FAQs

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.

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.

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

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.

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.

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.

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.

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).

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.

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

Don't worry! What's important is that the payment order is made before the campaign closes. Even if your bank transfer takes an additional 24-48 hours to process, your investment will still be valid.

Invite a friend to stock.estate and both of you earn €20 for each valid referral. Your referrals are tracked in your account and can be used right away.

Investors on Stock.estate have full flexibility. We do not make investment decisions for them; they choose which offers to invest in from those available on the platform. The returns and terms of each loan are fully disclosed upfront in the initial offer, so there are no hidden surprises along the way.

Stock.estate’s financial statements do not appear on general financial aggregation platforms because we are an ASF-authorized entity and report according to IFRS standards, which are not automatically captured by these platforms.

The offers listed on our platform come from partner developers, each with their own financial situation — we always perform comprehensive due diligence before listing.

As an ASF-authorized and continuously supervised entity, Stock.estate operates under strict regulatory oversight, ensuring the company’s reliability and financial transparency. Technically, this is similar to banks: the financial statements of regulated financial institutions are reported according to accounting standards (e.g., IFRS) and may not appear on publicly aggregated websites.

Real estate developers primarily finance their projects through banks, but the bank approval process can take over 4–5 months. For smaller amounts or short-term needs, developers often prefer alternative financing through Stock.estate.

Although the cost of capital is slightly higher, access to liquidity is much faster — sometimes within just a few weeks. In real estate, timing is critical: fast access to capital can mean the difference between seizing an opportunity or missing it.

From a financial perspective, this type of short-term financing functions similarly to bridge funding, allowing developers to act quickly while maintaining project momentum.

The economic context in Romania allows for such returns. Bank interest rates are generally between 8% and 12%, making crowdfunding rates around 15–20% reasonable and sustainable.

Romania currently experiences high inflation (around 10%), rapid economic growth, and an active construction market, where developers often achieve profit margins of up to 50% per project. Taxes remain relatively low, creating a favorable environment for European investors seeking higher returns than in Western markets.

Risks: Romania has a higher country risk compared to Western Europe, but this also creates investment opportunities. Some areas, such as Bucharest, have property prices and purchasing power levels that already exceed those of wealthier EU capitals.

Project delays can indeed be challenging given the interest rates, but the strong developer profit margins help absorb potential shocks and maintain project stability.

No, Stock.estate is inclusive for all EU investors. As long as the user successfully completes the KYC (Know Your Customer) and AML (Anti-Money Laundering) verification processes without any compliance flags, participation is fully allowed.

There are no EU countries currently excluded from investing on the platform.

There is no strict economic reason behind the variation. The differences mainly reflect strategic positioning and an effort to increase investor responsibility.

Currently, around 95% of Stock.estate investors are Romanian, and based on observed behavior, larger minimum tickets lead to more engaged investors — they tend to perform their own due diligence and follow the project more carefully.

When minimum investments are smaller, investors often treat them casually or forget about the project altogether, which reduces engagement. For this reason, in certain cases, the minimum investment is set higher. Interestingly, this approach has actually increased total investment volumes, as committed investors tend to contribute more.

Starting from the second half of 2025, all projects listed on Stock.estate are secured by a real estate mortgage registered in favor of the investors.

🔒 How does the guarantee work?

Each secured project includes a collateral agent, an independent company within the Stock.estate group, which manages the collateral on behalf of investors. This structure is required by EU crowdfunding regulations, which do not allow the platform itself to manage assets or guarantees directly, to avoid falling under asset management activities.

⚖️ What happens in case of delay or default?

If a developer fails to repay on time, the collateral agent initiates the recovery process, which may include enforcing the mortgage and liquidating the collateral. According to Romanian crowdfunding law, all lending contracts have the legal status of “enforceable title” (titlu executoriu), allowing a fast-track recovery procedure in court.

🏷️ How can I identify a secured project?

Secured projects are clearly marked with a green “Mortgage” label on the project page. This confirms that the project has an active, registered mortgage managed through the collateral agent.

Cashback is calculated and allocated at the end of the fundraising period, i.e., when the campaign closes (end of fundraising), based on the conditions met and in line with the allocation rules. After allocation, cashback becomes “ready to invest” in the following month, and you’ll see it transparently in your account as part of your available funds. The mechanism is designed to stay fair and verifiable and to encourage reinvestment by supporting compounding.

No. Cashback applies only to investments made in eligible campaigns (campaigns where the return is presented as “up to x%”) and only if the relevant conditions are met (e.g., the Early Bird period or volume thresholds).