Valvest - Risk and return review
Valvest - Returns and loss rates
Valvest – Platform statistics 2026
4000
investors
Valvest – Pros & Cons
About Valvest
What it is
Valvest, renamed Landed in November 2025, is a Dutch company that sells bonds to private investors to finance Spanish homes, mostly in Valencia. The group buys apartments, renovates them and either sells them or rents them out, including short stays. The money you lend goes to the projects of its own group. The group was founded in October 2022. Its home page shows more than €14 million invested over the last 36 months, more than 28 projects and more than 4,000 investors (October 2026).
How it works
You invest from €100 per project, up to €100,000 in total, and receive a fixed interest rate paid every month. Renovation projects run up to 15 months and are repaid when the apartment is sold; rental projects run up to 36 months and are repaid from a sale or refinancing. In October 2026 one project was open (a rental project in Valencia at 9% for 36 months); the others shown were fully funded.
Returns
The home page advertises a fixed return of 9% to 10% a year on its bonds, and current offers pay 9% to 9.25% (October 2026). Earlier bonds paid 9.75%, so rates have come down. These are contract rates, not measured results: the platform publishes no figure for what investors actually earned. Its track-record page shows how rental income and sales compare with its own projections, not investor returns.
Losses and defaults
The platform publishes no figure for defaults, late payments or losses and does not define a default (checked October 2026). Its project tracker, updated 1 October 2026, shows 13 renovation projects, of which 4 sold and 9 on time, and 11 rental properties all at or above expectations. Every project is shown as on track, which is not the same as a credit statistic. Most bonds were issued in 2025 and 2026 on terms of up to three years, so few have been repaid yet.
What secures your money
Your bond is backed by security held for investors by a Dutch foundation, Stichting Zekerheden Valvest. The platform describes this as a first mortgage on the property and a pledge on its rental income; its home page now describes a pledge on the project loan, held by an independent foundation, plus an equity buffer. If a project fails, the foundation can sell the property and repay investors first. The platform mentions a 20% buffer from renovation, but publishes no loan-to-value figures and no independent valuations. There is no buyback, reserve fund or insurance, and no failed project has yet tested the security. In plain words: your money is tied to Spanish apartments, but you cannot check how much they are worth against what you lent.
Who runs it and its licence
The issuer named on the home page is Landed B.V. (formerly Valvest Capital B.V., KvK 87927179, Amsterdam); earlier bonds were issued by its subsidiary Valvest Finance B.V. (KvK 93246994). The platform has no licence and is not supervised by the Dutch regulator AFM: it uses the exemption for bond offers below €5 million a year, as its own banner states. So the protections of licensed crowdfunding platforms, such as a knowledge test, a four-day reflection period and a key information sheet, do not apply. The issuing company's accounts for 2025, filed in March 2026, show a balance sheet of €10.9 million but only €1,782 in cash and short-term debts €3.35 million above short-term assets.
Fees
No fee table for investors is published (October 2026). The platform earns from its own group's projects through a margin it does not disclose. Its home page questions mention a 1% fee for selling your bond to another investor.
Getting your money out
Plan to keep each bond for its full term of up to 15 or 36 months. No market for selling bonds is shown, even though the home page questions mention a 1% fee for selling to another investor. Interest paid monthly and uninvested cash can be withdrawn from your wallet.
Our view
Return: High — an advertised fixed 9% to 10% a year, with nothing realised published. Risk: High (higher means more risk) — the platform publishes no figure for defaults or losses, so investors cannot see how often money is lost, and we start at Medium and move it one step worse, to High; it is also unregulated, publishes no loan-to-value figures, and its issuer's 2025 accounts show almost no cash. Risk-return: Low — held at Low because only an advertised rate is known, until real results are published.
Regulation
License / Regulation: No licence. The offers fall outside supervision by the Dutch regulator AFM and use the exemption from the prospectus requirement for offers below €5 million a year. The issuer, Landed B.V. (formerly Valvest Capital B.V., KvK 87927179), is not on the AFM crowdfunding register or the EU list of crowdfunding service providers. EU crowdfunding investor protections do not apply.
Functionality
For Investors
Useful Information
No. The platform states that its offers fall outside supervision by the Dutch regulator AFM and need no licence or prospectus, because each issue stays under the €5 million exemption. EU crowdfunding protections do not apply.
This is not disclosed. Your balance sits in the platform's own wallet, whose operator is not named, and no client-money foundation is published.
€100 per project, up to €100,000 per investor.
Bonds pay a fixed 9% to 9.25% on current offers, and the home page advertises 9% to 10% (October 2026). No realised return and no default or loss figures are published. The project tracker shows every project on time or above expectations (1 October 2026).
A Dutch foundation, Stichting Zekerheden Valvest, holds security for investors: the platform describes a first mortgage on the Spanish property and a pledge on rental income, plus an equity buffer. If a project fails, the foundation can sell the property and repay investors first. No loan-to-value figures or independent valuations are published, and the security has not yet been tested.
Plan to hold each bond for its full term, up to 15 months for renovation and 36 months for rental projects. No market for selling bonds is shown, although the home page questions mention a 1% fee for selling to another investor. Uninvested cash and interest can be withdrawn.
No fee table for investors is published. The platform earns a margin on its own group's projects that it does not disclose, and its home page questions mention a 1% fee for selling a bond to another investor.
If a project fails, the security foundation can sell the property, through Spanish procedures, and repay investors first. If the company fails, no regulator or compensation scheme stands behind investors; its 2025 accounts show €1,782 in cash and short-term debts €3.35 million above short-term assets.
Yes. Valvest was renamed Landed in November 2025. The issuer is now Landed B.V. (formerly Valvest Capital B.V.); earlier bonds were issued by Valvest Finance B.V.
