Real estate crowdfunding has become an increasingly attractive alternative for investors who want to participate in the property market without having large amounts of capital. However, like any form of investment, it also involves certain risks that should be understood before investing.
In this article, we analyze the main risks of real estate crowdfunding, how to identify them, and how this model differs from P2B (peer-to-business) investments, such as those offered by the Swiss platform Maclear.
What Is Real Estate Crowdfunding?
Real estate crowdfunding allows multiple investors to jointly finance the purchase, construction, or renovation of a property. Each participant contributes a relatively small amount and receives a proportional share of the profits, either from rental income or the sale of the asset.
Example: platforms such as Urbanitae or Housers in Spain allow investments starting from €500, enabling direct participation in residential or commercial projects.
However, this model involves an illiquid investment that depends on the real estate market, which can affect timelines, returns, and capital security.
Main Risks in Real Estate Crowdfunding
1. Liquidity Risk
One of the biggest risks is lack of liquidity.
Investments in real estate projects usually last several years, and there is not always a secondary market where you can sell your stake before the project ends.
How to detect it: check whether the platform offers a secondary market or early exit mechanisms. Platforms like Urbanitae clearly inform investors about the estimated duration and investment horizon.
2. Developer Default Risk
If the developer fails to complete the project or misses deadlines, investors may lose part or all of their capital. This risk is common in poorly managed projects or those with overly tight budgets.
How to detect it: assess the developer’s reputation and the platform’s due diligence process.
In this regard, P2B platforms like Maclear apply stricter controls, as they finance companies through secured loans and protection funds (Provision Fund) that cover temporary payment delays.
3. Asset Overvaluation Risk
Some real estate projects may be overvalued. A market shift or poor initial valuation can drastically reduce expected returns.
How to detect it: analyze the transparency of valuations and market studies.
In real estate crowdfunding, valuations depend on external variables (land prices, demand, inflation).
By contrast, in P2B investments, returns are linked to secured loans with fixed yields, reducing exposure to the real estate market.
4. Regulatory Risk
Changes in tax laws or property regulations can directly affect profitability or even the viability of a project.
How to detect it: verify whether the platform is regulated.
For example, Urbanitae operates under the CNMV in Spain, while Maclear, as a Swiss P2B-lending platform, is regulated by PolyReg SRO, complying with European AML, GDPR, and KYC standards.
5. Fraud or Lack of Transparency Risk
In a growing sector, not all platforms maintain the same level of transparency. Some projects may lack sufficient information about the use of funds or the developer’s financial situation.
How to detect it: Look for platforms with a proven track record and external audits.
Make sure they publish regular reports and verifiable data for each project. Platforms like Maclear (P2B) and Debitum stand out for offering detailed reports, no hidden fees, and clear control structures.
Real Estate Crowdfunding vs. P2B Investments
Although both models belong to the world of alternative investments, there are key differences:
| Criterion | Real Estate Crowdfunding (Urbanitae, Housers) | P2B Investments (Maclear, Debitum, Mintos) |
| Asset type | Real estate (purchase, construction, renovation) | Loans to businesses (SMEs) |
| Structure | Equity participation in a project or company | Fixed-interest loan |
| Returns | Variable (market-dependent) approx. 8–14% | Fixed (Maclear: 13–16%, up to 16.5%) |
| Liquidity | Low (no real secondary market) | Medium (6–12 month terms, revolving funds) |
| Collateral | Guarantee or mortgage (if any) | Collateral and Provision Fund |
| Risks | Real estate market, delays, valuation | Credit and default risk |
| Regulation | National (CNMV, etc.) | International (Swiss SRO, AML, GDPR) |
While platforms like Urbanitae offer direct exposure to the real estate market, Maclear provides a more predictable and structured model: secured business loans with a provision fund, offering greater security and transparency.
How to Reduce Risks
Diversify your investments. Do not concentrate all your capital in a single project or platform type.
Analyze regulation. Prefer regulated and audited platforms.
Evaluate transparency. Review return reports, contracts, and exit policies.
Look for protection mechanisms. Maclear’s Provision Fund or mortgage guarantees on real estate platforms are examples of capital protection.
Conclusion
Real estate crowdfunding offers attractive opportunities, but it is not without risks: illiquidity, delays, overvaluation, or regulatory changes.
P2B investments, such as those offered by Maclear, emerge as a more stable alternative, with fixed returns (13–16% annually), protection funds, and swiss transparency, which makes them a solid option for investors seeking diversification and risk control.
Both models can coexist within a balanced portfolio, as long as the investor understands their characteristics, limitations, and—above all—their real risks.
