FundImmo - Risk and return review
FundImmo - Returns and loss rates
Investment maturity
FundImmo – Platform statistics 2026
FundImmo – Pros & Cons
About FundImmo
What it is
Fundimmo is a French property crowdfunding platform run by FUNDIMMO SAS in Paris, a company set up in 2014 and part of the French property group Atland. It sells private investors bonds issued by French property developers and property traders, mostly for housing (63% of the money lent). From 2016 to 30 June 2026 it financed €342.6 million across 480 projects. New lending has almost stopped: €72.2 million in 2022, €11.6 million in 2025 and €3.3 million in the first half of 2026. The website is in French only.
How it works
You choose projects one by one, from €1,000 each. Each project is a bond issued by the developer's project company, with a fixed rate; the platform advertises 8% to 12% a year over 6 to 36 months. In practice loans have run 29 months on average, weighted by amount, against 21 months in the platform's own example. If a round does not reach its minimum, you are refunded in full. French flat tax of 30% is taken from interest before it is paid to individuals.
Returns
After counting the cost of late and failed projects, investors have earned 7.52% a year across everything funded since 2016, by the platform's own calculation (30 June 2026). The rates written into the bonds average 9.42% a year, weighted by amount, and would give 10.60% if every project paid in full and on time. Projects funded in 2021 have done worst, at 5.33% after losses; recent ones show 10% or more, but are too young to show their losses. All figures are before tax. €34.5 million of interest has been paid so far.
Losses and defaults
Most of the money still owed is in trouble. Of the €98.9 million outstanding on 30 June 2026, only €19.0 million (37 projects) was paying on time. €19.0 million (13 projects) was up to six months late, €37.6 million (66 projects) more than six months late, and €23.3 million (41 projects) was with developers in French insolvency proceedings. That makes 17.76% of all money ever lent more than six months late or in proceedings, and about 61% of what is still owed, calculated from the platform's own figures. Late payments cost investors 3.08% a year so far. No money has been finally written off, because losses are only booked when court proceedings end, so real losses could be higher than these figures show. 323 projects (€223.2 million) have been repaid in full.
What secures your money
Fundimmo states no standard security for its bonds on its public pages. Any security is set project by project in each bond's documents, which you see after registering; some deals carry a mortgage or an on-demand guarantee from the developer. There is no buyback, reserve fund or insurance at platform level, and no published valuations or limit on how large a loan may be against the property's value. No recoveries have been published for the 41 projects in insolvency proceedings. In plain terms: you take the risk of each developer, and when one fails you wait for French courts.
Who runs it and its licence
FUNDIMMO SAS (Paris, share capital €9.25 million) has been authorised by France's markets regulator, the AMF, as a crowdfunding service provider under the EU crowdfunding regulation since 25 October 2023 (licence FP-2023-18). It has no passport to serve other EU countries. The operating company lost money three years running and had negative equity at the end of 2024, according to its filed accounts. No regulator action against it has been found.
Fees
Investors pay no fees: the platform says it charges nothing for its services to investors and is paid by the project companies. The project companies' fee is not published. The main costs to you are late payments and tax.
Getting your money out
You cannot sell your bonds before they end; the platform says so plainly. Your money comes back only when the developer repays or, for failed projects, when the court proceedings end. With 107 projects more than six months late or in proceedings, that can take years.
Our view
Return: Medium — the rates written into the bonds average 9.42% a year (June 2026). Risk: Very High (higher means more risk) — the cost of late payments is 3.08% a year, three in five euros still owed are more than six months late or in insolvency, new lending has almost stopped and the operating company is loss-making. Risk-return: Low — 7.52% a year after counting problem projects would be a fair return elsewhere, but it is not enough for this level of risk, and it may fall as court cases end.
Regulation
License / Regulation: FUNDIMMO SAS is authorised by the French Autorité des Marchés Financiers (AMF) as a crowdfunding service provider under Regulation (EU) 2020/1503, licence FP-2023-18, granted 25 October 2023, for placing shares and bonds and receiving and transmitting orders. No EU passport is recorded. Investments are not covered by any deposit guarantee or investor compensation scheme.
Functionality
For Investors
Useful Information
Yes. FUNDIMMO SAS has been authorised by France's markets regulator (AMF) as a crowdfunding service provider since 25 October 2023 (licence FP-2023-18). Regulation does not protect you from losses, and no compensation scheme covers your bonds.
Uninvested cash sits in a personal wallet at MANGOPAY SA, an e-money institution supervised in Luxembourg, separate from Fundimmo's own money. Once invested, your money is lent to the developer's project company through a bond.
€1,000 per project. No maximum is published, but the platform advises investing no more than 10% of your assets.
The bonds carry an average rate of 9.42% a year; after late and failed projects investors have earned 7.52% a year, by the platform's own figures (30 June 2026). Nothing has been written off yet, but €60.9 million, about 61% of the money still owed, is more than six months late or in insolvency proceedings.
No standard security is stated on the platform's public pages: each bond's documents set its own, and some deals carry a mortgage or a developer's guarantee. There is no buyback, reserve fund or insurance, and no recoveries have been published from the 41 projects in insolvency proceedings.
No. The platform states that bonds cannot be sold during their term. Your money returns only when the developer repays or court proceedings end; loans have run 29 months on average so far.
None. Fundimmo is paid by the project companies, at a rate it does not publish. French flat tax of 30% is withheld from interest for individuals.
If a developer fails, recovery goes through French insolvency proceedings, which can take years and may return less than you lent. Your uninvested cash is held at MANGOPAY, apart from Fundimmo's own money, but no compensation scheme covers your bonds.
Very few. New lending fell from €72.2 million in 2022 to €11.6 million in 2025 and €3.3 million in the first half of 2026, so the platform is mostly managing its existing book.
