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Real estate private debt
Private real estate debt: lending to the project rather than buying the buildings.
Developers, property dealers, real estate companies: when banks are lending less, they finance themselves with private investors, at a pre-determined interest rate and for a short term. The amount you lend determines what you have left.
Three access points
One fund, one operation, one platform.
He lends himself to several operations and pays you the proceeds. He often lodges himself in a assurance-vie or a capitalisation contract, in units of account.
Some investors are financing an identified operation : a program, a renovation, a division. Duration and interest are fixed in the contract.
Smaller tickets, transaction by transaction, with platforms approved by the’AMF under European regulation 2020/1503.
According to the envelope
The same interest, three different tax systems.
| You lend | Interest tax | What you need to know |
|---|---|---|
| Live, on a personal basis | 12.8 % + 18.6 % = 31.4 %, or optional scale | Taxed annually, even when reinvested |
| In a assurance-vie policy or a capitalization | Nothing until you withdraw; then assurance-vie taxation and 17.2 % | Unit-linked debt fund, according to the contract |
| Through a company subject to corporate income tax | 15 % up to €42,500 profit, 25 % beyond that | The company or holding company treasury operates without going through you. |
For a household taxed at 41 %, the option for the scale is more expensive than the flat-rate levy: we compare each year at the time of the declaration.
Frequently asked questions
What clients ask us.
How does this differ from private equity?
Private equity buys a stake in the company and waits for its resale; private debt lends a sum, remunerated by interest fixed in the contract, and repaid on the date specified in the contract, without depending on a resale of the shares. Direct debt is subject to annual tax on interest payments, at 31.4% in 2026.
Which investment vehicle should I choose for private debt?
For an individual, assurance-vie or capitalization contracts that reference a debt fund are taxed only upon withdrawal, along with 17.2% social security contributions. For a company's treasury, direct ownership by the holding company is subject to 15% corporate income tax up to €42,500.
How to verify a crowdfunding platform?
It must be approved as a crowdfunding service provider by the AMF, under European regulation 2020/1503 which came into force on November 10, 2021. The register is public on the AMF website.
