ClubFunding: everything you need to know before investing
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With more than €1.9 billion financed since 2015, ClubFunding is one of France's largest real estate crowdfunding platforms, and since the end of 2023 it has had an office in Barcelona. Its scale shows in its pace: it publishes around ten deals a month.
For Spanish investors, most of those deals are still in France, with terms of six months to two years and, usually, monthly interest payments. It is worth understanding what lies behind this.
What it is and under what supervision it operates
ClubFunding is a real estate crowdlending platform: it pools the contributions of many retail investors to finance developers and professionals who buy, refurbish or build properties. It does so through bonds: the investor subscribes to bonds issued by the project company, which undertakes to repay the capital with interest within the agreed term, and the platform acts as the bondholders' representative.
In practice it works like a loan: the investor does not become a shareholder or share in the deal's profit, their return is limited to the agreed interest even if the project performs better than expected and, in exchange, they have repayment priority over the shareholders, although they may rank behind other creditors, such as a bank.
Its registered name is Clubfunding SAS, based in Paris, and it is part of the ClubFunding group, chaired by David Peronnin. It has been authorised as a crowdfunding service provider by the Autorité des marchés financiers, the French regulator, since November 2023, with number FP-2023-40, and it operates in Spain under the European passport provided for in the EU crowdfunding regulation.
Its activity, in figures
At Realty Investor we keep our own record of the offerings published on the European market, which in ClubFunding's case covers part of its activity. Between February and October 2026, these are its figures.
21 deals in eight months. 21 deals closed and close to €17 million raised, with a median raise of around €590,000 and amounts ranging from €110,000 to just over €3 million.
Mostly France. Nineteen were located in France, including one on the island of Réunion, one in Brussels and another in Sotogrande, in Cádiz, the only Spanish deal of the period.
Uneven rounds. More than half were completed in two days or less and seven on the same day they opened, although the median round was slower than the market's, which takes around two hours, and four ran for two weeks or more.
Terms of six months to two years. Almost half of the deals were set at a year or less, although the median term is 18 months, compared with 15 for the market as a whole. In the deals for which we have the data, interest is scheduled to be paid monthly.
Interest in line with the market. Fourteen of the 21 were published at 11%, the same as the market's median rate, and only three exceeded 12%: a six-month deal at 13%, a hôtel particulier on the outskirts of Paris at 14% and three villas in Sotogrande at 15%.
Beyond housing. In addition to housing, it financed offices in Saint-Mandé and Montpellier, commercial premises in Réunion and the Coquelles retail complex, near Calais, and in the deals for which we have the data, property purchases and refurbishments outweigh new builds.
How you get your money back · What happens when a project is delayed
According to the indicators it publishes, as of September 2026 it had financed more than €1.9 billion across around 1,470 projects since 2015, 850 of which have already been fully repaid.
What investing in ClubFunding is like
The minimum investment is set for each project, and in the period's deals it was €500 or €1,000. The platform charges investors no fees, as its revenue comes from the developer, and guarantees are negotiated deal by deal and may include mortgages, a pledge over the company's shares or guarantees from the developer.
There is no secondary market, so the capital remains invested until the project repays, within terms that may be extended if the deal is delayed. As regards repayment performance, according to those same indicators, around €370 million, close to a fifth of everything financed since 2015, was more than six months late in September or in amicable or court recovery proceedings, while recorded definitive losses are so far limited to a single project, with many of those proceedings still open.
Knowing these features in advance is what makes it possible to put each deal in context.
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Realty Investor data on the deals published between February and October 2026, compiled from our own market record, which covers part of the platform's activity and not its full history. Only deals whose funding round has already closed are included, and those opened in several tranches are counted as one. The cumulative and repayment performance figures come from the indicators published by ClubFunding, with data as of September 2026 reported by industry sources, and the conditions for investors from the company and those same sources.
Informational 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 is not covered by the Deposit Guarantee Fund or the General Investment Guarantee Fund. Past returns do not guarantee future returns.