2026 edition — offers and rates verified on 1 November 20262026 edition · 8 verified offers
View bonuses
Change language
Digital real-estate guide 2026
Crowdfunding, fractional real estate and tokenisation (RWA): three ways to invest in property from €1, with no rental management. Returns, guarantees, liquidity and reviews.
Sample portfolio
3 asset classes, one brick
Indicative allocation · November 2026
Target return
8 – 12%
Liquidity
From 0 to 24/7
Before tax and losses. No guaranteed return.
Minimum ticket
From €1
Understanding digital real estate
Digital real estate covers platforms that let you invest in property without buying a property directly, without a mortgage and without rental management. You buy a claim (crowdfunding), an ownership share (fractional) or a token backed by an asset (RWA).
The common thread: a small ticket and a platform that selects the assets. The difference: risk, liquidity and tax. Crowdfunding is corporate debt, fractional is a share of a rented property, RWA is a digital asset whose value depends on the underlying and the market.
In 2026, the market has professionalised: ECSP/PSFP licences, audited reports and better-documented guarantees. But not all models are equal, and an advertised return is never a promise.
Key points before investing
The 3 models
Crowdfunding is debt, fractional is an ownership share, RWA is a token. Understanding the difference changes your whole relationship with risk and liquidity.
Lending to developers
You finance a developer or a property trader. The capital is locked until the project ends, but the best deals are backed by a mortgage, a personal guarantee or a pledge of receivables.
The crowdfunding guideBuying shares in a rented property
You become a co-owner of properties selected by a platform, which handles the purchase and the letting. You receive rent every month and can resell your shares under certain conditions.
The fractional guideTokens backed by real estate
The building is split into tokens that can be traded on a blockchain. You can resell faster, but liquidity depends on the market, the token and the platform.
The RWA guideJust looking for rental income without the management? SCPI is another, more traditional option with limited liquidity.
See the SCPI guideComparing the models
Return does not tell the whole story. Look at the ticket, horizon, liquidity and risk before choosing a model.
Swipe the table to see all columns
| Model | Return | Ticket | Horizon | Liquidity | Income | Risk |
|---|---|---|---|---|---|---|
| Crowdfunding | 9 – 12% | From €1 | 12 – 36 months | Low | Interest at maturity | High |
| Fractional | 6 – 12% | From €50 | Long term | Internal secondary | Monthly rent | Moderate to high |
| RWA / Tokenised | 8 – 12% | From $50 | Long term | 24/7 (in theory) | Frequent rent | High |
| SCPI | 5 – 7% | From €200 | Long term | Limited | Quarterly rent | Moderate |
Indicative returns, gross of tax and losses. RWA liquidity is theoretical and market-dependent. Crowdfunding and fractional investing carry a risk of capital loss.
2026 selection
Two platforms per model. A selection tested with my own capital, filtered on guarantees, liquidity and the quality of the developers.
Crowdfunding · For security
Loans to European developers, backed by a first or second-rank mortgage.
Return
10 – 11%
historical return
Bonus
0.5%
cashback over 90 days
Crowdfunding · For diversifying
Property, cars and luxury assets: the French leader in real assets.
Return
9 – 12%
target return
Bonus
€100
from €1,000 invested
Crowdfunding · For getting started
Hand-picked residential projects, accessible from €1.
Return
10 – 12%
target return
Bonus
1%
cashback over 90 days
Fractional · For cash flow
Co-living in Prague, monthly rent and the option of an early exit.
Return
10 – 14%
target return
Bonus
+2%
over 90 days
Fractional · For Europe
European buy-to-let, first-rank mortgage and monthly rent.
Return
8 – 11%
rent + capital gain
Bonus
€20
free on sign-up
RWA · For daily rent
US rental homes, daily rent and a 24/7 secondary market.
Return
8 – 12%
rental yield
Bonus
Referral
via my link
Rates and bonuses verified on 1 November 2026. They may change without notice.
See the directory of 20 platformsFull directory
Crowdfunding, fractional and RWA. Platforms marked “Selection” are part of my top 6. The others are still monitored but are not my first choices.
Swipe the table to see all columns
| Platform | Model | Return | Ticket | Country | Review |
|---|---|---|---|---|---|
EstateGuruSelection Read the review | Crowdfunding | 10 – 11% | €50 | Estonia | Read |
ClubFundingSelection Read the review | Crowdfunding | 9 – 12% | €1,000 | France | Read |
La Première BriqueSelection Read the review | Crowdfunding | 10 – 12% | €1 | France | Read |
| Read the review | Crowdfunding | 9 – 10% | €1,000 | France | Read |
| Read the review | Crowdfunding | 9 – 12% | €1,000 | France | Read |
| Read the review | Crowdfunding | 9.5% | €10 | France | Read |
| Read the review | Crowdfunding | 5 – 9% | From €10 | France | Read |
| Read the review | Crowdfunding | 10.5 – 12% | €100 | Lithuania | Read |
| Read the review | Crowdfunding | 13 – 14% | From €100 | Latvia | Read |
| Read the review | Crowdfunding | 9 – 10% | €100 | France | Read |
| Read the review | Crowdfunding | 10 – 12% | €100 | Lithuania | Read |
| Read the review | Crowdfunding | 10 – 14% | €50 | Latvia | Read |
FintownSelection Read the review | Fractional | 10 – 14% | €50 | Czechia | Read |
InRentoSelection Read the review | Fractional | 8 – 11% | €500 | Lithuania | Read |
| Read the review | Fractional | 6 – 8% | €100 | France | Read |
| Read the review | Fractional | 8 – 11% | €50 | Spain | Read |
| Read the review | Fractional | 9 – 12% | Variable | Dubai | Read |
| Read the review | RWA | Suspended | — | USA | Read |
| Read the review | RWA | 6 – 10% | €50 | France | Read |
LoftySelection Read the review | RWA | 8 – 12% | $50 | USA | Read |
Indicative gross returns, before tax and losses.
Verified on 1 November 2026
What I no longer include
Crowdestor is no longer featured because of its risk profile and the uncertainty around its model. RealT announced its voluntary liquidation in July 2026: it remains in the directory as a case study but is no longer part of my selection. SCPIs are covered separately in the SCPI guide. Crowdpear's property projects remain monitored in the directory.
Guarantees & risks
A second-rank mortgage, a fragile developer or an illiquid token can turn a fine return into a loss. Here is what I check before every project.
First or second-rank mortgage, personal guarantee, pledge: a second-rank security does not protect you like a first-rank one.
An LTV of 60% leaves a safety margin. I also look at the developer's track record, pre-sales and financial structure.
Crowdfunding: no exit before maturity. Fractional: internal market. RWA: theoretical liquidity that depends on the token and the market.
Subscription, management and exit fees plus the tax regime: the net return can be very different from the headline return.
Before investing
My personal rule: no more than 20% of the portfolio on one platform, and real diversification across developers and projects.
Tokenisation ≠ safety
Take action
You do not need €50,000 or a notary. A simple method, a clear goal and gradual diversification.
Monthly cash flow, return at maturity or liquidity? The right model depends first on your need, not on the headline rate.
Crowdfunding for short-to-medium-term return, fractional for rent, RWA for liquidity and innovation.
Mortgage rank, LTV, the developer's strength, default history. A fine promise is no substitute for a notarial deed.
Start small, check the KYC, the fees and the withdrawal time. Test a repayment before increasing your capital.
Several projects, several developers, several platforms. Keep the tax reports and track the maturity dates.
Checklist before your first transfer
Taxation 2026
Crowdfunding, fractional and RWA are not taxed the same way. The net return can vary widely depending on the structure and your tax bracket.
Key points
Interest is taxed at the 30% flat withholding rate by default, or at the progressive scale if you opt for it. Repaid capital is not taxed.
2042 — box 2TR
Rent and capital gains generally fall under property income. The regime depends on the holding structure and the deductible expenses.
2044
Taxation depends on how the tokens are classified, on the platform and on the jurisdiction. Income may fall under investment income, property income or crypto-assets.
To be confirmed with an expert
General information, not personalised tax advice. Rules can change. Check your situation with an accountant or the tax authority.
Digital real-estate FAQ
Crowdfunding, fractional, RWA, liquidity, tax: short answers before investing in property online.
Ask a questionFurther reading
Mortgage, personal guarantee, LTV: the securities that genuinely protect your capital.
Read the guideFlat tax, property income, 2044 and 3916: what you really pay.
Read the guideAnother building block for returns, more focused on monthly cash flow.
Read the guideTake action
Choose the model that matches your horizon, check the guarantees, start small. Diversification remains your best protection.