Estateguru Anmeldelser 1 496

Ganze fünf Kredite, in die ich vor fast fünf Jahren (!), im Jahr 2021, investiert habe, sind immer noch „in Sanierung“ bzw. Einholung. Mehr als die Hälfte meines insgesamt investieren Kapitals wurde mir bis heute noch nicht zurückgezahlt. Aufgrund dieser sehr negativen Erfahrungen, die ich mit Ihrer Investitionsplattform gemacht habe, wollte ich verständlicherweise keine neuen Investitionen tätigen. Dafür wurde ich mit einer Strafgebühr (sog. "Inaktivitätsgebühr") sanktioniert. Unverschämt, dreist und meiner Meinung nach Erpressung.

I invested in loan #2914 (Bridge Loan, Germany) in February 2021. After five years, I received €50.89 back on a €107 investment — a net return of -10.6%, with €70.76 written off.

What concerned me most was not the loss itself but the way the loan was structured and managed:

— The loan was marketed with an LTV of 27.8%. What was not clearly communicated is that €4.19 million in total was raised across multiple stages against the same property, making the real aggregate LTV significantly higher.

— The collateral valuation of €6.3M was based on a fully renovated, fully occupied building. The property was 100% vacant and unrefurbished at the time of the loan. It sold at auction in 2025 for €2.1M.

— Interest payments were months late with no early warning to investors. The loan was then extended and interest deferred, without investor input.

— No construction progress updates were ever provided, despite construction being the stated loan purpose.

— During the three-year recovery process, the property was partially stripped and damaged. No explanation of how this happened was provided.

— A personal guarantee covering 25% of the mortgage remains unrecovered.

I have filed a formal complaint with Finantsinspektsioon, the Estonian financial regulator that supervises Estateguru.

I would encourage anyone considering investing on this platform to carefully review how aggregate LTV is disclosed across loan stages, and what protections exist if a borrower stops cooperating.

It's a scam - they claim your account is inactive and charge inactivity fee even though you withdrawed money as instructed

Si dejas el dinero en la cuenta sin invertir en nuevas oportunidades te cobran 10€ al mes, algo que no hace ninguna otra plataforma. Encima si retiras los fondos a tu cuenta tienes una comisión de 3€. Conclusión, la rentabilidad por proyecto si incluyes todo esto es mínima. No volveré a invertir jamás con ellos.

Dear Estateguru Team,
I would like to express my profound disappointment regarding your recent update on the Development loan #7699 - 1.stage (Finland). Calling a situation where I lost more than half of my invested capital a "successful recovery" is an insult to my intelligence as an investor. There is absolutely nothing successful about this outcome.

I have been investing with you for six years, and my experience has been a complete fiasco. Despite portfolio diversification, my 6-year return stands at a laughable 0.93%. I haven't even recovered my initial principal yet. Your ventures into the German and Finnish markets border on gross incompetence – do you even perform basic background checks on these borrowers?

Furthermore, your fee structure is predatory. Charging investors for "successful loan repayments" (which should be the bare minimum standard) and a €3 withdrawal fee is unacceptable, especially given your abysmal performance. Instead of squeezing your existing investors, you should focus on replacing the incompetent staff responsible for risk assessment and due diligence.

Also, replying to a long-term investor with a bot is a complete mockery and only confirms your lack of respect for your clients. It is clear that nobody even bothers to read emails. This automated approach, combined with your abysmal financial results, is exactly why your reputation is currently in freefall.

I am losing all trust in your ability to manage my investments.

P.S. Please spare me another vague, automated response - your actions speak louder than words (... as do your reviews).

I like the app in general, but there are number of features that do not function or whose proper function in not built intuitivly, so I haven't learned to use them. For one - sometomes it is difficult to find my investment using loan number, it sometimes does not find the loan, other - if I manage to find the loan by search function, - it does not allow me to see payment schedule, third - if I want to arrange my loans by incomming payments, the function does not allow me to see my investments in this order. App also often do not show all my investments/loans, so I have spend time looking for some particular loans. Last but not least - I asked a question about taxes to privatly addressed e-mail and noone ever replied to me, so custumer service is somewhat underwelming. I am sorry for being this critical, but 3 is all I can give at this point unless the issues and user experience do not change for better.

Wenn es keinen Stern geben würde, würde ich auch einen Stern nicht geben. Ich bin Investor bei estateguru. Nachdem der Großteil der Investitionen "In Sanierung" ist, wird mein Konto auch noch mit 50 EUR wegen Inaktivität belastet. Es ist ein Hohn. In ein paar Monaten kommen von 10.000 EUR, die geblockt sind, ein paar Euro zusammen. Und dann wird noch auch hier Geld abgezwackt, weil man das Geld nicht rechtzeitig abgehoben hat oder nicht reinvestiert hat.Ich investiere nicht mehr in Portfolio und glaube an keine Werbung für neue Produkte von estateguru. Der Laden ist einfach nicht seriös.

Ich habe über Jahre in EstateGuru investiert und bin inzwischen extrem enttäuscht.

Aus meiner Sicht hat die Plattform durch eigene Fehlbewertungen – insbesondere viel zu optimistische LTV-Einschätzungen – maßgeblich dazu beigetragen, dass Anleger heute auf hohen Ausfällen sitzen. Die Realität zeigt klar: Die Rückholquoten sind minimal, es kommen oft nur noch Kleckerbeträge zurück.

Besonders problematisch ist der Umgang mit diesen Rückflüssen. Erhält man beispielsweise alle paar Monate einmal eine Rückzahlung von etwa 10 €, steht man faktisch vor einer absurden Wahl:
Lässt man das Geld auf dem Konto, wird es bei fehlender Reinvestition durch Inaktivitätsgebühren wieder aufgezehrt. Hebt man die 10 € ab, werden direkt 3 € als sogenannte Servicegebühr einbehalten. Ein erheblicher Teil der ohnehin geringen Rückzahlung geht also sofort wieder verloren.

Das führt dazu, dass Anleger praktisch gezwungen werden, das Geld auf der Plattform in neue Kredite zu investieren – selbst wenn das Vertrauen längst verloren gegangen ist.

Für mich wirkt das so, als würden die Folgen eigener Fehlentwicklungen auf die Anleger abgewälzt und die wenigen verbleibenden Rückflüsse zusätzlich durch neue Gebühren entwertet. Aus meiner Sicht ist dieses Vorgehen hochgradig unseriös.

Ich kann die Plattform nicht mehr empfehlen.

Qualified projects. Easy-to-use platform.

Thousands in euros in defaulted loans in Germany since 2022. Communication on the matter is very very sparse

Stay away!

After investing here for many years the company just doesn't care about investors at all, especially the management attitude is to avoid the issues and try to hide the problems under the positive talk.

few reasons:

- failure of risk management regarding German loan portfolios, caused massive losses to many investors, including me.
- inadequate AUM fee. I still have to pay that wonderful fee even if I keep seeing my principal write offs every month, why?
- poor returns, the fact is, my returns for the last year are negative, and I keep loosing money every month due to overdue loans
- the company doesn't respond to my questions, I am still waiting to reply after a month since I send you an email, where is that?

I started investing in EstateGuru about five years ago. After several loans defaulted, I stopped investing in the platform.

I've had a couple of loans in default for over two years now, and when they repaid the remaining amount, they applied an outrageous €50 inactivity fee (the account is inactive because of the defaults; otherwise, I wouldn't have had an account years ago) and another €3 withdrawal fee.

IMO, what clearly confirms to me that this is a company that has given up and is only trying to scam its clients out of their money is the recently added €50 fee. No bank or normal platform charges such a high fee; it's simply a low and fraudulent practice. I'm amazed they haven't been taken to court yet.

Many failing loans, even though they are promised over-secured (which is misleading/wrong), then you‘re waiting for years while the „in-activity fee“ is eating all the money that’s left.

Estateguru = SCAM

O levantamento tem um custo de 3€ sendo que se não quiseres levantar, ao fim de uns dias o dinheiro que tens na carteira é consumido por comissões.

It's handled like a scam:
- several of the loans got bankrupt or its getting several years of reimbursement, altought the theoretical protection (collaterals/etc..). So the company just didn't have enough expertise in the sector, or it's a half scam
- when you finally get some money back from all these "in recovery" loan, you have to withdraw them ASAP, otherwise you pay a 10€/month fees
- but recently they've introduced a fee for eachwithdraw. This fee was NOT declared since the beginning, they've just added it later, when money was locked into loans

The enrollment process was painfully slow and the customer support both uninformed and unhelpful. When I finally figured out the problem that was stopping me and got past it, the actual investing process was pretty good.
However, many of the loans didn't work out and wound up in recovery, and while I don't blame Estateguru for a recession, they are the ones that are screening the offers.
I invested about 60,000 euros in various loans, none more than 2,000 euros when Estateguru informed me that they didn't want anymore US customers and my account was suspended. However, they didn't pay off any existing loans, I was going to have to wait for them.
At first I was able to transfer any cash that showed up when a loan was repaid via the website. But then they changed the website to disable that feature for suspended accounts. Now I have to go through customer service via email to withdraw my money. But the bigger problem is the money not showing up because the loans are mostly defaulted.
It's been over two years now and I'm still trying to escape. Of the 60,000 euros, my account still has 28,000 euros, with 24,000 euros in recovery. By June I hope to get back the last 4,000 from performing loans (unless they default also, lol). No idea how long the others will take.
To be fair, they don't charge me any fees, but then I don't see how they can, since they have suspended my account and won't allow me to make any investments.
What is especially annoying is they keep sending me emails every week or so, that I have to update my KYC information. Why would I do that when all I want is out? In fact, I probably wouldn't have bothered with this review if they would just stop with those annoying emails.

Total scam. It takes forever to get your money back, and they charge a fee for idle accounts — which they introduced after I invested. When I complained, they just responded with legal jargon. They basically want you to keep pumping money in. The only reason to invest here is if you plan on investing thousands, and if you are investing thousands, you should invest elsewhere.

I have been with this company for 3 years, and every time I receive money from my investment, they deduct money as an idle account fee. STAY FAR AWAY FROM THIS COMPANY WITH YOUR MONEY. I hope this company goes bankrupt so it can stop scamming small investors.

Most investments pay out in small increments, meaning the payout itself might only be 15–20 USD. Then I am forced either to pay the processing fee for withdrawal or to leave the funds in my account until there is enough to withdraw. Assuming the withdrawal fee is 3 USD, and I only receive 20 EUR per month from my investment until it is fully paid, my actual return is reduced by 15%.

The alternative is that they charge your account an inactivity fee, which basically evaporates any investments.

Either way, investors lose. STAY AWAY FROM ESTATEGURU! LET THEM GO BANKRUPT!

Estou a aguardar, desde acerca de 6 (seis) anos, o pagamento dos meus empréstimos. São 6. 000 euros em projectos em incumprimento. A minha confiança nesta empresa, com a garantia apresentada, é de sincera insatisfação. Igualmente, a garantia secundária de um depósito em dinheiro, por um dos administradores desses projectos, não foi acionada, o que transmite uma falsa percepção de segurança, do reforço principal, sobre a hipoteca inicial.

Do not put your money here, they stupid 50 euro fee for unused account stolen twice my money once the recovered a load that was in default for ages and they did not send me the notification, scammers.

They send loan recovered after taking the 50 euro 😂