JAIS Home MOON Cluj

1. Executive Summary

EGO SOFT DESIGN S.R.L. operates short-stay apartments in Cluj-Napoca under the JAIS Home MOON brand. This campaign raises EUR 116,000 to complete the company's purchase of a fourth unit, a two-room apartment with an underground parking space on Str. Miko Imre nr. 10, and to fit it out to the standard of the existing MOON apartments. The company contributes its existing portfolio of three apartments, with a net book value of about EUR 448,000.

Investment features:

• Progressive interest from 10.00% to 16.00% per annum, fixed at signing for each investment according to the invested amount and the investor's tier, paid monthly, with principal repaid in a single instalment at maturity, 12 months after the campaign closes. No cashback and no investor-facing fees apply.
• First-rank mortgage on the apartment and the parking space, independently valued by an ANEVAR member at EUR 176,000, a loan-to-value of 65.91% and collateral coverage of 151.7%.
• Existing bank mortgage discharged at closing: the amount owed on the seller's mortgage loan with ING Bank is paid directly by stock.estate, so the investors' mortgage is the only mortgage on both units.
• An operating business: the company has reported a net profit in every financial year since 2019, with net turnover of RON 1,150,992 and net profit of RON 298,757 in 2025.

2. Location Analysis

Cluj-Napoca is the main university, IT and business centre of north-western Romania.

• Tourism: Cluj County recorded 299,683 arrivals and 523,081 overnight stays in the first half of 2026, and ranks third in Romania for foreign arrivals (INS).
• Air traffic: Cluj International Airport handled a record 3.58 million passengers in 2025, about 10% more than in 2024.
• Events and universities: UNTOLD (over 470,000 attendees in 2025) and Electric Castle bring peak demand, while Babeș-Bolyai University alone expects about 13,900 new students in autumn 2026, supporting year-round stays by families, academics and medical staff.

The collateral apartment is on Str. Miko Imre, a residential street off Calea Turzii in the Zorilor / Europa area, in the south of the city, with access to the university medical campuses, Iulius Mall and the city centre. The two MOON apartments already in operation are in the historic centre, on Piața Muzeului, and near the Rivus riverside development on Str. George Stephenson.

3. Developer Profile

• Legal entity: EGO SOFT DESIGN S.R.L., tax code RO39394342, Trade Register number J2018001429012, registered in 2018, registered office in Aiud, Alba County
• Activity: custom software development (CAEN 6210) and short-stay accommodation (CAEN 5520), with work points in Cluj-Napoca at Piața Muzeului 5 and Str. George Stephenson 9
• Ownership and management: sole shareholder and administrator Oltița-Viruca Bodea; the MOON apartments are run by Horațiu Bodea
• Share capital: RON 600,000, fully paid
• Portfolio: three apartments on the balance sheet, net book value of buildings RON 2,397,044 at 30 September 2026
• Brand: JAIS Home MOON apartments, listed on Airbnb, Booking.com, Expedia and Hotels.com, with contactless check-in

4. Project Overview

The company is buying a finished apartment and parking space and will add them to its MOON portfolio as a fourth unit.

Apartment 7, Str. Miko Imre nr. 10, 1st floor, Cluj-Napoca

• Living room, sleeping niche, kitchen, bathroom, hall and loggia
• Usable area 45.32 sqm, total area 49.87 sqm
• Land book CF 298895-C1-U124 Cluj-Napoca
• Market value: EUR 158,000

Parking space 72, 2nd basement, same building

• Usable area 12.79 sqm
• Land book CF 298895-C1-U72 Cluj-Napoca
• Market value: EUR 18,000

Values from the ANEVAR report no. 33 of 26 October 2026 by Crina Cheșa, prepared for stock.estate. After the purchase, the apartment will be fitted out to the MOON standard (design interiors, heat-recovery ventilation, filtered water) and let for short stays alongside the existing units.

The MOON apartments in operation:

• Moon Old Town, Piața Muzeului 5, in the historic centre, operating since June 2024 with an average annual occupancy of 63.7% (company data). Rated 10/10 "Exceptional" on Hotels.com and Expedia.
• Moon Rivus, Str. George Stephenson 9, operating since August 2026.

The photos on this page show these two apartments, as an example of the standard the new unit will be brought to.

5. Market Analysis

Short-stay demand in Cluj-Napoca comes from four groups: tourists, business visitors from the IT and services sector, university-related visitors (admissions, conferences, medical placements) and event-goers. The company's existing unit in the centre has reached an average annual occupancy of 63.7% since June 2024, according to company data.

6. Financial Analysis

This is an acquisition and fit-out loan to an operating company; the asset is kept in the company's portfolio, not resold.

Use of proceeds

The purchase price is EUR 227,000, of which the company has already paid RON 863,057.91 from its own funds. The apartment is bought from a related party; the security is calculated on the independent ANEVAR value, not on the purchase price.

Collateral coverage

Company financials (RON)

Source: annual financial statements filed with the Ministry of Finance.

Repayment source

Monthly interest is paid from the company's operating cash flow, including the accommodation revenue of the MOON portfolio. Principal at maturity is repaid from operating cash flow and/or bank refinancing of the apartment, with the sale of the unit or a follow-on round available as further routes.

7. Funding and Investment Opportunity

How the progressive rate works. Each investment receives one fixed annual rate, set when it is signed: the 10.00% floor plus a Rate Band that grows with the invested amount (from +0.25 points at EUR 250 to the full +6.00 points at EUR 100,000), and higher starting rates for investors with a larger active portfolio on the platform, up to a maximum of 16.00%. No early-bird boost applies to this campaign.

Exit. Principal is expected to be repaid at maturity through, in order of preference:

• the company's operating cash flow;
• bank refinancing secured on the apartment;
• the sale of the apartment, whose appraised value is about 1.5 times the loan.

Platform

stock.estate is a European Crowdfunding Service Provider licensed by the Autoritatea de Supraveghere Financiara of Romania under licence PJR28FSFPR/400002, operating under Regulation (EU) 2020/1503 (ECSPR).

8. Risks and Mitigations

• Repayment risk. The borrower may be unable to pay interest or principal on time. Mitigation: the loan is secured by a first-rank mortgage on a finished apartment and parking space valued at 151.7% of the loan, which can be enforced on behalf of investors.
• Operating risk. Short-stay revenue depends on occupancy, seasonality and local rules for short-term lets. Mitigation: the company has run short-stay units in Cluj-Napoca since 2024 and has other revenue; repayment does not rely on the new unit alone.
• Market risk. Residential prices in Cluj-Napoca may fall during the loan term. Mitigation: the 65.91% loan-to-value absorbs a price decline of about one third before the loan is no longer fully covered.
• Currency risk. The loan is denominated in euro while the company reports its revenue in Romanian lei. Mitigation: residential property in Cluj-Napoca is priced and traded in euro, which supports the value of the collateral in euro terms.
• Illiquidity. Loans concluded through the platform are not admitted to trading on a regulated market and no secondary market is guaranteed. Investors should be prepared to hold the investment to maturity.

Full borrower and risk disclosures, including the company's existing bank debt, are set out in the Key Investment Information Sheet (KIIS) in the Documents section.

The project owner declares that, to the best of their knowledge, no information has been omitted or is materially misleading or inaccurate. The project owner is responsible for the preparation of the key investment information sheet (see Documents).