Thuisborg - Risk and return review
Thuisborg - Returns and loss rates
Thuisborg – Pros & Cons
About Thuisborg
What it is
Thuisborg is not a marketplace with many borrowers. It is one company, Thuisborg Finance B.V. in Utrecht, that issues its own bonds to private and business investors. Its main business is home-equity release for older homeowners in the Netherlands: it buys their homes and rents them back, or pays the purchase price in parts over many years while they keep living there. The bonds fund that business. Thuisborg and its sister company Vondellaan Vastgoed Beheer B.V. are fully owned by the holding company Reunion Ventures B.V. (as of November 2026).
How it works
Two bond series are on offer (as of 1 November 2026). Series TB29 runs from 1 year (1, 3 or 5 years on the subscription form), starts at €1,000 and pays 4.5% to 6.5% a year. Series TB31 runs from 3 years, starts at €100,000 and pays 7% to 8% a year. Interest is paid every quarter; by default it is reinvested in new bonds unless you ask for it to be paid out. You subscribe with a paper form and pay into the company's own bank account within 10 working days. In October 2026 the platform offered 1% extra bonds on top of new investments.
The platform says the bond money is mainly used to cover Thuisborg's operating costs, and that part of it is used to buy property, for sustainability work and maintenance, and to repay existing investors. It also says it mainly uses bond money to meet its long-term payment obligations to home sellers. Any money left over after planned costs, investments and repayments goes to the holding company, Reunion Ventures, which the platform says uses it for IT and marketing, for other group companies such as Hestiva Platforms and RAW Idea (3D-printed modular homes), and to buy litigation certificates of the claim foundation SOMI. The platform also says money can move temporarily between Thuisborg and Vondellaan.
Returns
Only the offered rates are published: up to 8% a year on TB31 and 4.5% to 6.5% on TB29 (as of 1 November 2026). No figure for interest actually paid, bonds outstanding or a payment record is published. The platform says the interest is ultimately paid from the rent it receives from the older people who sold their homes to it.
Losses and defaults
No loss, arrears or default figures are published. Because there is one issuer, a loss would mean Thuisborg Finance B.V. itself not paying its bonds. We found no public report of late interest or repayments (search of 1 November 2026). The platform's own FAQ says that Thuisborg and its holding company have limited capital (equity plus guarantees) to absorb setbacks, so poor results can affect bondholders.
What secures your money
You lend to the company, not against a specific home. The public pages name no mortgage or pledge for bondholders. Asked whether the bonds are secured, the platform's FAQ answers that the main protection is that Thuisborg pays only a limited down payment on the homes it acquires, as a rule up to about 80% of market value, for mortgage-free homes. There is no buyback, reserve fund or deposit guarantee. The platform says it uses a separate account held by Stichting De Bewaarder to manage and reserve its money flows; that is a way of handling cash, not security. The information documents for each series are not public.
Who runs it and its licence
No licence. The bonds are issued by Thuisborg Finance B.V., Utrecht. The subscription form (July 2026) states that the offer is not within the scope of the Dutch Financial Supervision Act (Wft) and so not under AFM supervision under that act. The offer uses the exemption from the prospectus requirement for small offers (below €5 million). The platform says the AFM and the consumer authority ACM do supervise its compliance with consumer-protection rules for distance sales. No compensation scheme covers the bonds.
Fees
The subscription form for TB29 charges issue costs of at most €0.0002 per bond of €0.01 nominal, which is up to 2% of the amount, with special terms possible. The home page says you can exit free of charge each quarter after one year. No full fee list for investors is published.
Getting your money out
The home page says you can exit free of charge each quarter after the first year. The bonds are not listed on any market; the FAQ says they can only be sold privately, with Thuisborg's consent, and Thuisborg will contact other interested bondholders on request. Whether an early exit is paid depends on the company's cash.
Our view
Return: Medium — 7% to 8% a year on the large series and 4.5% to 6.5% on the retail series, with nothing realised published. Risk: Very high (higher means more risk) — one company issues all the bonds without a financial licence, publishes no default figure or accounts, names no security for bondholders, and says the money mainly pays its running costs and repays earlier investors, with any surplus going to its parent group. Risk-return: Very low — only offered rates are known against these risks.
Regulation
License / Regulation: No licence — Thuisborg Finance B.V. (Utrecht) issues its own bonds outside the Dutch Financial Supervision Act (Wft). Its TB29 subscription form (July 2026) states the offer is not within the scope of the Wft and so not under AFM supervision under that act. The offer is exempt from the prospectus requirement (small offers below €5 million). The platform says the AFM and ACM supervise its compliance with consumer-protection rules for distance sales (Dutch Civil Code, Book 6). No compensation scheme applies.
Functionality
For Investors
Useful Information
No. Thuisborg Finance B.V. holds no financial licence. Its subscription form (July 2026) says the bond offer is not within the scope of the Dutch Financial Supervision Act and so not under AFM supervision under that act, and the offer is exempt from a prospectus. The platform says the AFM and ACM do supervise compliance with consumer-protection rules for distance sales.
You pay directly into Thuisborg Finance B.V.'s own bank account. The platform says it manages its money flows through a separate account held by Stichting De Bewaarder. Once paid, your money is a loan to the company and is not protected by any deposit guarantee.
€1,000 for the TB29 bonds and €100,000 for the TB31 bonds (as of 1 November 2026).
The bonds offer 4.5% to 6.5% a year (TB29) and 7% to 8% a year (TB31), paid quarterly. No figure for interest actually paid, and no loss or arrears figure, is published. We found no public report of late payments (1 November 2026).
The public pages name no mortgage or pledge for bondholders. The platform's FAQ says the main protection is that it pays only a limited down payment, as a rule up to about 80% of market value, on the mortgage-free homes it acquires. There is no buyback or reserve fund.
The platform says the bond money is mainly used to cover Thuisborg's operating costs, and partly to buy property, for sustainability work and maintenance, and to repay existing investors. Any surplus after planned costs, investments and repayments goes to the holding company Reunion Ventures, which the platform says invests it in IT, marketing, other group companies and litigation certificates of the claim foundation SOMI.
The home page says you can exit free of charge each quarter after one year. The bonds are not listed; the FAQ says they can only be sold privately with Thuisborg's consent. Payment of an early exit depends on the company having the cash.
The TB29 subscription form charges issue costs of at most €0.0002 per €0.01 bond, up to 2% of the amount, with special terms possible. Exits after one year are free of charge, according to the home page.
You are a creditor of Thuisborg Finance B.V. If it cannot pay, you depend on what is left in the company after other claims, with no named security and no compensation scheme. The FAQ says Thuisborg and its holding company have limited capital to absorb setbacks.
