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OUR OFFER

Financing solutions, built to measure

We finance residential real estate in mainland France, in senior debt, for developers, property traders and private and institutional property companies. Whether a deal is development or bridge follows from the scale of the works.

Our financing range

DEAL TYPE · DEVELOPMENT / PROPERTY TRADERS (CAPEX > 30%)

Development & heavy value-add

New build, heavy refurbishment, conversion, building restructuring. Financing of total project cost, drawn down against progress. Above 30% of total project cost, a deal is treated as a development: longer term, closer technical monitoring.
Amount €2m to €20m
Term 12 to 36 months
Maximum LTC ≤ 85%
Value ratio LTGDV ≤ 70%
Planning All permits final and unappealable
Monitoring Approved valuer + site monitor
Track record required 2 deals / 5 years
DEAL TYPE · BRIDGE / PROPERTY TRADERS (CAPEX < 30%)

Bridge & buy-to-sell

Acquisition ahead of bank refinancing, carrying a position between two deals, refinancing of stock or of held assets, buy-to-sell with light works. The exit may be a sale, an arbitrage or a bank takeout.
Amount €2m to €20m
Term 12 to 24 months
Maximum LTC ≤ 85%
Value ratio LTV ≤ 70%
Planning All permits final and unappealable
Monitoring Approved valuer
Track record required 2 deals / 5 years
01

A simple, published framework

Amounts, leverage, terms, areas and security.

These criteria apply to deals from developers, property traders and private and institutional property companies.

Ticket
€2m to €20m
Maximum LTC
85%
Maximum LTV / LTGDV
70%

How to read the caps

LTC, 85% cap
78 %
0Cap 85%

€4.2m financed against a total project cost of €5.4m. Eligible.

LTGDV, 70% cap
61 %
0Cap 70%

Against an appraised GDV of €6.9m. Eligible.

Term, 36 months maximum
24 months
0Maximum 36

Capex above 30%: deal type Development.

Both ratios must hold at the same time. Whichever binds first sets the amount that can be financed.

The security package

01

Share security trust

The shares of the company holding the deal are transferred into a security trust for the life of the financing.

ALL DEALS
02

First-ranking mortgage

First-ranking charge on the financed asset, with no competing prior creditor.

ALL DEALS
03

Group and/or personal guarantee

Sponsor undertaking, calibrated to the group structure and the risk profile of the deal.

ALL DEALS
04

Assignment of insurance

Structural damage cover, ten-year liability and asset insurance assigned to the lender.

ALL DEALS
05

Site monitor

A monitor we appoint follows progress through to completion, with monthly reporting that conditions each drawdown.

ONLY IF CAPEX > 30%

Principal geographic areas

We finance specific geographic areas, without this list being exhaustive.

Map of mainland France: the 18 urban areas are drawn from the actual boundaries of the municipalities within each eligible intercommunal authority; the 9 coastal sites and 6 mountain resorts appear as perimeters of 20 and 10 kilometres.
Département Contains an area Urban area Coast · 20 km radius Mountain · 10 km radius

Urban areas are drawn from the actual boundaries of the municipalities within each eligible intercommunal authority, not from a circle. Coastal and mountain perimeters remain radii, those criteria being themselves defined by a distance. Geographic base: IGN, administrative boundaries API (data.gouv.fr).

Urban areas

18 metropolitan areas and conurbations
  • Île-de-France
  • Métropole de Lyon
  • Métropole Européenne de Lille
  • Rennes Métropole
  • Nantes Métropole
  • CA de La Rochelle
  • Eurométropole de Strasbourg
  • CU du Grand Reims
  • Bordeaux Métropole
  • Toulouse Métropole
  • Métropole Aix-Marseille-Provence
  • Métropole Toulon-Provence-Méditerranée
  • Montpellier Méditerranée Métropole
  • Métropole Nice Côte d’Azur
  • CA Cannes Pays de Lérins
  • Eurométropole de Metz
  • CC Vallée des Baux-Alpilles
  • CA du Grand Avignon

Coast

9 sites · 20 km radius
  • Saint-Tropez
  • Côte d’Azur (Menton → Toulon)
  • Sophia Antipolis
  • Biarritz
  • Saint-Nazaire
  • Saint-Malo
  • Dinan
  • Arcachon
  • Deauville

Mountain

6 resorts · 10 km radius
  • Les 3 Vallées (Courchevel, Méribel, Val Thorens)
  • Megève
  • Tignes / Val-d’Isère
  • La Clusaz
  • Chamonix
  • Morzine-Avoriaz
EXCEPTIONS ARE POSSIBLE

A deal outside a designated area can be financed on an exceptional basis, provided exit liquidity can be demonstrated: depth of the local market, recent sale comparables, sales timetable.

Present the deal →

What we do not finance at this stage

Luxury residentialWe target access to housing.
Deals below €2mTo keep structuring costs per deal in proportion.
Projects without final permitsWe do not carry planning risk.
Assets that are mainly commercialThe residential share must represent at least 75% of value.
02

Decision process

From first contact to closing.
D+0

You describe the deal in the online form and book a thirty-minute call. An indicative answer is given.

First call
D+5

On receipt of your complete file, indicative terms and conditions are issued.

Term sheet
D+20

Decision in committee: a firm financing offer is issued.

Committee
D+30

Funds are drawn down.

Closing
Indicative timetable, subject to a complete file, full due diligence and the notary’s schedule: four to six weeks depending on the complexity of the deal.
03

Positioning

Compared with a bank and with a crowdfunding platform.
BALESTRA RED

A single lender

Time to closing 4 to 6 weeks
Decision maker One committee,
same-day answer
Capital availability 100% available
Sponsor’s contact A dedicated team
TRADITIONAL BANK

A mutualised balance sheet

Time to closing 3 to 6 months
Decision maker Regional committee,
then head office
Capital availability Mutualised bank balance sheet
Sponsor’s contact Multiple
REAL ESTATE CROWDFUNDING

A raise still to be gathered

Time to closing 4 to 8 weeks,
with fundraising risk
Decision maker Conditional on the raise
Capital availability Aggregated retail savings
Sponsor’s contact Platform
Indicative comparison, based on observed market practice. The stated timings assume a complete file.
CONTACT

Let’s talk about your deal

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