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Can't afford a full property? How fractional real estate investing works
5-12%
Crowdfunding returns
€50-1k
Minimum investment
12-36 mo
Typical lock-up
10+
Platforms available
What are real estate investment platforms?
Real estate investment platforms let you invest in property without buying a building yourself. Instead of needing hundreds of thousands of euros for a down payment, you can invest from as little as 50-1,000 EUR alongside other investors through online platforms.
There are several ways to invest in real estate through platforms:
Real estate crowdfunding pools money from many investors to fund specific property projects. You might invest in a residential development in Lisbon, a commercial renovation in Berlin, or a buy-to-let portfolio in the Baltics. Returns come from interest on the loan (debt-based crowdfunding, typically 5-12% annually) or from rental income and property appreciation (equity-based crowdfunding). Major European platforms include EstateGuru (secured property loans, Estonia-based), Reinvest24, and CrowdProperty.
REITs (Real Estate Investment Trusts) are publicly traded funds that own and operate income-producing real estate. You buy REIT shares through a regular broker (like DEGIRO or Interactive Brokers), just like buying a stock or ETF. European REITs include Vonovia (Germany, residential), Unibail-Rodamco-Westfield (commercial), and various REIT ETFs. REITs offer higher liquidity than crowdfunding (you can sell shares daily) but typically lower returns (4-8% including dividends).
Fractional ownership platforms let you buy a fraction of a specific property and receive proportional rental income. This is newer and less regulated than REITs or crowdfunding.
The key risks in real estate investing through platforms include illiquidity (your money is locked for the project duration, typically 12-36 months for crowdfunding), developer default (the construction company fails to complete the project), market risk (property values decline), and platform risk (the platform itself could fail). Unlike bank deposits, real estate investments have no deposit guarantee protection.
Frequently asked questions
Most platforms let you start with €50-500 per project. This is dramatically lower than buying physical property. You can build a diversified real estate portfolio across multiple countries for a few thousand euros.
Debt-based projects typically offer 6-10% annual returns. Equity-based projects can return 10-15% or more, but also carry higher risk. Returns depend on the property market, developer quality, and project type. Always account for the possibility of partial or total loss.
REITs are publicly traded funds that own and operate properties. You can buy and sell them instantly like stocks. Crowdfunding invests in specific projects for a fixed term (usually 1-5 years) and is less liquid. REITs offer more diversification and liquidity, while crowdfunding can offer higher returns on individual projects.
Yes, since November 2023, the EU's ECSP (European Crowdfunding Service Provider) regulation requires all platforms to be licensed. This includes investor suitability tests, disclosure requirements, and capital adequacy rules. Only invest through ECSP-licensed platforms.
Most European real estate crowdfunding platforms accept investments from EUR 10 to EUR 1,000. Some platforms like Rendity start at EUR 100, while EstateGuru allows entry from EUR 50. This low barrier makes property investing accessible without needing hundreds of thousands of euros for a direct purchase. However, smaller investments also mean smaller absolute returns.
Tax treatment varies by country and investment structure. Debt-based platforms (lending to developers) generate interest income, taxed at your marginal rate in most countries. Equity-based platforms may generate rental income and capital gains, each taxed differently. In the Netherlands, real estate investments fall under Box 3 (wealth tax). Always check with a tax advisor, as cross-border investments can create complex reporting obligations.
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