Investments secured by real estate

Start investing in business loans secured by real estate today!


Real estate development projects

Funds are allocated for the development of pledged or other real estate, from construction to excavation works or the development of the area's infrastructure, for example, the installation of communal services or road construction. Invested funds are usually allocated to the construction and reconstruction of residential or commercial buildings.


Business loans secured by real estate

A business loan is used to raise capital for day-to-day business expenses and operations, for business development, to purchase equipment or goods, or to cover existing liabilities, such as taxes. A business loan can also be used to refinance a project.


Real estate rental projects

Funding raised in real estate rental projects is allocated to the purchase, development or reconstruction of real estate with the purpose of renting out the premises. Income is constantly generated from the rent, which covers the costs of the loan - i.e. interest is paid to investors.

Real estate loans investment opportunities

How does real estate crowdfunding work?

Crowdfunding provides an opportunity for everyone, even in small amounts, to contribute to business projects secured by real estate. As an investor, you, together with tens or even hundreds of other investors, finance the project, in exchange for receiving real estate as a mortgage.

The concentrated amount paid to the project owner, business or real estate developer is invested in construction, renovation, property acquisition or real estate rental, which generates a constant return for you as an investor.

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For business

For those looking for financing for real estate or business projects



The intermediary who administers the process

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For investors

For those looking for a simple and reliable way to invest in something real

12,14 %







3 month36 month

Within a month I will earn


Within a year I will earn


After 12 months I will be returned


I will pay for the platform



* The investment calculator is preliminary, designed to estimate possible loan interest and fees, but does not estimate possible risks.

How to start investing?


Create an account.

Create your investor account on the PROFITUS platform. Specify your contacts and familiarize yourself with the rules of use. It will only take a few minutes!


Verify your identity.

Perform identity verification through the Ondato system. Top up your account and get ready to invest. You can start with just 100 euros.


Start investing.

Get acquainted with active investments, choose the most acceptable project for you and invest. You can do this with just one click. You can also invest using the automatic investment function!


Earn more money!

Once a quarter, the project owner will pay you interest, and at the end of the investment period - he will return the entire investment. You can reinvest the received amount and earn even more money!

Frequently asked questions

1. How is the safety of my investments and the funds I hold guaranteed?

Your investment is secured by a first or second mortgage on the property, as well as by other collateral (e.g. a surety or guarantee). Different projects have different risk mitigation measures, which you can find in the self-service under "Securities" in the project information for each project.
Funds in your user account that have not been invested are held on your behalf by Lemonway, a licensed payment service provider. These funds are held by Lemonway in segregated accounts with credit institutions in the European Economic Area (EEA) and are covered by a deposit guarantee scheme. Profitus does not manage or control these funds.
Your investments are not subject to the deposit guarantee schemes set out in Directive 2014/49/EU of the European Parliament and of the Council. Your investments are also not covered by investor compensation schemes established under Directive 97/9/EC of the European Parliament and of the Council.
Please also note that investing always involves risks, including the risk of partial or total loss of the money invested.

2. Where can I find the data needed to provide a tax report?

The Profitus platform is obliged by the state to provide all investor information to the STI, so you don't need to provide any additional information if you are a resident of the Republic of Lithuania. If you still want to see this information, you can do so by logging in to your account and selecting the "Transactions" tab from the menu on the left. There you will see all the information you need. If you are a resident of a foreign country, you have to provide details of the interest earned in Lithuania to the STI in that country.

3. How much can I earn?

The amount of the interest earned depends on the amount invested. As the platform works on the interest principle, the higher the investment, the higher the earnings. The interest on projects varies from 5% to 14%.

4. What taxes are applicable to investors?

If you invest as an individual, the interest earned is classed as Class B income, which you must declare on Form GPM308 and in the "Taxable Income" annex to this form. You must pay 15% personal income tax on this income. We will provide the State Tax Inspectorate with the necessary details of the interest you have received during the calendar year. 

If you invest as a natural person and are a foreign resident, we will pay the personal income tax to the Lithuanian tax office by withholding 15% of the interest you receive. However, you must apply to your country's tax office and provide details of your income in Lithuania. 

You can avoid double taxation if there is a double taxation treaty between your country of residence and Lithuania.

5. What happens if the project owner is unable to repay the investment or interest on time?

The borrower is urged to fulfil his/her obligations in accordance with predefined rules. If the payment or payments are not made within the set period of time, a recovery process that is administered by Profitus is initiated. You will be kept informed of the entire process via the contacts provided.

6. What happens if Profitus ceases to operate?

Profitus acts only as an intermediary, so that the direct relationship between the investor and the project owner would be preserved in the event of cessation of activity. As the assets of the project owner are pledged to the platform, which represents the interests of the investors under the law, the assets would remain with the investors.

7. What loans are funded on the Profitus platform?

Profitus pools money for various types of business loans. Currently, Profitus platform finances two main products. The first is business loans with real estate mortgages, where real estate is pledged as a primary mortgage to secure investors' interests. The second, business loans where real estate is secured by a secondary mortgage to secure the investors' interests, in which case the personal guarantee of the company's CEO or a related person is also provided.

All projects on the platform can also be financed in stages. This is a particularly attractive financing option for property developers when the current value of the property to be developed is significantly lower than the total investment required for the project. It is advantageous for the project owner to finance the development project in instalments, gradually increasing the value of the mortgaged property and not overpaying for borrowed funds that cannot be immediately employed in the project. This type of project has a maximum LTV which cannot be exceeded when financing new phases of the project. All loans are financed on the basis of the then current value of the mortgaged property, and in the case of a phased loan, once the maximum LTV has been reached, a new appraisal is carried out by independent real estate valuers.

8. Can I lose my entire investment?

As all projects are secured by mortgages or other guarantees, the total loss of the investment is unlikely. Be that as it may, investing always involves the risk of losing part or all of the investment.

9. What happens if the project is only partially funded?

In case the investment required for the project is not raised in the first instance, the developer is offered to accept the amount raised and, once part of the project has been completed, to create a new project for the next phase. In case the developer declines the option, the funds are returned to the investors within 21 days.

10. What money does the project owner use to repay the investments and interest?

When applying for a loan to develop a project, one must also submit a plan for repaying the investment and interest. In most cases, this will be the funds raised from the sale of the properties developed, but that is not a rule. The terms and conditions of each project may be different, but without a plan of how the investment and interest will be repaid, no loan is granted to the developer.

11. Can I retrieve my investment prematurely?

Unfortunately, there is no early withdrawal option, but you can sell your investment on the secondary market. On the secondary market, you sell your projects on your own terms. 

12. How do I choose the projects for my investment?

There is no single formula for choosing a project to invest in, as the needs and opportunities of all investors are individual.
When choosing a project, we recommend looking at 3 main criteria:
LTV ratio - this indicates the loan-to-value ratio, the lower the LTV ratio, the safer the loan is in the event of a default, i.e. in the event of a recovery process, i.e. sale of the mortgaged property;
Project rating - this is calculated by our specialists taking into account all the circumstances of the project. The higher the project rating, the lower the interest rate because the project is lower risk;
Project period - usually the loan is repaid at the end of the investment period, less often it is repaid in instalments with interest over that period.

13. What is project rating? How is it determined?

The rating of projects is determined by an algorithm we have developed. The ratings are A+, A, A-, B+, B, B-, C+, C, C-, D, with A+ being the highest rating we give (lowest risk). To determine the rating, we assess the project itself (value, profitability, marketability), the developer (its reputation and creditworthiness), the shareholders (their reputation and creditworthiness) and we carry out a "stress" test ("what if?" as an example - if sales stop would the company be able to continue paying interest and repay the loan at the end of the term). The higher the rating, the lower the interest rate as the project is rated at lower risk.

14. When does my money start "working"?

Investors' money starts working when the loan agreement is signed. In almost all cases, this happens one day after the project is financed.

15. Where are investors' funds held?

Investors' funds are held in a separate account created for this purpose only. It is a transit account whose purpose is not to carry out banking operations, but is intended only for the transfer of money.

16. I have topped-up my account - how long does it take for the money to reach my account?

Depending on the amount invested, the transfer period can be up to 24 hours. In rare cases, the process can take up to 4 business days. If the funds have not reached your account after this period, please contact us at [email protected]

17. How to top up your Profitus wallet - what are the terms, limits, etc.

There are three ways to top up your Profitus wallet. You can top up your wallet with a payment card, by initiating a payment through your bank and by direct bank transfer. 
Topping up by card is instantaneous and the funds are transferred to your Profitus wallet as soon as the transaction is made. Topping up your wallet using the other two methods can take between 1 and 4 business days.

18. How do I withdraw funds from my Profitus wallet?

If your wallet has multiple IBANs, select the account you want to transfer money to. Once you have done so, select the amount you want to transfer (no more than the balance in your wallet). Confirm the transfer by clicking "Withdraw" and the withdrawal will be completed. Please note that withdrawals within SEPA normally take up to business 2 days. Withdrawals outside SEPA may take up to business 4 days. If the funds have not reached your account after this period, please contact us at [email protected]

19. What is project refinancing and when does it occur?

Refinancing of a project takes place in several cases. In most cases, refinancing is granted to the project developer when it becomes apparent that it will not be possible to meet the project's repayment and interest repayment deadlines. The purpose of refinancing a project is to cover the existing debt, thereby extending the maturity term of the debt.

20. What is an LTV indicator?

Loan-to-value (LTV) is the ratio of the loan to the value of the asset. It shows the percentage of the mortgaged real estate or other assets that the loan represents. So if a borrower is looking to raise €70,000, his collateral must be at least €100,000, in which case the LTV is 70%.
The lower the LTV percentage, the better, because it means that more assets are pledged to investors. However, it should be kept in mind how the assets are secured, whether by primary mortgage, secondary mortgage, etc.

21. How do I declare my income?

We provide all the necessary information about the interest paid to individuals via the platform to the State Tax Inspectorate (STI), so there is no need to do anything extra for those investing in Profitus projects. You can view your interest earned and other information by logging in to the system and clicking on the overview button. If this and other information related to the individual's GST is correct, the investor only needs to confirm the declaration by logging in to the Electronic Declaration System (EDS) and pay the income tax due and automatically calculated. If you invest as a natural person and are a foreign resident, we pay the personal income tax to the Lithuanian tax office by deducting 15% of the interest you receive. If you are a foreign resident and invest as a natural person, you must submit your income in Lithuania to the tax office in your home country on your own. 
If you are investing as a legal entity, all the necessary information is transmitted to the Lithuanian Tax Inspectorate (VMI) by the Profitus platform and you are not subject to income tax unless you withdraw funds from your investment account.

22. The process of profit distribution - payment terms, when is the project considered late and when it is not?

The terms of each project may vary, so investors are advised to carefully review all the information provided about the project before making an investment. In the event that the developer fails to make a payment on time, we will charge +5% increased interest. The interest is calculated inclusive from the date of delay. We distribute the project interest and investments to the investors within 3 business days of receiving the money in the Profitus account.

23. Who can invest in projects published on the Profitus platform?

Every natural or legal person can invest in publicly announced projects after registering on the platform's website. To ensure this, all projects are published publicly on the Profitus website.

24. Why are future projects announced on Profitus?

In certain cases (e.g. for a project raising a higher than normal amount of investment), the Profitus platform will make future projects available to all investors. Upcoming projects will be displayed in a common list of all investment opportunities, with the selection (button) "invest" indicating that the project will be available "soon". This gives investors the opportunity to prepare their investments in advance, accumulate the necessary sums of money, etc.

25. What is an experienced investor?

A sophisticated investor is an investor who understands the risks involved in investing in capital markets and has the appropriate resources to take on those risks without incurring excessive financial consequences. Investors may be classified as sophisticated investors if they meet the specified identification criteria. The following natural or legal persons shall be considered as sophisticated investors:

(1) legal persons meeting at least one of the following criteria:

  • own funds of at least EUR 100 000;
  • a net turnover of at least EUR 2 000 000;
  • a balance sheet of at least EUR 1 000 000;

(2) natural persons meeting at least two of the following criteria:

  • a personal gross income of at least EUR 60 000 per fiscal year or a portfolio of financial instruments of more than EUR 100 000, consisting of cash deposits and financial assets;
  • the investor is employed or has been employed for at least one year in the financial sector in a professional capacity requiring knowledge of the transactions or services envisaged, or the investor has been in a managerial position in a legal person for at least 12 months;
  • the investor has executed an average of 10 large transactions per quarter in capital markets in the last four quarters of the year.

26. How to become an experienced investor?

The investor has the possibility to fill in a template provided by the platform, which the investor can use to apply to be considered as an experienced investor. The template provides outlined identification criteria and a clear warning clarifying that if the investor is classified as a sophisticated investor, he/she will lose the investor protection which gives the non-sophisticated investor a 4-day cooling-off period for investment.
The application to be considered as an sophisticated investor shall contain the following information:
(1) a certificate setting out the identification criteria that the investor meets;
(2) a statement that the applicant investor understands the consequences of the loss of investor protection afforded to non-experienced investors;
(3) a statement that the applicant investor accepts responsibility for the accuracy of the information provided in the application.

27. Who is an inexperienced investor?

Non-sophisticated (inexperienced) investor - an investor who is not an experienced investor: According to the Crowdfunding Regulation, Profitus is required to distinguish between experienced and inexperienced investors. An investor with little knowledge or experience in investment services is considered an inexperienced investor. Inexperienced investors can still invest on the Profitus platform, but they must be prepared to accept the risks associated with the investment and Profitus must provide them with additional information about the risks. Investor protection measures are in place for inexperienced investors using our services, such as a 4-day cooling-off period during which you can withdraw your investment.

28. What is the period of consideration?

The period of consideration for an inexperienced investor shall start from the moment a prospective inexperienced investor makes an offer to invest or expresses an interest and shall end after four calendar days.
If the investor has made more than one investment in the same project, the reflection period starts from the date of the first investment and ends after four calendar days.


29. Why am I not subject to a period of consideration or how can I become an inexperienced investor?

The period of consideration does not apply to experienced investors. If you think you should be subject to the cooling-off period because you consider yourself an inexperienced investor, please contact us at [email protected]

30. What is the European Crowdfunding Regulation?

Regulation (EU) 2020/1503 (the Crowdfunding Regulation) is a Europe-wide regulatory framework that requires a licensed crowdfunding provider to meet the same or similar regulatory requirements in all EU Member States and can therefore operate on a pan-European basis. The main purpose of the obligations of crowdfunding providers under this regulatory framework is to protect small investors.

31. Why do I have to complete the knowledge and experience test?

Due to legal requirements, we are obliged to check the suitability of our services for all inexperienced investors. The test is based on the legal requirements arising from the EU Crowdfunding Regulation, which are mandatory and unavoidable.

If you do not provide answers to the knowledge and experience test, you can continue to invest in loans with real estate collateral, but you will need to familiarize yourself with all the risks presented before each investment.

32. What is a Risk Category?

Projects are grouped into Risk Categories using Profitus' unique algorithm. Each Risk Category corresponds to a certain probability of default, which is determined on the basis of a theoretical company model, for which historical default data was used. As new historical data becomes available, the probabilities of default for the identified Risk Categories are regularly reviewed and, if necessary, modified. The following default probabilities are currently provided:

Risk category

Probability of Default

























33. Why do I need to fill in the risk tolerance calculator?

Under the EU Crowdfunding Regulation, we are obliged to ask all inexperienced investors to calculate their capacity to absorb losses. However, if the Investor does not want to provide this data, they are not obliged to do so, but we are obliged to provide the information and the tool in the Investor's own environment.

34. What is an LTC indicator?

LTC (Loan-to-cost) - Loan-to-cost ratio, expressed as a percentage. For example, if the LTC ratio is 70% and the project owner is seeking to borrow €70,000, the minimum project cost must be €100,000. It is also assessed whether the project's future income will be sufficient to cover the amount of the loan and interest.