Pre-opening | Raizers finances the acquisition and renovation of a 28-studio student residence in Roubaix (France) through a €915,000 loan at 11.5%

29/08/2026 – ⏱ 3 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 to launch a real estate investment opportunity in Roubaix (France). The operation consists of a loan granted to the borrowing company SAS RC INVEST, intended to finance the acquisition and full renovation of a nearly 500 sqm building at numbers 2 and 4 avenue d'Alsace, in order to create a student residence in a coliving format with 28 studios. It is worth recalling that any reference to returns is inseparable from the corresponding risk, which is detailed further below.

The call is structured as a loan of €915,000 with an interest rate of 11.5% per annum and a term of 24 months; this return reference is subject to investment risk and is not guaranteed. According to the documentation, the interest for the first six months is withheld and transferred directly to investors, while the remaining interest and the principal are paid at maturity, when the operator repays the loan. The contract provides for the possibility of early repayment in the event of an early sale of the asset.

Asset Description, Programme and Operator

The asset is a building of approximately 500 sqm located at numbers 2 and 4 avenue d'Alsace, in Roubaix (59100), which will be fully renovated to transform it into a coliving residence. The programme comprises 28 furnished and equipped studios —each with a private bathroom with shower and toilet and a small kitchen— as well as common areas designed to encourage interaction among residents. The works, expected to last six months at an estimated cost of around €800/sqm, will be carried out by SAS NAIT RENOV, a regular partner of the operator, with progressive payments upon presentation of supporting documents through an Aircap centralising account. The building is located close to the centre of Roubaix and to the main university campuses of the Lille metropolitan area —one of the largest university zones in France, with more than 120,000 students—, with good train, metro (line 2), tram and motorway connections.

The operation draws on the experience of Romain Gabon, a developer specialising in the renovation and creation of shared student housing in the Hauts-de-France region, who since 2023 has carried out three operations with an average gross margin of approximately 35%, according to the information provided. The exit strategy is based on the block resale of the building to a patrimonial investor once in operation; the expected rents are estimated at around €146,760 per year (approximately €437 per month per studio), and marketing will be entrusted to the consultancy Altiore Patrimoine, with a maximum period of one year after completion of the works. The loan could be repaid early with the rental income generated during the marketing phase.

Financial Structure, Coverage Ratios and Collateral

Against the expected sale price of €1,300,000, the €915,000 loan results in a loan-to-value (LTV) ratio of 70%. On the production cost, the operation shows a loan-to-cost (LTC) ratio of around 103%, and an adjusted loan-to-acquisition (adjusted LTA) ratio of 62%. Repayment is secured by a security trust (fiducie) over 100% of the shares of the borrowing company SAS RC INVEST and a personal guarantee from Romain Gabon. The borrowing company, SAS RC INVEST, has a share capital of €1,600 and is registered with the Lille Trade and Companies Register.

In compliance with European crowdfunding regulations, it is recalled that non-sophisticated investors have a pre-contractual reflection period of four calendar days during which they may withdraw 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 total or partial loss of principal; this project is not supervised by the CNMV or the Bank of Spain, and is not covered by the deposit guarantee scheme (Directive 2014/49/EU) or the investor compensation scheme (Directive 97/9/EC).

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