AI-Powered Analysis: Raizers Platform

Raizers Overview

Raizers is a French-origin real estate crowdfunding platform where private individuals and companies lend to property developers. Investors subscribe to short-term real estate bonds or loans (usually 12–24 months) and earn fixed interest, typically around 9–11% per year. The platform co-invests in every deal via its own fund, aligning interests, and boasts a B-Corp certification (sustainable finance) and over 50 000 members. Raizers is regulated under EU crowdfunding rules: it holds the French AMF license FP-2023-5 (PSFP) and Swiss FINMA approval, enabling operations across Europe. Its advantages include high yields, thorough due diligence (using mortgages or trusts as collateral), and a diversified pipeline (France, Switzerland, Belgium, Luxembourg, Italy, Spain, Portugal). Key risks are tied to the real estate sector downturn – many projects now face repayment delays – plus typical crowdlending hazards: illiquidity (no active secondary market) and potential partial or total capital loss🚩 Raizers strongly advises diversification and investment of only surplus funds to mitigate such risks.

Raizers Product Details

Raizers exclusively offers debt investments (bonds/loans) and structured real-estate financings. Investors fund corporate loans (emprunts obligataires) to property companies, with a minimum stake of €1 000. Each project issues a bond or loan contract (often with first-rank mortgage or a security trust), and sets a clear amortization schedule. Returns come from borrower interest paid at maturity; historical rates average ~10%. Durations are short (weighted average ~20 months), aligning with property development timelines. Geographically, Raizers focuses on Europe – especially France and nearby EU markets (it has an EU passport covering Belgium, Italy, Spain, Portugal, Luxembourg, Netherlands). Projects can be residential or commercial real estate developments. Structurally, Raizers acts as an intermediary: it selects SAS/SA companies to borrow, conducts legal structuring and escrow via Mangopay, and then allocates investor funds to that SPV. Notably, Raizers also offers vente à réméré deals – sale-repurchase agreements where investors temporarily own property as collateral. Major risks include borrower default or project underperformance. Delays have risen (recently ~15% of capital >6 months late) and no capital guarantee exists: investors can lose some or all principal if collateral auctions do not cover debts. There is no automatic buyback, and secondary-market liquidity is effectively nonexistent. Raizers acknowledges these (risk page) and warns investors of long lock-in and illiquidity.

Raizers Company Profile

Founders: Raizers was co-founded in 2014 by Maxime Pallain and Grégoire Linder (they remain CEO/President). It is structured as a French SAS with headquarters in Paris and a Swiss affiliate (Geneva). The core team includes financial analysts and investor relations (see company site). Raizers has launched international subsidiaries/offices (Belgium, Luxembourg, Switzerland) and expanded into other EU markets (Italy, Spain, Portugal). Notable backers/partners: France’s Bpifrance (TousNosProjets initiative) and Swiss Piguet Galland bank have backed campaigns, and in 2020 Raizers teamed with Swiss wealth manager Capitalium to create a co-investment fund. It is licensed and supervised by major regulators: the French AMF (as a Participatory Finance Service Provider, FP-2023-5), FINMA in Switzerland, Belgium’s FSMA (as an Alternative Finance Provider) and Luxembourg’s regulator. A key credential is its EU Crowdfunding (ECSP) passport, letting Raizers operate across the EU. Raizers is also under Swiss FINSOM mediation (Financial Ombudsman). Its legal disclosures emphasize investor protection (and caution) in compliance documents. No subsidiaries outside Europe are noted; governance appears centered on the French/Swiss group.

Raizers Volumes & Financial Results (2024–25)

Raizers has shown steady growth: as of late 2025 it financed over €430 million across roughly 432 projects. About 50 000 investors (from ~80 countries) have participated. Recent annual funding slowed due to market caution: €117M in 2022, €75M in 2023, ~€25–30M in 2024–25. Repayments (principal + interest) totalled ~€234M, so ~54% of funds raised have already returned to investors. Average yields on projects have been ~10% annually (Argent&Sal reports ~9.9% in one portfolio). To date, no total capital losses have been booked: provisions (“losses”) ~€30M (≈7% of lending) represent funds in distress not yet defaulted. However, delays are significant: as of Sept 2025 roughly 15% of loaned capital was >6 months overdue and ~8% in legal “collection” (data from Raizers indicators), implying about 23% in serious delay. Another analysis cites ~31% of project value in delay/procedures (Method I). In comparative rankings, Raizers’ default rate is among the higher for French crowdfunding platforms (e.g. 17–23% of amounts by Sep 2025). Average project maturity is ~20 months. Despite delays, most investors still receive eventual repayment; a French blogger notes Raizers “solid global performance” but warns that the recent real-estate crisis is causing more frequent late repayments. Key figures (with dates): as of Sept 2025, total funded ~€433.3M; active investors 50k; projects financed ~432.

Risk Approach & Management at Raizers

Raizers prides itself on rigorous deal selection: only experienced developers (often corporate track records) may apply, and they must form special SPVs (SA/SAS) for each project. A 25-day process includes pre-screening, contract signing, detailed due diligence by analysts, and an investment committee review. Required documentation covers borrower identity, finances, business plan, collateral deeds, permits, etc. Raizers’ selection committee then sets loan terms, interest and maturity, plus any guarantees. To mitigate risk, Raizers often requires strong collateral: first-rank mortgages, security trusts (fiducie), personal guarantees or first-demand guarantees on projects. (In fact, recent policy changes have added more 1st-position mortgages on new deals, raising security for lenders.) Raizers also employs a co-investment fund in all projects (meaning Raizers invests equity alongside its lenders). Geographic/sector filters: the platform focuses solely on real estate development in Europe (no other industries). Monitoring is active: borrowers must provide quarterly project updates to Raizers, which relays to investors. Investors can track their portfolios via the online dashboard, which issues portfolio statements and tax forms. While Raizers does not publish an explicit credit-score, projects are internally categorized, and the platform regularly reports a “default rate” in line with industry standards. In management practice, Raizers may renegotiate with troubled developers to enforce guarantees before foreclosure (per investor reports). Overall, Raizers emphasizes diversification (own advice) and transparency: project files and risk factors are shared via the platform, though some reviewers wish for more in-dashboard metrics.

Platform Features & Functionality

Raizers offers a web platform (FR/EN/ES) for investing and fundraising. Key features include a project listing page with detailed information (documents, financials), investor Q&A forums, and an online investor account for tracking investments. There is no built-in auto-invest tool – investors must manually select and subscribe to deals (some reviewers confirm auto-invest is not yet available). Raizers provides an investor dashboard (via app.raizers.com) showing active loans, balances, upcoming repayments and issued tax receipts. A secondary market is practically absent – the official risk notice explicitly says Raizers securities are unlikely to trade on any secondary market in the near term. For liquidity, the only option is rare resale in private agreements (often by contacting the platform). Available currencies: investments are in euros (projects are Euro-denominated; one small Swiss loan may use CHF). Languages: site is fully in French, English and Spanish. The platform has a mobile-friendly interface and (per customer reviews) a well-designed user experience. Raizers arranges payments via Mangopay (French payment service), but charges no fees to investors for deposits or withdrawals. Some small local processing fees may apply (common to all platforms). Raizers’s “Raizers Transactions” spin-off lets accredited individuals buy real estate assets sourced from projects (new in 2021), expanding functionality beyond lending. No insurance is offered; capital is at risk. The platform does cite an ombudsman (FINSOM) for dispute resolution in case of issues.

Platform Pricing & Fees

Raizers is free for investors: no account or transaction fees are charged to lenders (unlike some platforms). All fees are paid by the project issuers. According to Raizers, borrowers pay a success fee up to 10% of the funds raised, plus a possible one-time structuring fee (up to €8 000 or CHF) depending on deal complexity. There are no hidden charges for investors — interest yields quoted are gross. Other fundraising fees may include escrow/accounting costs (covered by borrower). This model is transparent: fee terms appear in the subscription contract and offering documents (consistent with French crowdfunding rules). For exits, there are no exit fees since secondary sales are not supported. Performance fees on interest are not taken (aside from standard withholding/taxes). Overall, Raizers’ pricing is fully disclosed and benchmarked to market (10% is a common cap). Payment processing via Mangopay and the platform’s regulatory compliance are included in borrower costs.

Negative Publicity about Raizers

Raizers has generally flown under the media radar, but concerns stem from sector-wide stress. Investor blogs and forums note many project delays in 2023–25 and warn to watch Raizers’ default metrics. However, no official sanctions or fraud charges have been reported. The main “controversies” are customer grievances: on Trustpilot Raizers scores ~3.4/5 from ~250 reviews. Many reviews praise clear documentation and timely interest payments, but critical reviews mention slow repayments and poor communication. For example, one user alleges that Raizers financed a major project that turned out to be a “Ponzi” scheme by its promoters. (Raizers did respond publicly, but this claim remains unverified.) Another investor forum noted that while Raizers attempts loan restructurings, many delayed loans still have stretched timetables without activated guarantees. Some reviewers also express frustration about lacking a risk-grade or limited portfolio reporting. To date, Raizers maintains a spotless official record (no write-offs), but investors should note these warning signals. In summary, the negative press is mostly about repayment delays in a down market, not regulatory action.

Raizers Success Stories & Milestones

Raizers has earned industry recognition: it won France’s Agefi Crowd Fintech “Coupole de l’Audace” award in May 2019 for customer experience. In 2020 the founders launched a co-investment fund with Capitalium (Switzerland) to bolster deal financing. They also partnered with credit institution Piguet Galland as first major bank sponsor (2017). Earlier milestones: first-ever project (outdoor furniture company) repaid early in 2016; first real estate crowdfunding deal financed in 2016. By 2021 Raizers rolled out “Raizers Transactions” to sell rehab properties, diversifying its offering. The platform’s volume grew from 100M€ (2021) to over 430M€ (2025). It holds memberships in industry associations (Fédération FINANCE PARTICIPATIVE FR, APPII Portugal) and showcases its B-Corp certification on marketing materials. Strategic alliances include France’s Bpifrance and Swiss insurance cooperatives. Recent milestones: obtaining the EU PSFP passport (2023), and successful international funding rounds (e.g. projects in Lisbon or Spain). These achievements underline Raizers as a leading European real-estate P2P platform.

Is Raizers safe and regulated?🔒

 Yes. Raizers is fully licensed by France’s AMF (PSFP #FP-2023-5) and registered in Switzerland and Luxembourg. It also has an EU crowdfunding passport (allowing projects in BE, IT, ES, PT, LU, NL). It’s accredited as a Participatory Finance provider. Though not government-backed, it operates under EU/AMF rules (covering transparency, conflicts, disclosure). Raizers is also a FINSOM-approved member (Swiss ombudsman). Nevertheless, crowdfunding isn’t government-insured, so invest only what you can afford to lose.

What returns can I expect? 💰

Historically, loan offers on Raizers promise roughly 9–12% annual interest. Actual net returns depend on each project’s performance. Many borrowers target ~10% and pay on schedule; sample investor data shows average yields ~9.9% with some projects completed early. However, delayed payments reduce short-term returns. Expect interest payouts at loan maturity unless otherwise specified. Remember to factor in taxes and any potential provisions on troubled loans.

What are the main risks? ⚠️

As with any real-estate loan, the biggest risk is project failure. If the developer cannot sell or refinance the property, interest and principal might be delayed or partially lost. In that case, Raizers can enforce collateral (mortgage sale or trust execution), but fire-sale proceeds might not cover full principal. Credit risk is amplified by the current real-estate market slowdown: several Raizers projects have faced >6-month delays. Other risks: illiquidity (you can’t cash out early), platform risk (if Raizers itself mismanages processes), and market risk (real-estate prices falling could reduce collateral value). Additionally, regulatory risk is low but note that Raizers is not a bank – it’s a crowdfunding intermediary. Finally, inflation and interest-rate changes can affect real return. To mitigate, diversifying across projects and countries is crucial (as Raizers advises).