stock.estate - Risk and return review
stock.estate - Returns and loss rates
Investment maturity
stock.estate – Platform statistics 2026
stock.estate – Pros & Cons
About stock.estate
What it is
stock.estate is a Romanian real-estate lending platform, licensed in 2023, where investors lend to property developers in Romania, Portugal and, since March 2026, Italy. Its statistics page shows 108 funded campaigns, €16.1 million invested, €6.1 million of principal and €1.0 million of interest repaid, and 17,400 registered users (as of 30 October 2026). It has grown fast, so most loans are still running: 58 were in progress and 9 were raising money on that date.
How it works
You invest from €100 per loan, by bank transfer, card or crypto, or let the automatic investing tool do it. Developers borrow interest-only and repay the loan in one go at the end, usually after 3 to 24 months; investors receive interest monthly. Tax is withheld at source: 10% for Romanian individuals, 0% for Romanian companies and 16% for foreign investors, which can be reduced with a tax residency certificate. Larger investments earn cashback (for example 1% from €3,000 and 2% from €10,000). The site is in six languages, including English.
Returns
The statistics page shows an average return of 13.80% a year (30 October 2026). It is the investment-weighted average of the interest rates agreed on funded loans, after 10% withholding tax but before the platform's monthly fee, and not a measured result after defaults. The platform now advertises net returns of 10% to 16% a year; in August 2026 it still advertised "up to 20%". Its own example shows €1,000 at 14% for 24 months paying €280 gross, or €208.80 after fees and tax.
Losses and defaults
One loan has defaulted so far: €161,703, now in recovery, about 1% of all money invested. Under the EU method, the platform's default rate is 4.17%: the average of 0% in 2024 (0 of 2 loans) and 8.33% in 2025 (1 of 12 loans). A loan counts as defaulted when it is more than 90 days late on a material amount or unlikely to be repaid. No loan was 15 to 90 days late on 30 October 2026, and none of the 39 loans followed in 2026 had defaulted. The platform expects a default rate of 3.13% for 2026. Nothing has yet been published on how much of the defaulted loan has been recovered.
What secures your money
Most loans are secured by a mortgage on the property, registered in favour of investors through a collateral agent in the stock.estate group (not named). A mortgage loan requires a valuation by an authorised valuer, and the platform aims for property worth about 150% of the loan, which means borrowing about two-thirds of the value; this is a target, not a published limit. Some loans are backed only by other guarantees such as a developer's personal guarantee or a pledge on shares, or by nothing: in 2026, 32 of 39 loans followed were mortgage-backed. The one default so far was a loan without a mortgage. There is no buyback and no reserve fund. In plain terms: on mortgage loans the property is your cushion if a developer fails, but recovery takes time and goes through courts.
Who runs it and its licence
The operator is StockEstate Crowdfunding SRL, Romania (company number 45170242), founded in 2021 by Vicentiu Vlad and Alex Constantin. It is authorised by the ASF, Romania's financial supervisor, as a European crowdfunding service provider (decision 105 of 29 August 2023, register number PJR28FSFPR/400002), and may offer its service in other EU countries, including France since 1 October 2025. In early 2026 the platform faced public accusations of being a rip-off after paid influencer campaigns; the founders answered publicly. The criticism was about marketing, not unpaid investors.
Fees
Investors pay an administration fee of 0.2% a month on their active loans, about 2.4% a year, not charged on late loans or loans in recovery. Selling or buying on the secondary market costs 1% for each side. Opening an account, deposits, withdrawals and investing are free.
Getting your money out
You can sell loans early on the platform's secondary market for a 1% fee, if a buyer is found. Otherwise money comes back when each loan is repaid at the end of its term. Uninvested money can be withdrawn free of charge.
Our view
Return: Very High — an average agreed rate of 13.80% a year after withholding tax. Risk: Low (higher means more risk) — most loans are mortgage-backed, one default so far, and the platform publishes default figures with a clear definition; but the book is young and growing fast, and has not been through a property downturn. Risk-return: Very High — a high rate for a low, well-reported level of risk.
Regulation
License / Regulation: ASF (Romanian Financial Supervisory Authority), European crowdfunding service provider authorisation under Regulation (EU) 2020/1503: decision no. 105 of 29 August 2023, register number PJR28FSFPR/400002. Passported to other EU countries (on the AMF France list of passported providers since 1 October 2025).
Functionality
For Investors
Useful Information
Yes. StockEstate Crowdfunding SRL is authorised by the ASF, Romania's financial supervisor, as a European crowdfunding service provider (decision 105 of 29 August 2023, register number PJR28FSFPR/400002), and may serve investors across the EU. The licence does not protect you against loan losses.
The platform says investor money is held in segregated accounts at Banca Comerciala Romana (BCR, part of Erste Group). You can pay in by bank transfer, card or crypto.
€100 per loan.
The average agreed rate is 13.80% a year after 10% withholding tax (October 2026). One loan of €161,703 has defaulted and is in recovery; the platform's default rate is 4.17% (0 of 2 loans in 2024, 1 of 12 in 2025). It expects 3.13% for 2026.
Most loans are secured by a mortgage registered for investors, with property valued by an authorised valuer and a target value of about 150% of the loan. Some loans have only guarantees or no security; in 2026, 32 of 39 loans were mortgage-backed. There is no buyback or reserve fund.
Yes, on the secondary market, if a buyer is found. Both buyer and seller pay 1%. Otherwise you wait until the loan is repaid, usually after 3 to 24 months.
0.2% a month on your active loans (about 2.4% a year) and 1% per secondary-market trade. Account, deposits, withdrawals and investing are free. Tax of 10% (Romanian individuals) or 16% (foreign investors, reducible with a residency certificate) is withheld from interest.
The loan goes into recovery and, where there is a mortgage, the property can be enforced through the group's collateral agent. This takes time. The one defaulted loan so far had no mortgage, and no recovered amount has been published yet.
The loans are owed by the developers, and the mortgages are held for investors through a collateral agent. As a licensed provider, the platform must have arrangements for loans to keep being serviced, but recovery could be slow.
