What is Letsinvest?
Letsinvest is a crowdfunding platform for property loans, based in Vilnius and operating since December 2020. Investors contract with 8 stars, UAB, the Lithuanian company that runs the platform and holds its licence. Through Letsinvest, investors lend to property developers for 6 to 24 months against a first-rank mortgage, and since 2025 the platform has also sold bonds issued by developers and property companies.
In its own words, Letsinvest is a boutique that brings professional investors together in a private club, with retail investors investing “alongside professionals”. Members of that Investors’ Club, who put €50,000 or more into a single project, had provided over 80% of the money raised on the platform by August 2024, and the homepage put the average investment above €104,000 on 8 October 2026. I spent my research on what a €1,000 ticket gets on a platform built for them: which rate, which security, which disclosure and which exit.
How does Letsinvest work?
Letsinvest arranges a loan from you to a developer’s project company, which Letsinvest calls the project owner, and the operator signs the loan agreement on behalf of every investor in the round. The key terms generated for my unpaid €1,000 investment on 8 October 2026 named me as the lender, “represented by the operator”, with a first-rank mortgage on the plot as security. Before you pay, you see that two-page summary of the key terms, and the full loan agreement isn’t shown.
Your money goes into an account that the operator administers at Paysera, a Lithuanian e-money institution, and the account is in the operator’s name. It’s paid to the developer once the mortgage is in place. The developer’s repayments come back into the same account, and the operator has Paysera pass them on to the bank account each investor paid from.
There’s no buyback obligation or reserve fund on Letsinvest, and the terms say the operator “does not provide any guarantees”. The platform earns from the developers it lends to, not from investors.
What you can invest in
Letsinvest offers two kinds of investment in October 2026, property loans and bonds, from €1,000.
| Investment | What you own | Minimum |
|---|
| Property loans | A loan to the developer’s project company, secured by a mortgage on the property | €1,000 |
| Bonds | Bonds of a developer or property company, secured by a pledge of shares | One bond, about €1,000 |
A loan is your own claim on the borrower, signed for you by the operator. A bond is a security the borrower issues, recorded in a securities account in your name at Axiology DLT UAB, a Lithuanian financial brokerage firm. Bonds made up €4.1M of the €105.3M outstanding on 30 October 2026, in four issues, three of them for LHM, a developer of luxury cabins in Norway. The minimum for a loan was €100 in 2022 and €500 from 2024 until mid-2026, and it has been €1,000 on most projects opened since July 2026.
What return can you expect on Letsinvest?
While Letsinvest’s homepage shows an average annual return of 10.17%, a €1,000 ticket earns each loan’s lowest rate, which averaged 8.4% across the 206 projects on its list. No independent source shows what Letsinvest’s investors have kept, since the portfolio tracker P2P Dash doesn’t cover it. No Letsinvest loan has been through a recovery yet, so whether its rates hold through a default can’t be checked.
Three things come off Letsinvest’s advertised 10.17% on a €1,000 ticket, and fees aren’t one of them:
- the rate tier, almost two points on a €1,000 ticket
- Portugal’s 28% withholding tax on interest from Portuguese projects, which held about 30% of the money outstanding in October 2026, or a lower treaty rate once you upload a tax residence certificate
- the days a round takes to fill, about a day for two of the three rounds open in October 2026, since interest accrues only from the day after the loan agreement is signed, once the round has closed
Your rate on Letsinvest depends on how much you put into each loan. In the key terms Letsinvest generated when I took €1,000 in the Kvitfjell VI cabin loan to the payment step, the loan offered 7.5% a year. The same loan offers 8% from €5,000, 8.5% from €25,000 and 9% from €50,000 or to Investors’ Club members, who qualify by putting €50,000 into a single project, and its key information sheet makes the four rates contractual. When I opened the invest form on that loan, it started at €50,000 and 9%, and showed 7.5% only once I entered €1,000.
The pattern holds across the book, at thresholds each project sets. On the 58 loans listed in 2026 to early October, the second rate started at €5,000 or more, and the top rate at €50,000 on 26 and at €100,000 or more on 32. Weighted by amount across all 206 projects, the highest rate tier averaged 10.5% and the lowest 8.4%, so Letsinvest’s 10.17% is close to what the largest tickets earn, not what a €1,000 ticket earns.
Letsinvest has the fifth-lowest Returns score of the 21 platforms I’ve reviewed, 2.7 out of 5. The score rests on what a €1,000 ticket earns by contract, less a discount because no independent source shows what investors kept, and not on the risk of losing money, which Is Letsinvest safe? covers.
Is Letsinvest safe?
Letsinvest protects your loan with a first-rank mortgage on the developer’s property, but not against a sale that brings in less than the loan plus the operator’s fees, which are paid first. No such sale of a Letsinvest-financed property is on record. Your money also passes through an account in the operator’s name, kept apart from the operator’s own funds by a clause in its terms. Letsinvest’s licence covers how the platform is run. No compensation scheme covers your money on Letsinvest. The only loan Letsinvest marks late, a €1M loan near Porto, has been past its end date since 26 February 2026. Letsinvest’s homepage reported a 0% default rate in October 2026. The risk in the assets you hold remains fully yours.
Letsinvest has the eighth-highest Safety score of the 21 platforms I’ve reviewed, 2.6 out of 5. The score rests mostly on how Letsinvest is built, with a licence, loans made directly to outside developers and first-rank mortgages capped at 70% of the value, held down by the operator-name account, an unaudited operator with €50,000 of share capital, valuations the developers supply and fees paid before investors, and partly on a record that shows no recovery. A 0% default rate published beside a loan the platform marks late also counts against it, and so does naming ESMA as its licensor on its homepage and in its FAQ.
Is Letsinvest regulated?
Yes, Letsinvest is regulated as a crowdfunding service provider in Lithuania. Its operator, 8 stars, UAB, has held a European crowdfunding service provider licence from the Bank of Lithuania since 25 July 2023, extended in April 2025 to placing bonds. ESMA’s register lists ten other countries where Letsinvest provides its services, Spain, Portugal and Norway among them. The terms say no deposit-guarantee or investor-compensation scheme covers your money. Letsinvest is one of 6 of the 21 platforms I’ve reviewed licensed under the EU’s crowdfunding regulation, ECSP, as of September 2026.
Letsinvest’s homepage labels the ESMA logo “Licenced by”, and its FAQ says the platform “holds a licence from ESMA”. The footer on every page names the Bank of Lithuania as supervisor but says the platform’s activities “are governed by the ESMA licence of the Crowdfunding Regulation”. The identity-verification email I received on 8 October 2026 still described the platform under the national regime that ended in 2023. Under the crowdfunding regulation, a national authority grants the licence, and ESMA’s own register names the Bank of Lithuania as the authority that granted Letsinvest’s. Naming ESMA as its licensor counts against Letsinvest’s Safety score.
What happens if Letsinvest fails?
Your loans on Letsinvest stay in force if Letsinvest itself fails, because they’re agreements between you and the developer, and the terms say the operator’s bankruptcy “shall not affect” them. The terms pass the operator’s records to “the appointed administrator or other authorized person”, and they name no company that would collect repayments or enforce mortgages in its place. The operator’s risk policy lists a business continuity plan without publishing it.
Money on its way into or out of a Letsinvest loan is less safe. It passes through a “special-purpose account administered by the Operator” at Paysera, and the bank-transfer details I was given on 8 October 2026 named “8 Stars, UAB” as the beneficiary. The terms say investors’ funds are “in all cases, segregated and kept separate from the Operator’s own funds”, and they exclude the operator’s liability if Paysera fails. No account in my name appeared in my profile or the payment flow, although the terms say each investor gets a Paysera e-money account. The FAQ says Letsinvest is “technically responsible” for the account but “not the custodian”. Neither statement puts the account in your name.
The same FAQ says “Letsinvest has no legal access to your money”. The terms give the operator “the right to give instructions to Paysera UAB regarding the use of Investors’ funds in one and only way”, to finance the project, and have the operator instruct Paysera to pay repayments from the same account to investors. If the operator failed with your money in that account, getting it back would turn on whether Lithuanian insolvency law treats it as yours or as a debt the operator owes you.
The operator behind Letsinvest is small. For 2025, 8 stars, UAB reported a profit of €994,095 on €2.48M of revenue, and its €1.3M of equity at the end of 2025 was mostly retained profit on €50,000 of share capital, per the Lithuanian register. It files its accounts as a very small company, without an audit, and it had eight insured employees in October 2026.
Borrowers
Letsinvest’s borrowers are property developers and the companies they set up for each project, with projects in Lithuania, Spain, Portugal, Norway, Latvia, Luxembourg and Poland as of October 2026. Its conflict-of-interest policy bars projects owned by its main shareholders, managers, employees or their affiliates.
About half of all project pages, 98 of 206 on 8 October 2026, say that “Letsinvest employees and/or related parties are investing in the project”. The policy lets them invest only once a round has stalled for two days, is 5% or less short of its target, has lost investors in the reflection period, or is already 80% committed by others. The project pages don’t say how much insiders put in. Under those rules, insider money tops up a round rather than leading it.
Spain and Portugal held 60% of the €103.0M outstanding on 8 October 2026, and the only late loan is Portuguese. One developer group, LHM, Lithuanian-owned and building luxury cabins in Norway, had listed 16 projects by 8 October 2026, and 13 of them, €10.0M, were outstanding that day, including three bond issues of €2.6M secured by a pledge of shares rather than property. Two of those issues closed at 19% and 44% of their announced size, and the list shows both as fully funded. LHM Holding, the Lithuanian company that borrows on its loans, reported €1.7M of profit on €21.0M of consolidated revenue for 2025. LHM Gruppen AS, the Norwegian company registered as holder of the leasehold cabin plot behind my unpaid investment, ended 2025 with NOK 13.7M of equity against NOK 158.3M of assets, per its filed accounts. A downturn in Iberian property or trouble at LHM would reach a large share of the book at once.
Mortgage
Letsinvest’s first-rank mortgage protects your loan only up to what the property fetches in a sale, after the operator’s fees. The platform’s risk description caps a loan at 70% of the property’s value, and its credit rules add any guarantee to that value when computing the ratio. The platform’s outstanding loans stood at 52% on 8 October 2026, by its own figures.
The developer supplies the valuation report, from an independent appraiser “acceptable to the Operator” under the terms, and the risk description says appraisers are “selected by the Operator”. The cabin behind the Kvitfjell VI loan I took to the payment step was valued on 30 September 2026, about 90% built, with its floor areas taken from drawings, and priced as finished and furnished as listed in the delivery description from LHM, the borrower. The appraiser noted that comparable sales are scarce because many of Norway’s most expensive cabins were built in the last five years and haven’t been sold yet, and the plot is leasehold. The 63% loan-to-value on the listing is measured against the value the cabin reaches only once it’s finished and furnished.
Kvitfjell VI was the sixth tranche on one plot. Its key information sheet lists the five earlier tranches, €2.18M due between December 2026 and October 2027, and all six share one mortgage of up to €4,555,000, so that 63% is the whole stack’s, not this tranche’s alone. The sheet names the borrower, LHM Holding, as the security provider, while the valuation names a sister company, LHM Gruppen AS, as the registered holder of the leasehold plot, and Letsinvest didn’t resolve that before the round opened.
Letsinvest’s FAQ says a first mortgage means the property “is mortgaged first to you, the investors”. Its terms let the operator, a third party acting for it or a trustee be named in the security as “the creditor or its representative”, and no document an investor sees before paying says which applies.
The same FAQ says “the capital invested is always secured by a mortgage”. The terms say a loan is “usually” secured by a mortgage, pledge or other security, and all four bond issues on the list on 30 October 2026 were secured by pledges of shares, not by property.
Letsinvest risk class
Letsinvest rates each project A, B, C or D under its credit rules, from a “very low” possibility of default at A to a “high” one at D, a class its rules bar from the platform. Of the 206 projects on its list on 8 October 2026, 171 were rated B, a “low” possibility, 34 A and one C. The Porto loan now past its end date was rated B. The same rules price each project from a 2% risk-free rate plus 12-month Euribor plus a margin of 3 to 4 points at low risk or 4.5 to 6.5 points at average risk.
Defaults and recovery
Letsinvest publishes no table of default or recovery rates as of October 2026. Its homepage showed “Default rate 0%” on 8 October 2026, beside €183M invested and 6,253 investors, with no definition, period or denominator. Its own project list marked one of its 94 outstanding loans and bonds “Late” that day, and it still did on 2 November 2026. On 30 October, the list showed 97 loans and bonds outstanding, worth €105.3M.
The late loan is “Apartment complex next to Porto, Portugal”, €1M from 22 investors, funded in August 2024 for 18 months including a pre-agreed six-month extension, so its term ended on 26 February 2026. On 8 October, its project page carried no notice of any kind, still read “all 18 apartments are already sold”, still offered the return calculator at 11% and still described a second €500,000 round that never ran. The list says late, the page says nothing, and the counter says zero.
The recovery procedure Letsinvest approved in September 2025 treats a loan more than 30 days late as a default once the developer fails to put it right when asked, unless its schedule was revised. It commits the platform to publishing yearly default and recovery rates “in a clearly visible location”, and I found no such table anywhere on the site, logged in or out, in October 2026. A 0% default rate published beside a loan the platform itself marks late counts against Letsinvest’s Safety score.
After 30 days the procedure hands a loan to recovery, then to termination, a notarial enforcement order and a bailiff, and the developer owes investors 20% a year in default interest and 0.05% a day on late payments. No project on Letsinvest’s public list carried a default or recovery status on 30 October 2026, and the Porto loan’s page doesn’t say which of those steps the loan has reached. Whatever a sale brings in pays the operator’s fees first.
Beside that loan stands a record with no investor loss. By 30 October 2026, 111 projects and €77.1M of loans had been repaid since the first loan in December 2020, through the 2022–23 rise in interest rates. Letsinvest lent €7.1M in 2022 and €16.8M in 2023, the years of that rise, and its book doubled in the twelve months to October 2026. Of what was outstanding on 8 October, 66% had been lent that year, and €42.3M fell due between October 2026 and March 2027. The record has no loss, and the stress it came through hit a platform lending less than a quarter of what it lent in the first nine months of 2026.
Part of that record was repaid with new Letsinvest money. The project texts say later tranches refinance earlier Letsinvest loans to the same development: Litruma’s second phase was to “refinance the €600,000 loan granted by Letsinvest during the first phase”, Kauno Rivjera’s fourth let investors “refinance the loans of Stage I and Stage II”, and a Klaipėda round was to “refinance the Round I loan, thus extending its term”. Counting only the cases the platform states in writing, at least €3.7M of the €75.9M repaid by 8 October 2026 was repaid this way. The website also has a built-in step that moves a maturing investment into another project for the same amount, without the cash leaving the platform. A loan repaid by the next loan to the same developer shows that the platform’s investors would lend again, not that the developer could repay.
Conflicts of interest
Letsinvest has five conflicts of interest with its investors, set out in its terms, its price list, its policies and its ownership.
- Letsinvest can change its terms with notice on the day they take effect. The terms give 30 days’ notice only for fee changes, and you can end the agreement only once you hold no running investment, so you can’t leave while a loan is outstanding. The 2020 agreement that early investors signed had the same clauses, and the 2025 version softened none of them.
- The operator is paid first from a recovery. Money recovered from a mortgage or other security goes first to “the costs and fees incurred by the Operator”, then to investors. The price list adds a 5% fee on the value of the pledged property and a 6% fee on the debt to the amount to be recovered. If all six loans on the Kvitfjell plot, €2.88M on a property valued at €4,555,000, went to recovery, those two fees would come to at least €400,000, and a sale that fell short would take them out of what investors get back. The operator also chooses how the property is sold, including privately “to a third party chosen by the mortgagor”.
- Letsinvest is paid by the developers it screens. Investors pay nothing, while developers pay 1–5% of each loan, a €1,000 contract fee, a €2,000 legal fee, €800 to publish the project and 1% to repay early.
- Letsinvest’s governance rests on one director. Its conflict-of-interest policy explains compliance functions held by the sole managing body by a management board that “has yet to be shaped”, and it lists among its examples of conflicts that the main service providers are companies tied to the director, shareholders and employees.
- A second company named Letsinvest, run by the operator’s director, sits beside the licensed operator. UAB Letsinvest was registered on 13 July 2023, twelve days before the licence, at the same address, with Vytenis Kinduris as director, one unnamed private person as owner and investing on its own account as its registered activity. It reported €192,610 of revenue and €151,441 of profit for 2025, per the Lithuanian register, and Letsinvest doesn’t explain it anywhere on its site.
How do you use Letsinvest?
You use Letsinvest in five steps, from signing up to paying for your first loan.
- Sign up with an email address and password, or with Google or Facebook, and accept the platform agreement.
- Confirm your email address.
- Verify your identity with Ondato or Paysera, which Letsinvest requires before you can invest.
- Answer the investor questionnaire and choose your investor category.
- Pick an open project, enter an amount from €1,000, accept its key terms and pay for that one investment by Paysera checkout or bank transfer.
Letsinvest is tied for the second-lowest Usability score of the 21 platforms I’ve reviewed, 3.0 out of 5. The score rests on Letsinvest’s yearly income report and monthly investment report, against a platform with no auto-invest and no deposit account, where every investment is picked and paid for by hand.
Letsinvest has no auto-invest, so you choose each project yourself. Loans are allocated first come, first served. Of the three rounds open on 8 October 2026, two were fully funded within a day, and the third was 59% funded the next day. A project’s documents tab, with its key information sheet and valuation, is open only while the project is raising money, so once a loan is funded, someone who didn’t invest can read its marketing text and nothing else.
Opening an account
Letsinvest verifies your identity through Ondato or Paysera before you can invest. I registered on 8 October 2026. The welcome email arrived at 11:09 and the email confirming my identification at 11:20, 10 minutes and 44 seconds apart, after Ondato stalled for about three minutes before accepting my document. The investor questionnaire and the investor category came next. If the questionnaire classes you as inexperienced, you get four calendar days to withdraw each investment offer, and you confirm the risk again each time an investment exceeds €1,000 or 5% of your net worth.
Deposits
Letsinvest has no deposit account, so you pay for each investment on its own, by Paysera checkout or by bank transfer from any account. When I took a €1,000 investment in the cabin loan to the payment step on 8 October 2026, the bank-transfer details named “8 Stars, UAB” at Paysera as the beneficiary, with a payment reference for that one investment, and said processing usually takes up to one business day. I stopped there without paying, and my account has held no money since.
Tax reports
Letsinvest gives you a yearly income report for your tax return, generated in your account’s Reports tab beside a monthly investment report. On 8 October 2026 my Reports tab offered both, plus an upload for tax residence certificates, the route to a lower withholding rate on Portuguese projects.
Support
Letsinvest offers support by email at support@letsinvest.eu and by phone on +370 669 90 008, which no support contact of mine has tested. Its complaints rules promise a reply within 15 working days, or 35 at most, and consumers can take a dispute to the Bank of Lithuania out of court.
How fast can you get your money out of Letsinvest?
You get your money out of Letsinvest only when the developer repays the loan, 6 to 24 months after it starts, or up to six months later where the developer uses a pre-agreed extension. Letsinvest has no secondary market or buyback. Its terms bar transferring a loan without the operator’s written consent. A developer can repay early with three business days’ notice, which returns your money sooner. Money in a loan that runs late waits on recovery.
Letsinvest is tied for the third-lowest Liquidity score of the 21 platforms I’ve reviewed, 2.0 out of 5. The score rests on Letsinvest’s published terms, since my account has held no money, with loans held to their end and no way to sell them weighed against payouts that go straight to your bank account.
Withdrawals
Letsinvest has no withdrawals, because interest and principal are paid straight to the bank account you invested from. On 121 of the 206 projects on its list on 8 October 2026, the interest came with the principal at the end, and most of the rest paid interest quarterly. Money for a round that fails is returned within three business days under Letsinvest’s repayment procedure.
Closing your account
You can close your Letsinvest account with 30 days’ notice once you hold no investment that’s still running, by email to support@letsinvest.eu or by phone.
What fees does Letsinvest charge?
Letsinvest charges investors no fee to invest, receive interest and principal, or keep an account. Paying for an investment by bank transfer or Paysera checkout costs nothing either, so there’s no charge to choose.
Letsinvest fees and costs | Deposit fee | Free no wallet · each investment is paid on its own, by Paysera checkout or bank transfer |
| Investment fee | Free |
| Early exit fee | No secondary market held to maturity · 6–24-month loans, no buyback |
| Withdrawal fee | Free interest and principal are paid to the bank account you invested from · nothing to withdraw from the platform |
| Currency conversion | EUR-only platform all investing and payouts run in euros |
| Inactivity fee | Free no account or dormancy fee in the price list · no idle cash is held on the platform |
| Withholding tax | 0–28% nothing withheld by the platform · Portuguese projects carry 28% Portuguese withholding at source, reducible to 10–15% with a residence certificate · Spain and Norway 0% |
Letsinvest earns from the developers instead, through fees on each loan, and in a recovery the operator’s fees come out of what a sale brings in before you’re paid.
Pros and cons
What Letsinvest does well
- Letsinvest lends at most 70% of the value of a property and any guarantee, under a first-rank mortgage. Its outstanding loans stood at 52% of that value on 8 October 2026, by the platform's own figures.
- Letsinvest is licensed by the Bank of Lithuania as a European crowdfunding service provider. The licence dates from 25 July 2023, and ESMA's register lists ten other countries where Letsinvest provides its services.
- No lending group stands between you and the borrower on Letsinvest. The borrowers are outside property developers and the companies they set up for each project, and Letsinvest's conflict-of-interest policy bars projects owned by its main shareholders, managers or employees.
- Letsinvest charges investors nothing to invest, get paid or keep an account. Its price list sets every investor fee at €0, and interest and principal are paid straight to the bank account you invested from.
Where Letsinvest disappoints
- No recovery through a Letsinvest mortgage is on record. Letsinvest's one loan marked late, a €1M loan near Porto, has been past its end date since 26 February 2026, and no project on the platform's list carried a default or recovery status on 30 October 2026. If a loan goes to recovery, the terms pay the operator's fees, 5% of the property's value and 6% of the debt, before investors.
- The company that handles your money on Letsinvest is small and unaudited. The operator, 8 stars, UAB, had €50,000 of share capital and €1.3M of equity at the end of 2025, files its accounts without an audit, and holds the Paysera account that investors' money passes through.
- You can't sell a Letsinvest loan before it ends. Letsinvest has no secondary market or buyback, and its terms bar transferring a loan without the operator's written consent. Loans run 6 to 24 months, and a pre-agreed extension can add six more.
- A €1,000 ticket earns each Letsinvest loan's bottom rate. On the cabin loan I took to the payment step, €1,000 earned 7.5% and €50,000 earned 9%. On every loan Letsinvest listed in 2026, the second rate starts at €5,000 or more.
- Most of the money outstanding on Letsinvest is lent in Spain and Portugal. The two held 60% of the €103.0M outstanding on 8 October 2026, and one developer of cabins in Norway, LHM, stood behind nearly a tenth of it, partly through bonds secured by shares rather than property.
Who should use Letsinvest?
Letsinvest suits investors who can leave €1,000 or more in one property loan until the developer repays it.
Letsinvest suits:
- Investors who want to lend directly to property developers under a first-rank mortgage and an EU crowdfunding licence
- Investors who can leave each loan alone for 6 to 24 months, plus any pre-agreed extension
- Investors who read each project’s key information sheet and valuation while the round is open, since neither stays open to non-investors once it closes
- Investors putting €50,000 or more into a single project, who get a higher rate and the Investors’ Club’s early access
Avoid Letsinvest if you are:
- Relying on the mortgage to protect your capital, because no recovery through a Letsinvest mortgage is on record and the operator’s fees come first from a sale
- Wanting your money held by an audited company or in your own name, because it passes through an account of the operator, whose accounts aren’t audited
- Needing your money back before the developer repays, because Letsinvest has no secondary market or buyback
- Investing less than €5,000 a loan and expecting the advertised 10.17%, because those tickets earn each loan’s lowest rate
- Already holding much of your money in Spanish or Portuguese property, because 60% of Letsinvest’s outstanding loans were there in October 2026
