Everything you need to know about Civislend
– ⏱ 4 min
Some Civislend rounds have been completed in two minutes. That is not a figure of speech: €650,000 committed in a hundred and twenty seconds from the moment the offering opened. Anyone who looks at it a few hours later finds the deal closed.
That speed defines the platform that moves the most capital in Spanish real estate crowdlending today, and it explains much of the frustration of investors who arrive late. It is worth understanding what lies behind it.
What it is and under what supervision it operates
Civislend is a real estate crowdlending platform: a company that pools the contributions of many individual investors to finance developers that build or refurbish housing. The investor contributes a small amount, the developer repays that loan with interest as the development progresses or is sold, and each investor receives their corresponding share.
The key difference to bear in mind is that this is a loan and not an equity stake. The investor does not become a shareholder or share in the final profit from sales: they lend at an interest rate set in advance and for a fixed term. If the development outperforms expectations, the return remains the agreed one; in exchange, they are paid before the shareholders and the deal usually carries mortgage security over the property.
It was incorporated in 2016 and has operated under the supervision of the Spanish National Securities Market Commission since October 2017, with number 8 in the official register of crowdfunding platforms, which makes it one of the veterans of the sector in Spain. Its registered name is Civislend PSFP, S.A., and it is run by Íñigo Torroba as chief executive officer and Pedro Ruano as chief operating officer.
Its activity in figures
At Realty Investor we keep our own record of the offerings published on the European market. These are its figures between November 2025 and October 2026.
It ranks first by capital raised. €160.85 million across 68 deals, 29% of everything we recorded in that period. For reference, Urbanitae raised €151.2 million, although it needed 85 deals to get there.
Its deals are large. The median amount raised is €1.98 million and thirteen deals reached or exceeded €4 million. Several reached €5 million, which is the limit set by European regulation per developer over twelve months.
Rounds are filled in minutes. Half were completed in ten minutes or less and more than two thirds in under an hour, with a recorded minimum of two minutes.
It brings together many investors. The median deal drew just over a thousand participants, with an average ticket of around €2,055. In total, more than 72,000 individual participations in the period.
A single product and a strong focus on Spain. All 68 deals were crowdlending, with none of the capital-gain type, and 64 of them were in Spain. Madrid and Mallorca top the list, followed by Marbella, Seville and Alicante.
The risk profile is contained. The median LTV, which relates the amount lent to the value of the asset, stands at 50%, and only two deals exceeded 70%. The median interest rate was 11% over a median term of 18 months, with repayment mostly at maturity.
According to its public communications, it has financed more than €360 million in total and has returned over €100 million to investors since it began operating.
What investing in Civislend is like
The minimum investment starts at €250 on some projects, although €500 is the norm, and the platform charges investors no fees: its revenue comes from the developer.
Three features define how it operates. There is no secondary market, so capital remains invested until the project repays, normally within one to two years; this is the standard way real estate crowdlending works. The portfolio is concentrated in Spanish residential property, which explains its specialisation and, at the same time, ties the whole portfolio to the performance of that market. And timelines can shift, something common in property development: Civislend publishes the projects with delays of more than ninety days, as required by the European regulation, so that information is available before investing.
These are features inherent to this type of asset, not peculiarities of the platform, and knowing them in advance is what makes it possible to place each deal in its context.
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Realty Investor data on the deals published between November 2025 and October 2026, compiled from our own market record and not from the platform's full track record. The cumulative figures for capital financed and returned come from Civislend's public communications.
Informative and educational article. It does not constitute financial, tax or investment advice, nor a recommendation regarding any project or platform. Realty Investor is not a crowdfunding service provider. Investing in crowdfunding involves the risk of total or partial loss of capital, of not obtaining the expected return and of illiquidity, and it is not covered by the Deposit Guarantee Fund or the General Investment Guarantee Fund. Past returns do not guarantee future returns.