BitOfProperty is a real estate crowdinvesting platform, providing an ecosystem for real estate owners and property investors to engage in fractional buy-to-rent real estate investments.
Crowdinvesting is the practice of raising capital through the internet from a large number of people. This way of raising capital has been established for the funding of companies worldwide.
Real estate crowdinvesting is based on crowdinvesting principal and shares similar characteristics. The only difference is that the underlying asset is real estate.
Real estate is a distinct asset class that is simple to understand and can enhance the risk and return profile of an investor's portfolio. On its own, real estate offers competitive risk-adjusted returns, with less principal-agent conflict and attractive income streams. It can also enhance a portfolio, by lowering volatility through diversification.
BitOfProperty gives you the opportunity to invest in both residential and commercial rental properties.
With a few exceptions (countries and individuals), BitOfProperty should be able to allow everybody to invest. The only immediate exclusion applies to American citizens and U.S. tax residents.
We source properties from individuals, real estate agents/brokers, advisors and key partners that we are working together with.
On the platform’s header click on ‘’Sign up/Log in’’. Enter your name, email and password twice. Then confirm your email by clicking the link in the email received. New window on your browser will open up to log in to the platform.
BitOfProperty is built on Ethereum blockchain technology, which brings more safety and transparency to real estate deals. In addition, people can trade ‘’Bits’’ (aka fractions) among themselves on the platform, bringing more liquidity to the property investment market.
‘My Profile’ is a page on our platform, where you can verify your identity. Once this is done, you can proceed with transferring money to your account and start investing.
To verify your account go to ‘My Profile’, which is located under dropdown menu in the upper right corner. You can choose to verify yourself as an individual or a company. Fill out the form and press ‘Submit the application’. BitOfProperty Team will send you email notification once we have verified your profile.
Profile verification is needed for ‘Know Your Customer’ (KYC) purposes and to start making investments on the platform. Once your profile has been verified, you can transfer funds to your account and start investing.
User Code is a unique code, which is given after you have successfully verified your profile as an individual or a company. User Code is used for internal purposes among BitOfProperty Team in case there is an issue with your account. Also, everytime you transfer money to your account, we ask you to write User Code to description of the transfer.
Once BitOfProperty Team has verified your profile, we will send you notification email regarding successful verification. You can also see it on the platform under ‘My Profile’ page.
In case there is a problem with your verification, we will contact you via email.
Yes, you can, but you will not be able to do it yourself. If you want to have some information changed, you need to send us an email with the request.
My Wallet provides an overview of cash movements on the platform and transfers to and from the platform. You can see available funds, money invested, income received, reserved investment amount. In addition, from My Wallet you can withdraw money to your personal bank account.
Before you can transfer funds to your account, you have to verify your profile. At the moment, we only allow wire transfers to fund your account.
You can find bank account details by clicking on ‘Add funds’ button on the left hand side of ‘My Wallet’ page. Alternatively, you can see green ‘Add funds’ button on the top right corner of the platform.
In order to know who sent money to clients’ bank account, we ask you to indicate your User Code in the description of the transfer. If you don’t add it to the transfer, we will return the funds to the same bank account, where the money was received.
At the moment we will accept only EUR.
Yes, you can. If you have not committed funds to any investments, then you can ask us to transfer money back to your personal bank account.
To withdraw funds from your account click on ‘withdraw funds’ button on ‘My Wallet’ page.
When you verified your profile, we asked you to provide bank account details. We will use these to send back your money.
In this case, we ask you to send an email with updated bank account details to us and we will change them accordingly.
Once you are on ‘withdraw funds’ page, add amount what you want to transfer, enter your log-in password and then click ‘transfer’. The transferable amount can be equal or less than current available funds. Before making a transfer, please make sure that you have entered correct personal bank account details under ‘My Profile’. \r\n If your personal bank account details change, then you need to let BitOfProperty know and we will change it accordingly.
In order to make investments on BitOfProperty platform you need to verify your profile and add funds to your account. If your verification has been approved by the platform, you can go and explore properties listed and start making investments.
There is no minimum investment amount set in BitOfProperty, as this may vary depending on a deal size. Also, BitOfProperty does not cap maximum investment amount to allow investors to contribute as much as they want.
BitOfProperty will do initial screening on the properties sourced by individuals and/or key partners we are working with. If the property gets approved by BitOfProperty, then it will be listed under ‘Upcoming deals’, where you can register your interest in the property. You can choose yourself between the properties, which you like.
Before making an investment, you need to transfer money to your account on the platform. Once the money is on your platform account, you can choose a property to invest in. The amount invested will be reserved at first and when the total investment amount is reached, the amount will be transferred to SPVs bank account by BitOfProperty. In ‘My Wallet’ you can see when money has been reserved and if investment goes through, then the reserved money will reflect under money invested.
If the investment amount is not reached, then the reserved money by the platform will be released and you can use it to invest in other investment opportunities or transfer it back to your personal bank account.
Yes, there is a possibility that the investment opportunity will be over subscribed. In case this happens, we apply ‘’first come, first served’’ principle.
Investor amount in a single investment opportunity is capped by the amount each has confirmed to put in and the total amount of the investment opportunity.
When you invest via BitOfProperty, you can expect to receive monthly rental income throughout the investment term and in the end, when property is sold, you will receive capital gain if there has been appreciation in property price.
The expected returns from your real estate investments vary depending on the property type, country the property is sourced from and real estate market situation. BitOfProperty doesn’t guarantee any returns from the investment. For more information about the returns, you can look up under ‘Properties’ page by clicking on a specific property.
When you make an investment, your share will be calculated by dividing the investment amount with total investment amount. Both monthly rental income and capital gain will be according to the share you own in the property. Rental income will be distributed every month, whereas, capital gain will be distributed in the end of the investment term. If you sell your share within the investment period, then you will receive capital appreciation on your share earlier, assuming that you were able to sell the share with a profit.
The duration of each campaign is decided case by case. If the total investment amount is reached before then the campaign closes and investors proceed with acquiring the property. If the total investment amount is not reached within the specified period, the investment opportunity will be removed from the platform.
You will start receiving rental income after the first month once the property is bought, assuming that the property is tenanted.
The investment term will be set by BitOfProperty and is provided on the platform under the specific property information, as well as, in the loan agreement for the investment opportunity.
Yes, you can. If you want to sell your share within the investment period, you can do it whenever you want, but there is no guarantee for liquidity.
Everybody can sell their property on the platform.
In order to sell your property on the platform, you need to go to the site and click on ‘Sell’ tab in the header. There you can submit short application about your property. Our team will contact you in person regarding the submitted deal.
In the initial application, we require proof of ownership and valuation document of the property. Most likely you will be contacted via email to provide other supporting documents.
We need to make sure that the property you are selling is real and actually belongs to you. This also creates trust between you and the investors.
No. BitOfProperty will do thorough due diligence process for all properties in order to make sure that only best ones will be put on the platform.
We will carry out technical inspection for the property to understand the condition of it. Also, we will do financial calculations to see what are the estimated returns for this property.
BitOfProperty decides how long will the investment be held. We use internally worked out process to evaluate this.
In this case the property will be removed from the platform for a time being. You are welcome to try again after some time. As you might know, real estate is a cyclical business and supply/demand is not always in equilibrium.
Deals on the platform are structured using Special Purpose Vehicles (SPVs), where investors will give loan and the SPV will acquire a property. Proceeds from the property will be divided between the investors according to their share of credit provided.
A special purpose vehicle/entity (SPV/SPE) is a subsidiary company with an asset/liability structure and legal status that makes its obligations secure even if the parent company goes bankrupt.
The reason why BitOfProperty is using SPV for its deal structure, is to (i) manage the pool of investors (ii) keep each investment separate (iii) mitigate risk. If something were to happen with BitOfProperty, then investors are still kept with their investment and will not be affected.
SPVs will be located primarily in Estonia. There might be cases when SPV is established in some other jurisdictions.
SPV will be set up by BitOfProperty when total investment amount is reached.
We are using investment agreements between a SPV and investors. Investors provide investment to the SPV, which acquires the property.
Investment term for the opportunities is usually between 1-5 years. The investment term can be shorter or longer, depending on the situation in real estate market.
BitOfProperty will take care of managing the SPV during the investment term.
Property management will be done by BitOfProperty, so you don’t need to worry about the hassle. The cost of the property management will be covered by management fee of 10% from monthly rental income.
In order to cover renovation or damages in the property, we raise backup fund together with the investment amount. The backup fund is a subject to property size and condition. BitOfProperty will carefully screen all potential investment opportunities to reduce renovation or damage expenses.
All the properties will have an insurance policy in place.
It is BitOfProperty’s responsibility to find a new tenant as soon as possible. To fasten the process, we are using help of key partners with whom we are working together.
BitOfProperty will send monthly news regarding your investments. To keep you aware, more frequent updates will be sent to you when there is an issue. You can always turn off the email notifications under ‘Settings’.
Transaction fees arising from withdrawing/investing will be covered by investor. The fee will be deducted from the transacted amount.
• Management fee - 10% from rental income \r\n • Capital gain fee - 15% from capital appreciation
BitOfProperty is charging 2-4% of the property price, depending on the size of the deal and following market practice of the country property is sourced.
All investments are subject to risks. The same is with investing in real estate. We encourage you to diversify your BitOfProperty investments across multiple properties to safeguard against excessive exposure to any one property that could incur issues such as tenant default or a problem specific to that property that impacts valuation.
BitOfProperty has introduced its business model and legal setup to Estonian Financial Supervisory Authority and has received a confirmation that the current setup does not require the authorization from the FSA supervision.
BitOfProperty falls under Estonian jurisdiction. We are following all the laws and regulation, which are applicable to BitOfProperty.
You can contact BitOfProperty via email team@bitofproperty.com or Facebook/LinkedIn. We do our best to get back to you at our earliest convenience.
BitOfProperty has presence in Estonia and Singapore.

The Security Agent is a separate limited liability company whose primary purpose is to hold securities for the benefit of BitOfProperty’s investors. The company’s name is LMP Security Agent OÜ and it is controlled by a Law Firm LMP.


The addition of a Security Agent makes the investments more secure. The security is granted in the form of a mortgage to the Security Agent. Thus, every investment made on the platform is backed with a mortgage as the Security Agent being the mortgagee.

Once the investment campaign is fully funded, a representative from the SPV will go to the notary office and enter into an agreement with the Security Agent to create a mortgage. The mortgage will then be registered at the Land Register.

There will be a separate Security Agent for each country the properties are located in. LMP Security Agent will be the Security Agent for all the properties in Estonia.

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