FundCo - Risk and return review
FundCo - Returns and loss rates
FundCo – Pros & Cons
About FundCo
What it is
FundCo is a Dutch platform where investors lend to property professionals against a mortgage on Dutch real estate. It is run by FundCo B.V. in Amsterdam, founded in 2024, holds an EU crowdfunding licence from the Dutch regulator AFM since 16 September 2025 and opened to the public on 2 December 2025. It is aimed at wealthy investors: each investment must be at least EUR 100,000.
How it works
Borrowers apply, FundCo scores each loan in its own risk classes from A to F, and approved loans are offered to registered investors, who pick deals one by one and can fund a loan alone or with others. Loans run from 6 months to 3 years according to the investor page (other pages say up to 5 years). Interest is paid during the term, and the full loan is repaid at the end. Projects are visible only after you sign up, so no live or funded project could be seen publicly (October 2026).
Returns
FundCo advertises fixed rates of 7% to 9% a year, "on average 8%", before its 0.5% yearly fee (October 2026). These are the rates offered, not results: no realised return has been published since launch.
Losses and defaults
No default, late-payment or loss figures have been published, ten months after launch. FundCo has a page explaining how it will count defaults (the number of loans in default in a year against the number of active loans at the start of that year), but it shows no figure yet and does not say how many days late a loan must be to count (October 2026). No count of funded loans, investors or amounts is public either.
What secures your money
Every loan must be backed by a first-ranking mortgage on registered property in the investors' favour, put in place by a notary. FundCo may also ask for extra security, such as a personal guarantee from the borrower. There is no buyback, reserve fund or insurance. The investor page says loans are capped at 80% of the property's value, but FundCo's own risk document allows up to 95% for its best risk class, and it does not say who values the property. Because the loans are repaid in one sum at the end, the main risk comes when the borrower must sell or refinance. What this means for you: the mortgage is real protection, but the safety margin may be thinner than the 80% suggests.
Who runs it and its licence
FundCo B.V. (Amsterdam, Chamber of Commerce number 95421645) is listed in the AFM register of crowdfunding providers under number 32000080, licensed since 16 September 2025, to arrange loans (register dated 12 October 2026). The website shows its company number where the AFM number should be.
Fees
Investors pay a management fee of 0.5% a year (excluding VAT) on the amount outstanding, taken from the monthly interest. Borrowers pay a 2% arrangement fee, 0.5% when the loan is repaid and 0.35% a year for administration (fee page as of August 2026).
Getting your money out
Your money stays in the loan until it is repaid, typically 6 months to 3 years. There is no secondary market to sell your share early.
Our view
Return: Medium. Advertised fixed rates of 7% to 9% a year, before a 0.5% fee, are in line with property lending. Risk: High (higher means more risk). Each loan has a first mortgage, but nothing has been published on results, the loan-to-value limits contradict each other, and the investor page still showed placeholder text in October 2026. Risk-return: Low. Until FundCo shows real results, the advertised rate does not clearly pay for the unknowns.
Regulation
License / Regulation: AFM (Netherlands), European crowdfunding service provider licence under Regulation (EU) 2020/1503, register number 32000080, since 16 September 2025, for arranging loans (AFM register dated 12 October 2026). The website shows the Chamber of Commerce number 95421645 as its AFM number.
Functionality
For Investors
For Fund Seekers
Useful Information
Yes. FundCo B.V. holds an EU crowdfunding licence from the Dutch regulator AFM, register number 32000080, since 16 September 2025 (register checked October 2026). Note that the website shows its company number in place of the AFM number.
FundCo does not say on its public pages. No payment institution, bank or client-money foundation is named. The loan and mortgage deeds are executed by a notary.
EUR 100,000 per investment, far above most crowdfunding platforms.
FundCo advertises fixed rates of 7% to 9% a year, on average 8%, before a 0.5% yearly fee. It has published no realised return and no default, late-payment or loss figure since it launched in December 2025 (as of October 2026).
A first-ranking mortgage on Dutch property in the investors' favour, set up by a notary, sometimes with a personal guarantee from the borrower. There is no buyback or reserve fund. The investor page cites an 80% loan-to-value cap, but the risk document allows up to 95%, and who values the property is not stated.
No. There is no secondary market; your money returns when the loan is repaid, usually after 6 months to 3 years.
A management fee of 0.5% a year, excluding VAT, on the amount outstanding, taken from your monthly interest. Borrowers pay their own arrangement, exit and administration fees.
If a borrower fails, the mortgage lets the property be sold, and FundCo says it represents investors in that process. If FundCo itself fails, the mortgage stays in the investors' favour, but FundCo has not published how loans would then be managed. No compensation scheme covers crowdfunding loans.
No. Projects are shown only after registration, so no funded or live project could be checked publicly (October 2026).
