Review Time
I joined EG in 2021 and I have been patiently waiting for EstateGuru to effectively recover the horrible German loans, which were awarded by EG poor risk management by the team in that country. Apparently after several years the recoveries are coming in.. the problem.. up to 90% of capital lost. Loans that were supposedly secured by first rank collateral of 2x, 3x, 5x the value of the loan, apart from extra layers of safety like personal suretyship. What good is to have a collateral several times above the loan when 10% of the capital is recovered ???? In fact this shows the collateral valuation was a joke. Loan information provided by EG is not to be trusted.
If this was not bad enough, EG also accounting in customers panels is also a joke. A 2000 Eur loan with a 1000 Eur written-off capital is shown as -10% loss... the Net Annual Return doesn't account for any written-off capital... just the actual received interest...
I have 13.000 eur of interest received from hundreds of performing loans and 24.000 eur of defaulted loans, mainly German, to be recovered. Only a couple of loans already resulted in 3.000 eur of written off capital. At this space and only recovering 10% of German written-off capital I am exposed to lose a huge amount of capital at the end, even with hundred of performing loans over 4 years. My diversification was, by EGs own metrics, always kept over 75%, i.e. very good.
EG will likely justify itself here as with by others, claiming that the market dropped, buildings needed heavy reconstruction works at the time of the sale to recover collateral, bla, bla, bla, but this is where the low LTV, and other layers of safety should come into account. Investors apply captial believing the accuracy of EGs risk assessment. When several recovered loans with low LTV like 20% or 30% start coming in at 90% of loss of capital, it clearly shows real initial risk was very poorly evaluated, admittedly to lure investors to the loan and cover the borrowers target in the shortest amount of time possible. There's no way around it.
The business model simply doesn't work. What a joke. If you want to keep your initial capital, Stay Away!!
I am very dissatisfied with my experience on the platform. I invested in a loan back in July 2022, and for almost two years, the communication has been poor at best. Since April 2024, the loan has been categorized as "Recovery," and I have received no information during this time. There has been no clear explanation about the delays, the current status of the collateral, or a realistic timeline for when I might see my capital again. It feels like my funds are trapped while the platform offers vague updates that lack substance. If you prioritize liquidity and clear communication, I recommend avoiding this service. Watching my investment remain stagnant for years with no accountability is unacceptable. I would not suggest this platform to anyone seeking a dependable investment partner.
I placed my trust in this company and even invested shares, but now I'm shocked by their behavior. After waiting almost a year for updates on my pending cases, they decided to take my money due to my account being inactive. It's inactive because they haven't fulfilled their responsibilities. I regret ever trusting them with my finances.
This platform has proven to be extremely disappointing. As someone who regularly uses various similar services, I have never encountered one as poor as this. All five of the projects I invested in have defaulted since 2021, and I have seen zero recovery despite their low loan-to-value ratios. Additionally, the overall feel of the platform is quite untrustworthy. The withdrawal process is obscured, and while one loan was supposedly reimbursed, that money has vanished and is nowhere to be found in my account. It's a terrible experience; proceed with your investments at your own risk.
I strongly recommend against investing your hard-earned money in this service. Over 95% of my loans are in default, and I've been waiting more than three years with no recovery in view. Their website claims they have recovered billions, but I find that hard to believe. It's better to invest your money elsewhere. If you've already invested and are facing defaults, it's wise to move on. Even if you receive something back, it will likely be taken as fines due to inactivity, as why would anyone check an account filled with defaults?
Avoid spending your hard-earned money on this service. Over 95% of my loans have defaulted and I've been waiting for more than three years with no recovery. Their website claims they have recovered billions, but I doubt the authenticity of that data. It's wise to invest elsewhere. If you've already put money into this platform, it's best to let it go. Even if you see some returns, they will likely be taken as fines due to inactivity, as it's unlikely anyone would check an account with defaults.
I've been investing on this platform for a while, and unfortunately, my experience has been largely negative. Many of my loans have defaulted or are overdue, providing minimal returns. Additionally, they impose a fee on the little interest that still comes in. What frustrated me most was the monthly ‘inactivity fee.’ This fee was deducted even during a short period of inactivity. In my case, it nearly negated the interest earned. I reached out to customer support for a refund three weeks ago, but haven't received a response. Based on my experience, I cannot recommend this platform right now.
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Estateguru is Europe’s leading real estate investment platform, offering property-backed loans to small and medium-sized businesses, while providing attractive returns for thousands of investors who fund these loans.
By connecting developers with investors, Estateguru helps bring to life real estate projects that make our living environments more modern, energy-efficient, and welcoming to live and work in.
To date, the platform has facilitated over 7,000 projects with a total funded volume exceeding €850 million. More than 160,000 investors from over 100 countries have joined the platform, with an average historical return of 10.17%.
Estateguru is licensed under the European Crowdfunding Regulation.See more
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