Pre-opening | Raizers refinances the last two homes at the ARKEO Residence in Schoenfels (Luxembourg), secured by a first-rank mortgage

16/09/2026 – ⏱ 5 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 refinancing transaction in the Grand Duchy of Luxembourg. The project concerns the ARKEO Residence in Schoenfels, some 20 kilometres north of Luxembourg City. It funds neither construction nor a purchase: the bond issue is intended to refinance the last two homes still unsold in the scheme, so that the developer can generate liquidity to fund the development of its other projects. The transaction is carried out by the company BATIAU S.à r.l. Investors should keep in mind that any reference to return is inseparable from the corresponding risk, which is described below.

The loan carries an annual interest rate of 10.5%; this reference return is subject to investment risk and is not guaranteed. The term is 18 months. The bond issue will be amortised and repaid as the operator completes sales: each of the two homes sold will allow the proceeds to go towards early repayment until full settlement. Interest is paid annually with a six-month minimum period. The contract provides for early repayment if both homes are sold before maturity. The published offering does not specify the total amount of the issue, the opening date and time of the call, the minimum investment per user or an internal credit rating; the investor should verify those points in the issue agreement and in the key investment information sheet (FICI) before committing funds.

Asset Description, Technical Progress and Commercial Traction

The ARKEO Residence comprises two buildings of four homes each, eight apartments in total, at 2B and 24 rue du Château. The building permits are final and not subject to appeal. The residence is 90% complete: the outstanding works are essentially limited to finishes on the two remaining apartments — kitchens, bathrooms, dressing rooms, painting and other interior finishes. All payments on the homes sold have been collected and all construction invoices settled, except those relating to the outstanding works. Three apartments have already been handed over and three more will be delivered between late September and late October; full completion is scheduled for the end of November 2026.

Marketing began in 2025 with the sale of three apartments and continued in 2026 with three more, bringing the total to six of eight, 75% of the project. The two remaining homes are precisely those covered by this refinancing: apartment 5, a T3 of 101.05 square meters priced at €885,832, and apartment 8, a T4 duplex of 113.64 square meters priced at €877,190. Together they amount to €1.76 million, the figure on which repayment of the financing rests. The scheme as a whole totals 825 square meters and a value of €6,675,031, at an average of €8,091 per square meter.

The site is in Schoenfels, a locality in the municipality of Mersch, in the Mamer valley and the so-called Valley of the Seven Castles, in a landscaped residential setting. Mersch, the main town in the area, is 5 kilometres away, with shops, services and schools. Luxembourg-Findel airport is about twenty minutes away by car, the French border about thirty, and Thionville between forty and forty-five minutes.

Market References, Real Collateral and Risk Factors

According to the sources analysed in the documentation, new-build prices in the Luxembourg market average approximately €8,654 per square meter. The four most recent transactions at the ARKEO Residence, completed since August 2025 — three of them in 2026 — closed at an average price of €7,642 per square meter, around 12% below that reference. Comparable properties identified in Gosseldange, some two kilometres from the residence, range between €8,000 and €8,400 per square meter. It should be borne in mind that prices achieved in earlier sales are not a reliable indicator of the price at which the two outstanding units will close.

The transaction is carried out by BATIAU S.à r.l., a company with share capital of €150,000, registered with the Luxembourg Trade and Companies Register under number B135977 on 12 February 2008. Repayment of the bond issue is secured by a first-rank mortgage in favour of Raizers, acting on behalf of all bondholders, over the two refinanced homes, and by a personal guarantee granted before a notary by Mr Marc Feltes. The loan represents 65% of the value of the two units pending sale, a ratio the platform presents as the headroom available against a possible fall in sale prices.

Among the strengths, the documentation highlights that mortgage cover, technical risk limited by the 90% of works completed and delivery scheduled for the end of November 2026, and a developer reporting more than 700 homes delivered in Luxembourg. As the main point to consider, the platform itself flags the geopolitical factor: the current situation could affect the marketing of the two remaining homes, on whose sale repayment depends entirely.

In compliance with the European crowdfunding framework, it is recalled that non-experienced investors have a four-calendar-day pre-contractual reflection period during which they may revoke their investment offer without justification or penalty. This is a crowdfunding product and not a deposit or a guaranteed savings product. Real estate investments carry risks of illiquidity and of total or partial loss of principal; this vehicle is not supervised by the CNMV or the Bank of Spain, and lacks the coverage of the deposit guarantee scheme provided for in Directive 2014/49/EU and of the investor compensation scheme provided for in Directive 97/9/EC. Investors may not recover the capital contributed.

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