Investing in real estate projects

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 protection measures, which you can find in the self-service under "Security measures" in the information section of each project.

The Profitus platform is obliged by the government to submit all investor information to the State Tax Inspectorate, so you do not need to provide any additional information. If you still want to see this information, you can do so by logging into your account and selecting the "Transactions" tab in the menu on the left. There you will see all the information you need.

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%.

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.

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.

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.

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.

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.

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.

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.

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. 

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.

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.

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

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.

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]

There are two ways to top-up your wallet, neither of which requires you to add a bank card to your account. You can either top up your account by wire transfer or by entering your account details on our payment partner's page, which will transfer your money directly to your Profitus account.

If your wallet has multiple IBANs, choose which 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 can take up to 72 hours to complete - if the funds have not reached your account after this period, please contact us at [email protected]

If you encounter any issues, please contact us at [email protected]

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.

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.

We provide all the necessary information about the interest paid through the platform to the State Tax Inspectorate (STI), so there is no need to do additional work 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 income tax is correct, the investor only needs to confirm the declaration by logging into the Electronic Declaration System (EDS) and pay the automatically calculated income tax fee.

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.