French real estate, structured for serious capital.
Direct access to institutional-grade investments in France, with the underwriting discipline and reporting standards of a professional platform.
Where we deploy capital.
Our investment universe covers residential, commercial and mixed-use real estate across France, with a bias toward assets where our team can create measurable value through renovation, repositioning or improved management.
Prime Residential
Haussmann apartments, family homes and premium leaseholds in liquid submarkets.
Value-Add Repositioning
Under-managed buildings acquired below replacement cost and repositioned.
Core Commercial
Grade-A offices and mixed-use assets with strong tenant covenants.
Structured Programmes
Multi-asset programmes for family offices and institutional partners.
How the process works.
Introduction
A confidential conversation to understand your capital, horizon and constraints.
Investment Memo
A structured memo covering thesis, underwriting, structure and expected returns.
Commitment
Term sheet, structuring and signed subscription documentation.
Execution & Reporting
Acquisition, renovation, management and quarterly investor reporting.
Risk Management
Conservative loan-to-value, indexed leases where possible, insured construction contracts, interest-rate hedging and staged capital calls tied to notarial milestones.
Returns
Explicit base, upside and downside cases. Every investment memo states cash-on-cash, equity multiple and IRR under each scenario.
Portfolio Diversification
Balanced exposure across submarkets, asset classes and investment strategies to smooth income and protect against sector-specific shocks.
Capital Appreciation
Value creation through renovation, repositioning and operational improvement — not simply through market beta.
Reporting
Quarterly investor reports covering financials, operations, business plan progress and forward-looking sensitivities.
Alignment
We co-invest on every transaction and charge performance-linked fees on value-add and development programmes.
Investment questions.
What is the minimum investment size?＋
Individual co-investments typically start at €250,000. Structured programmes and dedicated mandates start at €2,000,000.
Which fiscal structures do you use?＋
Depending on your residency and objectives, we work with SCI, SARL de famille, SAS and, for eligible investors, dedicated holding structures. Structuring is settled before any commitment is signed.
What are typical target returns?＋
Yield strategies target 5 to 7 percent net cash-on-cash. Value-add strategies target 12 to 18 percent IRR over the hold. Every investment memo states the base, upside and downside cases.
How is risk managed?＋
Through conservative underwriting, disciplined leverage, structured escrow, independent valuations, insured construction contracts and quarterly reporting.
What is the typical hold period?＋
Five to ten years for value-add and core investments. Development programmes have shorter cycles of typically 24 to 36 months.
How is capital called and returned?＋
Capital is called in defined tranches against notarial milestones. Distributions follow the structure agreed in the term sheet, typically annual for income and at exit for capital gains.