ZIB Investments - Risk and return review
ZIB Investments - Returns and loss rates
ZIB Investments – Platform statistics 2026
2500
investors
ZIB Investments – Pros & Cons
About ZIB Investments
What it is
ZIB Investments is a property investment house from Middelburg in the Dutch province of Zeeland, offering projects since 1999. Through its crowdfunding platform private investors buy bonds from €1,000 issued by ZIB-named vehicles that own care homes and housing for older people, student and temporary housing, holiday parks and other property, plus a private-equity vehicle. Wealthier investors can join its property funds from €100,000. ZIB says about €1 billion has been invested across more than 50 projects since 1999, including its funds (October 2026).
How it works
You register, subscribe to a bond offer and transfer your money and the issue costs to ZIB's separate custody foundation. Interest is paid on fixed dates during the term and the bonds are repaid at set moments or at the end. Recent issues are up to €5 million each, such as Campus Middelburg III (€4.9 million, from 30 November 2026, with a waiting list) and Investment Amsterdam (€5 million, to 31 December 2030).
Returns
Bond coupons on the listed projects range from 4.0% to 6.0% a year, and most pay 5.0% (October 2026). The highest, 6.0%, is on Moerdijk Housing II and the top tier of Private Equity X; the latest offers pay 5.5% and 5.0%. ZIB publishes no average or realised return, only the claim that it has paid on time for 27 years.
Losses and defaults
ZIB states that its investments have run for 27 years without defaults, always paid on time and fully repaid (October 2026). It publishes no default rate, no loss figure, no list of past repayments and no outcome statement, so the claim cannot be checked against figures.
What secures your money
Security differs from bond to bond, and you need to read each offer's information sheet. You lend to a ZIB-named vehicle that owns care homes, student, temporary or holiday housing, or to a private-equity vehicle. Some earlier issues carry a first mortgage for bondholders. The latest, Campus Middelburg III, has no mortgage of its own: a bank holds the first mortgage on two of the buildings and earlier bondholders hold the first mortgage on the third, so the new bonds rank ahead only of the fund's own equity investors. That property was valued at €23.0 million at the end of 2025. Bond interest is a cost of the fund and is paid before distributions to its partners. There is no buyback, guarantee or reserve fund. ZIB says it has had no defaults in 27 years, but publishes no loss or recovery figures.
Who runs it and its licence
The platform is run by ZIB Beleggingsonderneming B.V., which holds a European crowdfunding licence from the Dutch financial markets regulator AFM, number 32000027, for issues up to €5 million, and an investment firm licence, number 14005017, for larger bond issues with an AFM-approved prospectus. Its sister company ZIB Investments Beheer B.V. is a licensed fund manager. The bonds are issued by vehicles of ZIB's own group and its funds, so the platform is not an independent intermediary: it sells debt of its own group.
Fees
Investors pay one-off issue costs of 1% to 2% of the amount invested, in most cases 2%, when they subscribe. There are no yearly fees and no fees at repayment. Transferring a bond to another investor carries administration costs, amount not published. What the issuing vehicles pay ZIB beyond this is not disclosed.
Getting your money out
Bonds are repaid during or at the end of the term. You can transfer a bond early to another investor or a third party, but you must find the buyer yourself; ZIB arranges the paperwork for an administration fee and plays no active role in finding a buyer. There is no trading platform.
Our view
Return: Low — the highest bond coupon is 6.0% a year and most pay 5.0%. Risk: Very High (higher means more risk) — no default figure is published, the platform sells bonds of its own group's funds, and the newest issue ranks behind a bank and earlier bondholders. Risk-return: Very Low — a modest coupon for unverified risk and a conflict of interest.
Regulation
License / Regulation: ZIB Beleggingsonderneming B.V. holds a European crowdfunding service provider licence from the Dutch Authority for the Financial Markets (AFM), number 32000027 (issues up to €5 million), and an investment firm licence under article 2:96 Wft, number 14005017 (larger issues with prospectus; the Dutch investor compensation scheme applies to those services). ZIB Investments Beheer B.V. is a licensed alternative investment fund manager. Fund participations are not covered by the compensation scheme.
Functionality
For Investors
Useful Information
Yes. ZIB Beleggingsonderneming B.V. holds a European crowdfunding licence from the AFM (number 32000027) and an investment firm licence (number 14005017). Its fund manager, ZIB Investments Beheer B.V., is also licensed.
ZIB Bewaarinstelling, a separate custody foundation with an independent director and an account at a regulated Dutch bank. Your payment and all interest and repayments run through it.
€1,000 for bonds. Property fund participations start at €100,000.
Bond coupons range from 4.0% to 6.0% a year, most at 5.0% (October 2026). ZIB says it has had no defaults and always paid on time for 27 years, but publishes no figures to show it.
It depends on the bond. Some carry a first mortgage, but the latest issue, Campus Middelburg III, ranks behind a bank mortgage and earlier bondholders and ahead only of the fund's equity. There is no buyback or guarantee.
You can transfer a bond to another investor or a third party, but you must find the buyer yourself and pay administration costs. ZIB does not run a trading platform.
One-off issue costs of 1% to 2% of your investment, usually 2%. No yearly fees and no fees at repayment; a transfer carries administration costs.
Your money is held by a separate custody foundation and your bond is a claim on the issuing vehicle, not on the platform. If the vehicle fails, what you get back depends on its property and on where your bond ranks.
Vehicles of ZIB's own group and its property funds, managed by ZIB Investments Beheer B.V. The platform therefore sells debt of companies it is linked to, which is a conflict of interest to keep in mind.
