by any guarantee fund.
Lemonway, a payment institution supervised in France, holds investors' money in segregated accounts at BNP Paribas in Spain. It is never on Civislend's own balance sheet. Once invested, your money is lent to the developer.
€250 per project. There is no maximum, but non-experienced investors get a warning above €1,000 or 5% of their net worth in one project.
Completed projects earned 11.08% a year on average in 2025, before 19% Spanish tax, counting only finished projects. Civislend publishes no figure for defaults, late payments, losses or recoveries. Investor reports, not confirmed by the platform, describe a €4 million loan unpaid since August 2023.
A first-rank mortgage on the property being developed, with the loan-to-value stated for each project. There is no buyback, reserve fund or guarantee fund, and no independent valuation is described. Nothing is published on what was recovered from failed loans.
No. There is no market to sell your loan to other investors. Your money comes back when the developer repays, usually after 9 to 24 months, or later if a six-month extension is used.
None. Opening an account, investing, paying in and withdrawing are free; developers pay the platform. Spanish tax of 19% is withheld from your interest.
If a developer stops paying, the first mortgage can be enforced through the Spanish courts, which can take years and may return less than was lent; Civislend has published no recovery record. If Civislend failed, uninvested money sits with Lemonway, separate from the company, and the loans remain owed to investors; no compensation scheme covers losses.
Yes. Anyone may register, wherever they live, but non-EU residents first need a Spanish foreigner ID number (NIE), and the website, contracts and support are in Spanish only.
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