EstateGuru General Frequently Asked Questions

We are an online peer-to-peer (p2p) debt funding platform where property developers and entrepreneurs can borrow funds from broad international investor base and investors can invest in secured property loans. Currently the borrowers and properties are in Estonia, Latvia and Lithuania whereas investors come from 45 countries.

You must be at least 18 years old and have a bank account any of the EEA member states or in Switzerland in order to lend through EstateGuru. We also have to perform certain "know your customer" checks on you before you can start investing on EstateGuru.

Only companies registered in and with a bank account in Estonia, Latvia, Lithuania, Finland, Spain and Ireland can currently borrow through EstateGuru. We will have to perform "know your customer" checks and approve your real estate project before you are allowed to post your loan application on EstateGuru.

Real estate projects in Estonia, Latvia or Lithuania which are approved by our team can access funding through EstateGuru. However, there is no limitation on the type of projects that can be submitted for approval. As long as the project has a property element to it and the property is capable of being used as security for the debt, please feel free to submit it for approval.

1. The borrower signs up on EstateGuru and fills in the loan request.
2. EstateGuru will assess the borrower’s credit worthiness, business plan and the appraisal report of the collateral, to ensure the borrower is able to make the loan repayments and to avoid the situation, where investors' capital is at risk.
3. After approval of the loan request the loan will be opened on the EstateGuru platform, where investors can assess the risk and invest into the loan.
4. When the loan is funded, the pledge will be created and the loan will be paid out to the borrower.
5. In case the loan does not get funded, the contracts will end instantly and all the invested funds will be released to the respective investors accounts. The borrower also has the ability to accept the amount that was raised.
6. The borrower is obliged to make the repayments according to the agreed repayment schedule. Investors can track repayments on the portfolio page and withdraw or reinvest all the receivables.

You are asked to specify the target funding amount and your desired pricing when you apply for funding on the EstateGuru platform. Once we have approved your project and performed all other checks, we will discuss and agree an appropriate interest rate level with you before you can publish your loan request. All loans are with a fixed interest rate.
The target funding amount can be from €20,000 to €3 million. Loans are amortising with a tenor of 6 months to 5 years.

Minimum investment amount is €50.

Depending on the project characteristics the annual interest rate can be from 8% to 13%

All the loans are backed with a mortgage.

Once the loan is fully invested, the borrower has to 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 (with the Security Agent as mortgagee on behalf of the investors).

The Security Agent is a separate limited liability company whose primary purpose is to hold securities for the benefit of investors making investments via EstateGuru. The name of the entity is EstateGuru Tagatisagent OÜ. The entity is controlled by a Baltic leading law office Jesse&Kalaus.

EstateGuru referral program allows our users to earn extra money. In order to become a part of our referral program, you'll have to register with us. Once registered, you can allocate your referral code to your friends. If your friend registers using your referral code and makes an investment, then for the first 3 months, we will add a 0.5% bonus of the total confirmed investments made by your friend into successfully funded projects to your and your friend's accounts. With this money you can make investments, pay back loan repayments or withdraw the money to your bank account!

EstateGuru makes it easy for investors to access a variety of real estate investments with a relatively small amount of capital. The minimum amount for investment is €50, which enables to create a diversified portfolio. All loans are secured with a mortgage.

If you have not received the confirmation email after registration, please check your spam folder first. In most cases, you will find the email there. If you still have not received the letter, please send us an email to

EstateGuru is a facilitator of real investments, we do not offer the management of assets. All investment contracts are signed between the borrower and the investor, leaving EstateGuru out. All client funds are separated from EstateGuru’s operational funds. In case of EstateGuru´s financial difficulties or bankruptcy, client funds are safe and can still be accessed. In such an unlikely event, a contractual entity will be appointed to take over the role of EstateGuru to serve all the investments.

Estonian Financial Conduct Authority (FCA) has confirmed us in 2014 that any laws or regulations that apply to credit institutions or to broker dealers do not apply to us as EstateGuru is not a finance provider but a facilitator. The FCA expects to release a new marketplace lending specific regulation in 2017.

EstateGuru is not a bank, thus we are not in scope of banking laws and regulations. Like with most forms of investing, peer-to-peer lending carries a degree of risk. We reduce this risk to our investors by conducting thorough due diligence and by taking asset security on every loan, in case the borrower is unable to repay their loan. EstateGuru does not guarantee your loans.

After the credit crunch and the recession, the risk appetite of banks has reduced significantly, which means that banks have tightened their lending criteria. Banks have a strict criteria, which is not borrower friendly and thereby many loan applications are rejected by banks.
EstateGuru is a small and flexible organization which is willing to help these companies that are denied the bank financing, despite their strong business plan and solid collateral.

An unsecured loan is a loan which does not have a collateral in place, such as land or apartment, and is solely based on a borrower’s credit history and potential to repay. Secured loans have assets as collateral, so that if a borrower cannot repay the loan, EstateGuru's partnering law firm Jesse&Kalaus will start the asset sales process. Hereby, the risk losing the money is minimized.

• First you need to sign up as an investor on our platform.

• Then you need to visit your email account and activate your user account.

• Before you are allowed to start investing, you are required to send us an accurate copy of your government-issued identification document.

• Transfer money to your EstateGuru virtual account.

• Choose a loan you would like to invest in.

• All loan repayments and interest accrued is held on your EstateGuru account.

No fees apply to investors. All expenses are covered by the borrower.

Once the funds have arrived to our bank, they are allocated to your virtual account at regular intervals during the day, from Monday to Friday. At the weekends, this may take more time. How quickly the funds will be on your account, depends mostly on which bank you use. Our experience shows that it usually takes 1 day in Estonia and 2-4 days for other banks. For any concerns regarding transfers, do not hesitate to ask us.

All details required for making the payment can be found on our webpage under the contact section.
Please note that only one bank account can be tied to your EstateGuru account. The withdrawals are only made to the account you have registering in the EstateGuru system. The bank account owner's name has to match the EstateGuru username to have the withdrawal accepted. These steps are required to ensure that your funds are not compromised, even if someone manages to get hold of your account access details.

Investors' money is held in a separate LHV client bank account. The account is separated from EstateGuru’s operational bank account and is protected in the unlikely event that anything happens with EstateGuru. Uninvested money that is on your account can be withdrawn instantly.

Yes. You need to create an investor account with your own name and in the end of the registration form, you have to choose „Select this if you represent a company“. Make sure to add the full name of your business and a correct registry code. Before investing you are required to send us an accurate copy of your government-issued identification document.

We do not pay interest on uninvested funds. To get the best return from using our platform you should invest your money into open projects to minimize uninvested funds. EstateGuru also has an Auto Invest function which will take care of your investments without you having to worry about it.

You will start earning interest after the required documentation and creation of pledge is completed.

As soon as the borrower is late in repaying an instalment, we will make contact on behalf of the investors to find out the reason behind the delay. In case of a delay, the borrower shall pay a fine specified in the general loan terms clauses 9 and 10. When the borrower faces financial difficulties, we will try to find the best solution for both parties. If the borrower is not able to repay the loan, the borrower will be given the option to take a repayment break. If the borrower is still unable to repay the loan, we will cooperate with thee law firm Jesse&Kalaus, who will act towards recovering the debt.

In case the borrower wants to extend the loan period, EstateGuru will investigate the reasons and assess the situation accordingly. If the loan period will be extended, the borrower will be obliged to pay a fee to cover additional documentation expenses.

The aim of inspecting the borrower is to assess the company's ability to pay back the loan. We control the borrowers’ background, creditworthiness and current obligations. If applicable, the business plan and financial statements will also be investigated.

Yes, interest rate paid by the borrower is fixed throughout the loan period. The payment frequency and interest rate can vary depending on the loan type.

The interest that you receive from borrowers is gross income, which means that EstateGuru does not deduct any tax from the amount. All interest earned from loans is treated by tax authorities as investment income and thus subject for the income tax. Investors have the possibility to postpone paying the income tax by investing through a juridical entity, but still being liable for tax. EstateGuru does not provide tax-related advice and would recommend to turn to a local tax advisor for additional information.

To apply for a loan you need to register as a borrower, fill in the loan application and provide us with documentation required in the application form. Do not hesitate to contact us once you have a question or concerns on

1. Requested loan amount, period, interest and repayment schedule

2. Description of the project – how will be the money used; description of the mortgage (location, condition).

3. Appraisal report

4. Business plan

5. Pictures

6. If applicable, information about previous projects and introduction of the borrower.

All documents can be uploaded in the loan application form. Additional documents can be sent to

We will contact with potential borrowers soon after an enquiry or application has been made.
We will go through loan application, ask additional documentation or questions where necessary. It will take approximately 2-3 days to evaluate the application and write the loan application, assuming all paperwork is in place. After the final examination is made the loan will be opened for investing on the platform.
The syndication process can take up to 2 weeks. How fast the project is funded depends mostly on the attractiveness of the project.

EstateGuru is charging 3-4% of total loan amount in case of successful funding process and 0-2% annual administration fee. In case of a delay in the loan repayment, several fees need to be paid by borrower.

Borrowers are able to repay the loan earlier. We do not charge any fees for paying loans back earlier. In case of repayment of a loan, the remaining balance of the administration fee must be fully paid simultaneously with the repayment of the loan. More can be read from General Loan terms clause 16.6.

Yes, borrowers are able to extend the loan period. Before the loan is extended, EstateGuru will ask the reasons behind the decision. If the reasons are acceptable, the borrower is required to pay 100€ to update the contract.

Yes, we do offer loans secured by land or forest.

Auto Invest is a feature that allows you to invest your funds automatically in all loans available for investing on the EstateGuru platform.
See the blog post here explicitly explaining how to use the Auto Invest function.

The main keywords for the Auto Invest feature are comfort, speed and automatization.

• Auto Invest ensures you will not miss an investment opportunity due to high demand and the investment will be placed based on your chosen criteria automatically, without you having to stress about it;

• Auto Invest enables you to build a diversified portfolio, in which all the projects are chosen by a professional team who stands for the success of your investments;

• Auto Invest enables you to reinvest your income at the earliest opportunity. This way you start earning interest on committed funds as soon as possible.

There are no additional costs or fees for using Auto Invest.

Your money will be spread based on the investment amount you have entered at the Auto Invest activation page. Your investments will be placed into the loans according to the same sequence they appear on the platform.
For more specific explanation please read the user terms in which the allocation process is explicitly explained

Of course you can choose to dismiss the Auto Invest feature and keep a close eye on your investments while following the investment process manually. You can easily activate or deactivate the Auto Invest feature from the activation page.
It is important to keep in mind that all regulations applicable for manual investments also apply for investments made through the Auto Invest feature.

You can easily change your Auto Invest settings at any time. Go to the Auto Invest activation page and you will be able to change the settings as you see fit.