Fundimmo
- Sphere
- Real estate
- Investment type
- Debt
- Operates in
- Europe
- AUM / total financed
- 298M EUR
- Min investment
- 1000 EUR
- Advertised return
- 9%
- Avg. duration
- 21 months
- Funding methods
- Credit card, Bank transfer
Über die Plattform.
Fundimmo is a real estate crowdfunding platform that offers investment opportunities in diverse projects from €1,000 and above, selected by a team of real estate professionals.
Stärken & Warnhinweise.
Pros
- Authorised by AMF Autorité des marchés financiers (licence 802 497 099) — operating under a national investor-protection regime
- Operating since 2014 — a multi-cycle track record investors can audit before allocating
- €298M cumulative funded volume as of May 2026 — meaningful deal flow rather than a handful of legacy listings
- Advertised gross return up to 9% p.a. — competitive against fixed-income alternatives in the same risk band
- 21 months typical project duration — predictable horizon you can match to your cash-flow plan
- Focused on debt — a specialist book rather than a broad alternative-asset shopping list
- Originates deals across Europe — geographic diversification baked in
- Funds in via credit card, bank transfer — no crypto wrappers, no third-party custodians
- Plain-fiat rails — SEPA / local bank in and out, no on-ramp fees, no chain congestion
- Public profile, regulated peers and transparent loan-book reporting — typical of serious real estate platforms
Contras
- Capital at risk — past performance does not guarantee future returns; the platform is not a bank deposit
- Investments are illiquid for their full term (21 months) unless an active secondary market exists at the moment you need to exit
- Returns depend on borrower / sponsor execution — defaults, late payments and partial recoveries erode the headline rate, often by 1–3 percentage points after fees and cash drag
- Property market downturns delay exits and reduce realised returns — construction-cost overruns, planning disputes and refinancing failures are common on multi-year deals
- No buyback guarantee on overdue or defaulted loans — recovery depends on collateral realisation or borrower workout, which can take 12–24 months
- No secondary market — invested capital is locked until each underlying deal reaches maturity; budget accordingly before allocating
- Tax treatment of interest and capital gains is the investor’s responsibility — most platforms do not withhold automatically, and treaty relief is not always available
How it works.
Fundimmo is a real estate crowdfunding platform headquartered in France. Retail and accredited investors fund debt opportunities project-by-project — either manually after reading the disclosure pack, or via an auto-invest strategy that allocates across new deals according to your filters (yield, term, region, originator score). The platform handles deal sourcing, underwriting, KYC and ongoing servicing on behalf of every investor on its cap table.
Each deal is presented with a project page that includes the borrower / sponsor identity, the use of funds, the security or collateral structure, the headline yield and the repayment schedule. Minimum ticket sizes start at €1 000 and typical deal terms run 21 months. When a deal is fully funded, capital is released to the borrower and scheduled returns (interest, dividends, capital amortisation) post to your investor account on the dates specified in the loan agreement.
Operations are supervised by AMF Autorité des marchés financiers. Supervision covers conduct, disclosure, segregation of investor cash, marketing standards and the platform’s own capital adequacy — it does not, however, guarantee that an individual deal will perform as advertised. Investors retain full project-level risk on every loan or equity stake they buy.
Once an investor has built a portfolio of 20–30 positions, performance is best assessed against the platform’s historical default rate, recovery rate on workouts, and the relative performance of its loan book through prior macro cycles. Reinvestment can be automated to compound returns; withdrawals go out via SEPA or local bank transfer to the account on file, usually within 1–3 business days for available cash.
Opening an account.
- 01 Create an account on the platform with your email and a strong, unique password (use a manager).
- 02 Complete KYC — upload a government-issued ID document and proof of address (utility bill, bank statement, dated within 3 months).
- 03 Confirm tax residency and provide a tax-ID number for the country where you’ll declare returns.
- 04 Fund the investor account via credit card, bank transfer (minimum €1 000). First deposits sometimes take 1 business day to credit.
- 05 Review the loan book — read the project memo, originator history, collateral pack and default-rate disclosures before committing capital.
- 06 Build a portfolio of 20–30 positions to diversify; configure auto-invest rules if you prefer a hands-off approach.
- 07 Track monthly statements, reinvest scheduled returns, and withdraw available cash to your bank account whenever needed.
Fees & charges.
- Account opening: free — there is no signup, KYC or annual maintenance fee for investors.
- Minimum deposit: €1 000 per transaction. There is no upper limit for retail accounts; institutional and family-office tickets are negotiated separately.
- Deposit fees: SEPA and local bank transfers are free. Cross-border SWIFT may incur correspondent-bank charges set by your bank, not the platform.
- Investment fees: typically zero on the investor side — the platform earns from origination / servicing fees paid by the borrower or sponsor, and that economic burden is already reflected in the headline yield.
- Servicing fees: some platforms levy a small annual servicing fee (often 0.5–1 %) on outstanding principal; check the latest fee schedule on the platform’s legal page before allocating size.
- Withdrawal fees: free for in-region SEPA or local bank transfers; non-EUR / non-local withdrawals may incur a small fixed bank fee.
- Secondary-market fees: when a secondary market exists, sellers typically pay a 0.5–1 % transaction fee on the realised price; check before listing.
- Tax: interest and capital gains are taxable in your country of residence. Most European platforms do not withhold automatically — investors report income in their annual return and may apply double-tax-treaty relief where available.
Deposits & withdrawals.
- Deposit methods: Credit card, Bank transfer. Crypto is generally not supported.
- Minimum deposit: €1 000 per transaction. No upper limit for retail accounts.
- Deposit processing: SEPA usually credits within 1 business day; instant SEPA arrives in minutes where supported.
- Withdrawal method: SEPA / local bank transfer to the account on file. No third-party withdrawals.
- Withdrawal processing: Available cash typically arrives within 1–3 business days; funds locked in active deals only return as borrowers repay.
- Early exit: No secondary market — plan on holding deals to maturity.
Historical yields.
The platform advertises target gross yields around 9.0% p.a.. Realised net returns on a diversified portfolio typically run 1–3 percentage points below the headline range once defaults, cash drag and fees are taken into account.
Track record is best read against the France macro context — local interest rates, property cycle and employment data move default rates in real time. Investors should diversify across at least 20–30 deals before extrapolating any single year of returns.
Licences & regulation.
- Regulator
- AMF Autorité des marchés financiers
- Licence number
- 802 497 099
Who it suits.
Suited to investors looking for collateralised income with a 21 months horizon, comfortable with project delays, periodic write-downs and the limited liquidity typical of property deals. Minimum ticket from €1 000. Best used as a complement to a diversified fixed-income allocation, not as a substitute for it.
Risk disclaimer.
Capital at risk. Fundimmo is a private investment platform, not a bank or insurance company. Investments are not covered by any national deposit-guarantee scheme (FGD in Spain, FGDR in France, FSCS in the UK, FDIC in the US, and equivalent regimes elsewhere). You can lose part or all of your invested capital.
Default risk. Borrowers and sponsors can stop paying for many reasons — business failure, fraud, macro downturn, regulatory shocks. Even with strong collateral, recovery is slow (12–24 months is typical) and partial. The platform’s historical default rate is a starting point, not a guarantee.
Property-cycle risk. Real estate is sensitive to interest rates, construction costs and the local rental market. Delays, planning disputes and forced sales below valuation are routine in stressed markets.
Liquidity risk. There is no secondary market — invested capital is locked until each deal reaches maturity. Do not allocate money you may need at short notice.
Tax & reporting. Interest and capital gains are taxable in your country of residence. Most platforms do not withhold automatically; you are responsible for declaring income and, where applicable, applying double-tax-treaty relief in your annual return.
No investment advice. Information published on this profile is editorial / informational and does not constitute personalised investment advice. Consult an authorised adviser before committing meaningful capital.
Where to find Fundimmo.
- Official website: fundimmo.com — official sign-up, terms, fee schedule and current deal pipeline.
- Support email: typically
support@fundimmo.comorhelp@fundimmo.com— confirm on the platform’s contact page before sending sensitive information. - Registered office: France — verify the exact registered address and company number on the platform’s legal / imprint page before mailing physical documents.
- Regulator on file: AMF Autorité des marchés financiers.
- Investor relations: Fundimmo publishes regular performance and loan-book updates via its blog and email newsletter — subscribe before allocating meaningful capital so you receive default notices and portfolio-level alerts.
- Complaints: first-line complaints go to the platform’s support desk; unresolved issues can typically be escalated to the national regulator (addresses listed on the registry page above) or to a local financial ombudsman.
Frequently asked.
Is Fundimmo regulated?
Fundimmo operates under supervision of AMF Autorité des marchés financiers. Supervision covers conduct, disclosure, segregation of investor cash and minimum capital requirements. It does not guarantee that any individual deal will perform as advertised — investors retain full project-level risk on every position they hold.
What is the minimum investment on Fundimmo?
The minimum ticket per deal is €1 000. There is no upper limit for retail accounts; institutional tickets are arranged separately with the platform.
What returns can I expect from Fundimmo?
Advertised gross yields are 9% p.a.. Realised net returns depend on default rates, cash drag (money waiting between deals) and any servicing fees — expect actual portfolio returns 1–3 percentage points below the headline range after a full investment cycle.
How long does it take to withdraw funds from Fundimmo?
Available cash typically arrives via SEPA or local bank transfer within 1–3 business days. Funds locked in active deals only return as borrowers repay; there is no secondary market, so plan on holding to maturity.
What happens if a borrower defaults?
In an underwriting failure, the platform pursues the contractual recovery path — collateral realisation, debt-collection enforcement or court proceedings, with workouts typically taking 12–24 months. Recovery is rarely 100 %, and investors should size positions accordingly.
What happens if Fundimmo itself goes bankrupt?
Investor cash held on the platform is segregated from Fundimmo’s own balance sheet, as required by the rules of AMF Autorité des marchés financiers. In an insolvency, cash should be returned to investors and outstanding loans transferred to a runoff administrator who continues to collect repayments on investors’ behalf. The process can take 12–24 months and recovery is rarely 100 %, but the loans you own remain your property, not the platform’s.
Do I pay tax on the income?
Yes — interest, dividends and realised capital gains are taxable in your country of residence. Most platforms do not withhold automatically; investors report the income in their annual tax return and may apply double-tax-treaty relief where available.
What is the typical deal duration on Fundimmo?
Typical project duration is 21 months. Longer durations generally pay higher headline yields but lock capital for longer and increase exposure to macro cycles; shorter durations offer faster reinvestment but reset rates more often.
How many deals should I hold to be diversified?
A common rule of thumb is 20–30 positions to absorb single-deal default risk. Below 10 positions, one bad loan can wipe out a year of returns; above 30 the marginal benefit of further diversification flattens. Auto-invest rules make this easy to maintain over time.
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