Pre-opening | Raizers finances €850,000 for the refurbishment of the former Eaux de Calais building into a 22-home residence in Calais (France)

16/07/2026 – ⏱ 4 min

This article is for informational purposes only and does not, under any circumstances, constitute investment advice or a recommendation.

The crowdfunding platform Raizers is preparing a real estate investment opportunity in Calais (France). The operation, named «Domaine de l'Ô», consists of the refurbishment and extension of the former Eaux de Calais building to create a 22-home residence, and is driven by the developer SCOT'IMMO, founded in 2017 by Joël Lanscotte. The financing is intended for the land acquisition and the start of the works. Investors should keep in mind that any reference to return is inseparable from the corresponding risk, which is described below.

Financial Terms of the Operation

The fundraising amounts to €850,000, with an annual interest rate of 11% and a duration of 18 months; this return is subject to investment risk and is not guaranteed. The loan will be amortized and repaid as the operator makes sales, with annual interest payments and a minimum term of six months. The contract provides for allocating to repayment the entirety of the instalments collected from the sale of the homes still to be marketed (from the 18th onwards), an amortization of €425,000 (50% of the capital) at the second funds call of the construction phase, scheduled for July 2027, and the amortization of the balance at the final funds call, upon delivery of the project. The platform warns that the maturity date may vary, in particular in cases of early repayment, early enforceability or the borrower's exercise of the option provided for in article 9.2 of the contract.

Asset Description, Construction Progress and Commercial Traction

The asset is an existing property complex that will be refurbished and extended to create 22 homes distributed across three buildings (A, B and C) of two floors plus ground floor: 8 homes in building A, 3 in B and 11 in C. The operation includes parking spaces, bicycle and waste rooms, landscaped common areas, two lifts and a shared green area. The works contemplate the complete gutting of the buildings while preserving foundations, load-bearing walls, façades, structure, part of the roof, floors and existing staircases, the creation of 88 m² of additional built area, the replacement of external joinery, the reinforcement of thermal and acoustic insulation and the complete renovation of the installations. The works budget amounts to €2,142,760 excluding VAT (about €1,566/m² excluding VAT), with works scheduled to start in September 2026 and an estimated duration of 15 months; the building permit has been in force since January 2026, the signing of the land acquisition is expected for the end of July 2026 and delivery for the third quarter of 2027.

The property is located at the junction of Rue de Varsovie, Rue d'Édimbourg and Rue de Bruxelles, in a residential neighborhood close to the center of Calais, a city of about 67,000 inhabitants in the Hauts-de-France region, with access to the A16 motorway, the port of Calais and the Eurotunnel terminal. On the commercial side, marketing is handled by Scot'Immo in collaboration with the Guy Hoquet agency in Calais; to date 17 of the 22 homes have been reserved, 77% of the units and 76% of the development's turnover (€3,412,309). According to the platform, at the time of its intervention all those reservation contracts will have been converted into sale undertakings, with appointments set for signing before a notary. The project also meets the requirements of the Denormandie scheme, which allows buyers making a rental investment to benefit from a tax reduction provided certain conditions are met, including that the works represent at least 25% of the total cost and that the property is rented out for a period of 6, 9 or 12 years.

Capital Structure, Coverage Ratios and Collateral

The Raizers loan of €850,000 stands against an acquisition price of €686,400, which yields an LTA (loan to acquisition) of 124%, and against a total acquisition cost of €3,041,546, with an LTC of 28%. The expected sale price for the scheme amounts to €4,494,028, at an average price of €3,285/m² over 1,368 m². The operation is carried out by SCOT'IMMO, a simplified joint-stock company with a share capital of €2,000, registered with the Boulogne-sur-Mer Commercial Register under number 824 975 197 since 26/01/2017. Repayment is secured by a first-rank mortgage over all the plots in favor of Raizers, acting on behalf of all subscribers; the notarial personal guarantee of Joël Lanscotte; and a notarial first-demand guarantee from the SCCV Domaine de l'Ô. Among the points to bear in mind, the platform itself notes that the current geopolitical situation could affect both the works and the marketing.

In compliance with the European Crowdfunding Regulation (EU) 2020/1503, it is recalled that non-experienced investors have a four-calendar-day pre-contractual reflection period during which they may revoke their investment offer at no cost and without justification. It is also warned that this is a participatory financing product —not a deposit or a guaranteed savings product— and that real estate investments carry specific risks, such as illiquidity, the risk of not obtaining the expected return, or the partial or total loss of the invested capital. This project is not supervised by the CNMV or the Bank of Spain, and the invested capital is not covered by the deposit guarantee fund or the investor compensation scheme.

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