CrowdRealEstate - Risk and return review
CrowdRealEstate - Returns and loss rates
Investment maturity
CrowdRealEstate – Platform statistics 2026
15000
investors
CrowdRealEstate – Pros & Cons
About CrowdRealEstate
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.
Regulation
License / Regulation: Crowd Real Estate B.V. (Netherlands, Chamber of Commerce no. 63446669) is authorised by the Dutch Authority for the Financial Markets (AFM) as a crowdfunding service provider under the EU crowdfunding regulation, licence 32000052, granted 26 April 2024. From 14 January 2016 it worked under an AFM exemption for brokering repayable funds (no. 19000042). Investments are not covered by any deposit guarantee or investor compensation scheme.
Functionality
For Investors
Useful Information
Yes. The Dutch regulator AFM licensed Crowd Real Estate B.V. as a European crowdfunding service provider on 26 April 2024 (licence 32000052). Investments are not covered by any deposit guarantee or compensation scheme.
Not the platform. Payments run through Online Payment Platform, a payment institution supervised by the Dutch central bank, or through a notary. The mortgage rights are held for investors by independent foundations.
€2,500 per project on current offers. Private placements start at €100,000. There is no maximum.
Investors earned 6.62% a year on average after fees from 2016 to 2025, and 7.39% in 2025. Nothing has been written off, but 9.6% of all money lent was in default (more than 90 days late) and about 17% of running crowdfunding loans was more than 90 days late at the end of 2025, with no recoveries published yet.
A first or second mortgage on the property, held for investors by an independent foundation. Current offers lend about 52% to 54% of the property's value, and some add a pledge on rents or guarantees. There is no buyback or reserve fund, and no failed loan has been worked out yet, so how much the mortgages bring back is untested.
No. There is no secondary market, so your money stays in until the loan is repaid, after 12 to 60 months or later if the loan runs late. You can cancel only within the four-day reflection period after subscribing.
A one-off brokerage fee of 0.45% of each investment, refunded if you cancel within four days. There are no yearly, deposit or withdrawal fees.
If a borrower fails, the property can be sold under the mortgage, and you get back what the sale brings in after costs, which can take years. If the platform fails, the mortgages stay with the independent foundations and the money sits with the payment institution or notary, but no compensation scheme covers losses.
Many borrowers repay only when they sell or refinance a property, and in 2025 that took longer: loans more than 90 days late rose from about 3.3% to about 17% of running crowdfunding loans, and 14 loans worth €21.9 million were over a year overdue (31 December 2025). The platform has published no update for 2026 yet.
