Stock.estate is the crowd-lending platform specialized in identifying, vetting and financing real estate opportunities. Our mission is to democratize real estate investing by making top-tier opportunities accessible to everyone, regardless of their financial background. We are authorized by ASF (Romania) and registered in the ESMA (EU) and CONSOB (Italy) register.

Our platform features meticulously curated, high-return projects, providing a diverse portfolio to minimize risk and maximize potential earnings. We ensure transparency with real-time updates and uphold the highest security standards to protect our investors.

Our strength lies in our high-quality investment verification, commitment to transparency. With Stock.estate, real estate investing is simple, secure, and profitable.



What is Stock.estate?

Our team verifies and conducts research on real estate investment opportunities you can access.

Each crowdfunding campaign utilizes loan contracts, through which participating investors provide loans to the project developer, and the project developer repays the borrowed amounts to the investors, together with interest. Investors earn from the interest received from that campaign. 

We ensure that investors have access to complete, necessary and sufficient information to conduct their own risk analysis.

**1. Registration and verify identity**.
After a simple registration, you will need to identify yourself due to Know Your Client (KYC) identity verification and Anti-Money Laundering (AML) procedures’ requirements, imposed by the regulators from the financial sector.

**2. Invest the desired amount**.
Choose the desired campaign and click the “Invest” button. Then you will be asked to indicate how much you want to invest.

**3. Receipt of interest**.
You will receive interest from the project developer as per the provisions of the Loan Agreement.


How does the Platform work?

You earn an income from the interest which is regularly transferred to your digital wallet. The borrowed amount will also be repaid by the project developer, according to the repayment schedule attached to the Loan Agreement.

All this takes place in a passive way from the point of view of your involvement.

How do I earn?

Stock.estate gives you the opportunity to diversify your investments in commercial, residential and vacation / leisure / rental properties.

What types of properties are available on your platform?

At Stock.estate, we pride ourselves with our meticulous property verification process. Our aim is to provide the finest real estate investment opportunities to our community, and to achieve this, every potential property must pass through an extensive set of criteria and filters. 
We generate a comprehensive analysis for each property, focusing on several key factors:
1. **Liquidity Index**: We assess the ease with which a property can be sold, should it become necessary or profitable to do so.
2. **Vacancy Index**: We evaluate the ease of finding a tenant for the property.
3. **Price Growth Expectation**: We estimate the potential price growth for a property of its kind in its specific location.
4. **Company's Solidity**: We examine the financial stability and structure of the company involved in the project.
5. **Business Plan**: We scrutinize the operation's business plan to determine its feasibility and potential for success.
6. **Track Record**: We look into the developer's past completed operations to gauge their experience and competence.
7. **Market Potential**: We assess the property's market potential given current and forecasted real estate trends.
8. **Team Expertise**: We consider the expertise and cohesion of the team responsible for the project.

How does Stock.estate select properties?

Stock.estate regularly publishes real estate investment opportunities with different risk profiles, time horizons and expected returns.

Each Stock.estate Platform member is free to decide what kind of investment opportunities are best suited to their investment objectives, investment horizon, and risk tolerance.


How should I pick a specific investment opportunity?

Stock.estate platform allows everybody to invest, who is older than 18 years old whose active legal capacity is not restricted. To proceed to the investment stage, you need to have verified your identity, also from an anti-money laundering perspective.

Who can become a Stock.estate investor?

To invest, you must be at least 18 years old, be registered on the platform, and sign (digitally) the investment documents in the appropriate time frame. If you wish to place an investment as a legal person, it must already be set up at the time of the investment.

Can I invest from outside?

You will be asked to answer a few questions so that you can be classified as a sophisticated or unsophisticated investor.

A sophisticated investor is an investor who understands the risks associated with real estate investments and has the appropriate financial resources so that it can take on these risks without exposing itself to adverse economic consequences.

If you do not meet these conditions, then you are categorized as a non-sophisticated investor. Non-sophisticated investors are advised to consider investing less than 10% of their net income (including permanent incomes, temporary incomes, assets, financial investments, deposits).


Why do I have to choose an investor profile? What does a sophisticated investor mean?

You should be a registered user to gain access to our investment opportunities. Before investing, you are expected to provide us with the necessary information and confirmations required by the law.

After reviewing a Fundraising campaign, you can decide to make an investment in the real estate project by clicking on the appropriate button, where you will be asked to indicate how much you want to invest.

The Investor expresses his interest in participating in the Fundraising at the time of placing the investment order, the participation being realized by granting a loan to the borrower in the amount indicated on the Platform.

The investment consists in the granting of a loan by the investor (lender) in favor of the project developer (borrower) in the amount indicated by the investor on the Platform, and later the investor will be reimbursed by the project developer for the borrowed amount and interest.

You have, as an investor, at disposal a reflection period of four (4) calendar days from the moment of submitting the investment order  during which you can be able to revoke your expression of interest to participate in the Fundraising without penalty and with no obligation to provide a justification.

In case that the Fundraising campaign does not reach the established target by the end of the campaign (irrespective of the reason), the amount transferred by the Investor will be returned in full to the Investor.

Please review investment opportunities before making any investment decisions. Stock.estate’s investment opportunities are of different length, risk profile and return expectations. Please consider the suitability of any investment opportunity to your personal risk tolerance and investment horizon. If the available opportunity does not match with your preferences, please do not invest in it. We are regularly adding new real estate investment opportunities and in time you will find a suitable one.


How do I invest?

The minimum amount of any single investment starts from 100 EUR. The maximum investment amount is not recommended to exceed 10% of your net income / savings / amounts allocated to investments or savings.

What is the minimum and maximum amount I can invest?

The borrowed amount will be transferred by the Investor to the project developer by using the services of the payment institution MangoPay - an authorized Electronic Money Institution (EMI). For the avoidance of doubt, Stock.estate will not take possession of the funds transferred by the investor to the project developer.

Clarification: MangoPay is a member of the French banking group Crédit Mutuel Arkéa and also has as a shareholder the American fund Advent. More information can be found publicly online.

How do I transfer funds to my chosen investment opportunity?

Investors' money will be transferred to the project developer by the investor using the payment institution MangoPay - an authorized Electronic Money Institution (EMI).

If the Fundraising campaign does not reach the set target level by the end of the campaign (regardless of the reason), the amount transferred by the Investor will be returned to him.


Where is the investors' money held?

The duration of each funding period is set within the investment opportunity and differs in every case. If the total investment amount is not reached, the investment opportunity will be removed from Stock.estate platform and the funds will be returned to the investors. 

How long is the funding period for each investment opportunity?

Once the loan has been granted to the project developer, the latter will transfer to the investor's account the interests mentioned in the Repayment Schedule and will also repay the principal, in the rates and terms indicated in the Repayment Schedule.


What happens after making an investment?

The money invested will be returned to each investor's digital wallet, along with a 2% cashback bonus from stock.estate. This bonus is a gesture of gratitude for supporting the campaign and for having their funds tied up in the project during the fundraising period.

What happens if the campaign does not reach the minimum amount and does not get funded?

The Investor has at disposal a reflection period of four (4) calendar days from the moment of placing the investment order during which the Investor is able to revoke his/her expression of interest to participate in the Fundraising without penalty and with no obligation to provide a justification. The request to revoke the offer should be sent to the email address team@stock.estate.

How can I withdraw my investment?

You can earn money from real estate investments from the interest you receive from the project developer. Real estate investments have different returns, depending on the interest rates mentioned on the Platform and in the loan contracts.

All investment decisions made by Stock.estate members should be based on personal opinions and preferences.


What are the expected returns on my real estate investments?

You do not need to do anything to earn interest, it will be paid under the loan agreement concluded on the Platform with the project developer, according to the Repayment Schedule. You will receive interest from the rental income paid by the developer directly into your digital wallet.

You can track all the amounts you have earned from the real estate projects you have invested in in your platform user profile.

How do I get interest?

The crowdfunding platform operates under STOCKESTATE CROWDFUNDING S.R.L.

Unique registration code RO45170242; EUID ROONRC.J23/5219/2024.

What is the legal entity under which Stock.estate operates?

Yes, STOCKESTATE CROWDFUNDING S.R.L. is licensed by the Romanian Financial Supervisory Authority (ASF), under the number PJR28FSFPR/400002, since 29.08.2023, as per the register of crowdfunding service providers of the European Securities and Market Authority (ESMA) and the Register of the Italian Authority CONSOB.

Is Stock.estate a regulated crowdfunding institution?

The legal structure involves a loan contract signed by:
1. The investor
2. The project developer
3. Stock.estate Group, as the owner of the platform and the guarantee agent.


Therefore, there will be a direct legal relationship between the investor and the project developer represented by the loan agreement from which the investor's receivable against the project developer will arise.

In the event that something happens to the platform Stock.estate, the investments of the Platform’s members will not be affected.

What is the legal structure used in relation to the investments?

Profile verification is needed for ‘Know Your Customer’ (KYC) and ‘Anti Money Laundering’ (AML) procedures as required by the applicable legal provisions, to start making investments on the platform. Once your profile has been verified, you can start investing.

Once the Stock.estate has verified your profile, we will send you a notification email regarding successful verification. You can also see it on the website under the ‘Profile’ page.


Why does a user need to go through an identity verification process to invest on Stock.estate?

All Stock.estate’s obligations towards its members are defined in the ‘’Terms and Conditions’’ and in the agreements concluded by Stock.estate with the investors and project developers.

Stock.estate makes every effort to ensure the information on each published investment opportunity would be accurate, specific and adequate.

Stock.estate compiles regularly investment reports on each funded project and communicates them to the investors.


What are Stock.estate's obligations towards its members?

Stock.estate’s members are obliged to provide accurate and up to date personal and contact information and be able to prove the origin of invested funds. Members are obliged to read, get acquainted with the contracts he/she is going to sign.

As investors, Stock.estate members are expected to make independent and prudent investment decisions.


What are my obligations as a Stock.estate member?

MangoPay is the commercial name of the payment processor used by Stock.estate in the investment settlement flow.
This company was taken over by a well-known French bank, which explains why there's a discrepancy between company and country business name.
This information can be validated publicly and for free, online.

In the investment settlement process, why does the name and country of another company show up when checking the IBAN instead of MangoPay?

The loss of the contract does not affect any of your rights, you can obtain a new copy of the contract at any time (free of charge) from your investor account, from the investment management area on the platform.

If I lose the 'loan contract' behind my investment, do I lose my right to principal income/recovery?

Both as a natural or legal person, you're entitled to the full protection provided by GDPR regulations.

Are my investor data protected by GDPR regulations?

According to our procedures (KYC and AML), the Ultimate Beneficial Owner (UBO) of a loan funded through our platform must be publicly identified and transparent about their relationship with the entity being financed via Stock.estate. This identification process also applies to investors.

Does an offshore real estate company operating in countries like Italy, Romania, or any EU country, where StockEstate is also active, have to reveal its Ultimate Beneficial Owner?

Stock.estate charges:
- 4%+VAT of the fundraising value from the project developer.
- 10%+VAT of the total interest gains from the investor.

All the fees are already subtracted from the figures present on the platform. What you see is what you earn, no hidden fees.

How much does Stock.estate earn?

Yes, the income from interest on savings instruments is taxed at 10%, according to current legislation.

The mentioned tax is withheld at source, which means that the entity developing the project is responsible for paying the tax to the state, so the interest you will receive at the maturity of the deposit will be reduced by 10%. Please contact your tax consultant for more detailed information.

The 10% tax applies to individual investors.

For legal entities, the interest collections should be at the level of the gross amounts, no corporate taxes are made at the source. Individual taxation is in accordance with the tax regime applied to the particular situation of each company. As an example, for Romania it can be 1-3% of revenue or 16% of profit.

Do I have to pay taxes on profits earned from interests?

Every real estate operation inherently carries some level of risk, which can vary. No operation can be considered 100% safe.

At Stock.estate, we prioritize the security of the investments of our users. Therefore, we prefer to propose operations that entail reduced risk, even if the prospects of gain might be slightly less. Our team carefully verify each operation, constantly monitoring it throughout its duration.

As a result, the likelihood of losing the entire capital is low, especially considering that we diversify with properties located in attractive areas and only after carefully evaluating the most current market trends. Moreover, most projects are backed by real estate guarantees.


Is my capital safe with Stock.estate?

Stock.estate performs an in-depth economic, fiscal, and accounting analysis of the companies that propose a project to our investors. In the documents section of each project, you will find a **Key Investment Information Sheet**, specifically created to ensure total transparency.

Regarding the operational part, the transfer of funds is carried out through the payment institution MangoPay - an authorized Electronic Money Institution (EMI). The capital is deposited in a digital wallet that is not accessible to the project's proposing company until the fundraising is complete.

Additionally, every real estate developer has the option to provide loan insurance or offer a guarantee to investors. This will be present in the documents section and in the contracts that will be digitally generated by the platform. Usually, guarantees are mortgages, bank guarantee letters or pladges of shares.


What guarantees do I have?

All investments are subject to risks and real estate is not an exception. We recommend you diversify your Stock.estate investment portfolio across multiple property types to protect you from market fluctuations and other issues, which could appear during the long term investment horizon, as property prices and rental fees level depend on various economic situations.

What kind of investment risks do I have?

Stock.estate’s and its members’ business and assets are kept strictly separated.

Member’s investments are not part of Stock.estate’s assets.

The ceasing of Stock.estate’s activities will result in not having new investment opportunities on the platform. The current investments are sustainable on their own and their management is granted by the project developer. Also, the management can be transferred over to any other capable management company.

What happens if Stock.estate goes bankrupt or out of business?

It is more likely to avoid losses by diversifying your investments, focusing on areas where you have experience and in businesses in which you strongly believe. 

How can I lower the risk?

The Investor acknowledges that it fully understands and assumes the risks associated with the investment in crowdfunding projects, some of which are summarized below in a non-exhaustive manner.

Investment in crowdfunding projects entails risks, including the risk of partial or entire loss of the money invested. 

The Investor’s investment is not covered by the deposit guarantee established in accordance with Directive 2014/49/EU of the European Parliament and of the Council on deposit guarantee schemes or the related provisions of Romanian law. 

The Investor’s investment is not covered by the investor compensation schemes established in accordance with Directive 97/9/EC of the European Parliament and of the Council on investor-compensation schemes or the related provisions of Romanian law.

An investment in a crowdfunding project includes the risk of losing all the invested capital.

There is a risk that the Investor will not receive any repayment of his investment (he will not receive all or part of the interest from the loan contract from the Project Developer, or even that the loan granted to the Project Developer will not be repaid at all).	

Participation in Fundraising is not a saving product and Stock.estate advises the Investor not to invest more than 10% of his or her net income in crowdfunding projects.

The Investor may not be able to sell the investment instruments when he wishes. Even if the Investor is able to sell them, he may still be subject to losses. In this regard, the Investor may not be able to sell/transfer the receivables from the loan contracts when he wishes. And even if he can assign/transfer them, the Investor may still be subject to losses because he may not be able to assign them at a price equal to the entire value of the loans.	

Taking into consideration the nature of the commercial companies, please note that there may be limited information - financial, operating or otherwise - regarding the Project Developer. There is a risk that: (i) there are facts or circumstances pertaining to the Project Developer that the Investor is not aware of, and (ii) publicly available information and information on the Platform concerning the  Project Developer may prove to be inaccurate and, as a result,  the Investor may suffer a partial or complete loss of the investment.

Risks warnings

There is no one-size-fits-all answer. It all depends on how much you can invest - typically, the more you invest, the higher your earnings will be. In percentage terms, a project in real estate lending crowdfunding can earn you an average annual return between 10% and 20% in Eur.


How much will I earn?

The returns are in EUR (Euro). Our financial transactions and returns are specifically related to the Euro currency.

Are the returns in EUR?

For bank wire transfers, the fee is 0.5%. 

For card pay-ins, the fee is 1.8% plus an additional 0.18 euros per transaction.

What are the MangoPay transfer fees?

Depending on the payment method selected (Swift/SEPA) and the transfer amount, SEPA conditions are generally more cost-effective, requiring only a few Euros for payment, whereas Swift transactions can incur significantly higher fees, sometimes reaching tens of Euros.

Are there other commissions for transferring funds?

Stock.estate does not charge any commission, but there may be foreign exchange collection commissions, applied by the bank where you hold the account.

Are there fees/commissions when withdrawing funds from Stock.estate?

Firstly, there's a risk that the eventual exchange rate used to convert your amounts into Euros might not be favorable to you. Additionally, many banks prefer not to process transfers in currencies other than the destination account's currency, typically Euro. Therefore, we recommend conducting currency exchanges individually and initiating transfers in Euros.

Are there any additional fees if I transfer funds in a currency other than EUR?

Yes, interest income above a certain threshold must be declared in the Unique Declaration (UD). The deadline for declaration varies depending on specific thresholds, which may also include other types of income. It's typically within 30 days from receiving the income or by the legally established deadline in the following year. For more detailed information, we advise you to consult with your tax advisor.

Do Romanian investors need to declare interest income from investments through the Unique Declaration (UD)?

To protect against the risk of card fraud, the MangoPay processor only accepts card payments up to a limit of 3,000 EUR.

Is there any limitation to paying by card to MangoPay?

Yes, both individuals and legal entities can deduct commissions charged by Stock.estate and MangoPay. This helps in reducing income/profit tax, covering operational costs related to investments. 

For more detailed information, please consult your tax advisor.

Are the commissions charged by Stock.estate deductible and do they reduce the payment tax?

On the stock.estate platform, there are two primary scenarios that may unfold if a developer defaults on their loan:

**Unguaranteed Project:**

- If the project lacks a guarantee, investors must pursue legal action against the developer to recover their investment.
- The lending contract serves as the foundation for this claim, requiring investors to provide evidence to the court. This evidence may include the loan agreement, communications with the developer, and any relevant information.

**Guaranteed Project:**
 
- The specific terms of these guarantees are detailed in the loan documents and contracts generated by the platform. Common forms of guarantees include mortgages, bank guarantee letters, or pledges of shares.
- In guaranteed projects, there is a third party called a collateral agent who is responsible for managing the guarantees. The collateral agent is vested with the power to enforce the guarantees on behalf of the investors, which can involve taking possession of the developer's assets, pursuing legal action, or taking other necessary steps to recover the outstanding loan amount.

What happens if the developer cannot repay the loan?

In most cases, yes. However, with Stock.estate campaigns, the higher yield paid stems from other factors as well, including a premium paid by the developer for faster access to financing, a desire to diversify funding sources, and the benefits of indirect marketing gained through such fundraising.

Is it true that the risk of transactions is correlated with the interest rate offered?

Reporting the investment, which is made in Euros, to the national currency (RON) only brings benefits because the trend has been one of Euro appreciation. Therefore, your investment, in relation to RON, will yield an additional amount by assuming currency risk.

Considering the seemingly constant trend of depreciation of the Romanian national currency (RON), could this pose a risk for investors?

Like any risk, it exists but from our point of view, as we focused on being among the first AFS authorized platforms in Romania and Italy, we also have a constant focus on being compliant with any legislative requirement. So what concerns the legal compliance of Stock.estate, we can guarantee you our serious and constant follow-up of the subject.

The legislative changes, generally fiscal, it is best for each investor to follow them individually, together with the possible information that we would give you proactively, when we become aware of them.

Can I also take into account a regulatory risk, change in legislation?

All investments involve risks, including loss of invested capital, lack of liquidity, and non-reimbursement on loans, partially or integrally. It is an appropriate investment only for investors able to assess and bear the risks presented above. Before investing, please read the risks of investments warning, and also all the clauses of the loan agreement, which will be provided to you for the campaign in question.  Stock.estate Platform is not responsible for the information provided by the project developers, even if it is provided by or through Stock.estate. Stock.estate does not provide you any other advisory services. The decision to invest is entirely yours. We recommend that you consult specialized advisers if you need support in evaluating your investment decision. The messages and documentation you receive from Stock.estate or project developers have not been verified or approved by Romanian or European authorities.


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