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Investing into various crowdlending platforms. This one's the most terrible experience. Loans stuck for years, money don't come back. They charge small investors for assets under management fee. If yo... See more
Company replied
I will let the numbers speak instead of emotions. Invested: €13,000 Withdrawn after ~3 years: €11,300 Still in default for 3 years: €1,700 After three years my result is –13%, assuming the defaul... See more
Company replied
Stay away from this total SCAM!!! Invested over a long time, since 2020. Everything started reporting default and none have been reported as recovered ever since! And no serious communication from an... See more
Company replied
Company details
Written by the company
Estateguru is Europe’s leading real estate investment platform, offering property-backed loans to small and medium-sized businesses, while providing attractive returns for thousands of investors who fund these loans. By connecting developers with investors, Estateguru helps bring to life real estate projects that make our living environments more modern, energy-efficient, and welcoming to live and work in. To date, the platform has facilitated over 7,000 projects with a total funded volume exceeding €850 million. More than 160,000 investors from over 100 countries have joined the platform, with an average historical return of 10.17%. Estateguru is licensed under the European Crowdfunding Regulation.
Contact info
Liivalaia 36, 10132, Tallinn, Estonia
- +372 641 2777
- info@estateguru.co
- estateguru.co
1.5
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2K reviews
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Avoid this platform by all means
Avoid this platform by all means – funds stuck for years
I am extremely disappointed with my experience. What was initially presented as a relatively short-term investment (around 12 months) has turned into a situation where my funds have been tied up for over 5 years due to defaulted loans.
There has been a clear lack of transparency and communication regarding the status of these loans and the recovery process. Despite multiple requests, I have not received clear timelines or meaningful updates on when I can expect to recover my money.
What is most concerning is the absence of any clear compensation framework for such prolonged delays. As an investor, I accepted a certain level of risk, but not the complete lack of accountability and visibility I am currently facing.
Instead of protecting my funds from inflation, this investment has resulted in ongoing financial loss and uncertainty.
Based on my experience, I cannot recommend this platform to others. Investors should be aware of the risks related to long-term defaults and the lack of clear recovery timelines.
18 March 2026
Unprompted review
Reply from Estateguru
Thank you for sharing your experience.
Recovery is active and ongoing across our non-performing portfolio. To date, more than €67 million has been recovered from defaulted loans, including €7.5 million in 2025 alone, and we invested €1.7 million of our own funds into recovery activities last year. Starting in 2026, quarterly updates on each individual loan's status are published directly in your investor portfolio view — so progress is now visible.
On timelines: enforcement through courts and bailiffs operates on its own schedule, often outside our direct control, which makes it impossible to give guaranteed recovery dates. What we can say is that every active case is being pursued, with the goal of maximising what is returned to each investor.
Conduct is highly questionable
I invested in 2021 and in 2026 (five years later) I received only 9% of my initial investment. Fantastic! A property valued at €1.5M in 2021 was sold for a mere €300k. It is quite strange: they don't provide court documents authorizing the sale, nor the sale deeds. They don't even inform investors that the property is going to public auction; they only provide information after the sale has already taken place. It is all very 'opaque'.
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I requested information regarding the public auction and the court case number. They refused to provide it, citing 'confidentiality'. I have to ask: how can there be confidentiality regarding a PUBLIC auction and a COURT case? This seems highly suspicious and lacks any transparency, bordering on malpractice.
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Responding to the feedback below.
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The primary issue with Estateguru regarding Project #8529 (Velbert) is not merely the financial loss, but the profoundly unprofessional and opaque manner in which the process was handled.
1. Misleading "Success" Labels: The platform officially marked this loan as "Successfully recovered" on February 27, 2026
. It is offensive to investors.
2. Failure to Preserve Asset Value: where was the platform’s "strong risk and debt management team"?
3. Ineffective Personal Guarantee: The loan was secured by a personal suretyship (25%). Now, the platform claims the likelihood of recovery from the guarantor is "low". What due diligence was actually performed on this guarantor's solvency at the time of the loan request in 2021.
15 March 2026
Unprompted review
Reply from Estateguru
Thank you for sharing your concerns.
We understand why this situation may feel unclear, especially when the outcome differs significantly from the initial expectations. There seems to be a misunderstanding regarding the availability of information. For real estate collateral cases, documents related to enforcement — including court decisions, auction reports, and distribution statements — can be and are shared with investors once they are finalised, available and confirmed.
At the same time, certain parts of the recovery process may involve additional legal actions, such as claims against guarantors. In these cases, information about the guarantor’s financial situation or related proceedings is not public and cannot be disclosed.
If you are missing specific documents related to the collateral sale or would like us to review what has already been shared in your case, please contact our support team at info@estateguru.co
-13% After Issues with German Loan Portfolio for over 3 years
I will let the numbers speak instead of emotions.
Invested: €13,000
Withdrawn after ~3 years: €11,300
Still in default for 3 years: €1,700
After three years my result is –13%, assuming the default is never recovered.
The losses were related to the problematic German loan portfolio that many investors experienced. Hopefully the platform has learned from this situation and improved risk controls so it does not happen again.
12 March 2026
Unprompted review
Reply from Estateguru
Thank you for sharing your experience. We recognise that a number of older loans from the German market have created difficulties for investors and we understand the frustration this has caused.
At the same time, we do take lessons from situations like this. Over the years we have made several improvements to our credit processes and risk management. The portfolio issued during the last three years reflects these changes — between 2023 and 2025, loans totalling €246.6 million were originated, and around 97% of that volume has either already been repaid to investors or is currently performing according to schedule.
While individual outcomes can vary, we remain focused on managing recoveries from older problematic loans and maintaining strong portfolio quality going forward.
Estate Guru scam investment
I consider my investment with EstateGuru to be the most regrettable financial decision I have ever made.The platform allocated investors' funds to real estate projects with what appears to have been grossly inadequate due diligence. When problems inevitably arose, obtaining any meaningful response or support from their customer service team proved virtually impossible.In one of my investments,
I suffered a loss of approximately 70% due to serious mismanagement and poor project execution on their part.I strongly advise potential investors to avoid EstateGuru. Despite numerous attempts by affected investors to seek resolution, no serious effort at accountability or communication has been forthcoming.
3 March 2026
Unprompted review
Reply from Estateguru
We are sorry to hear that your investment outcome has been disappointing. We recognise that some projects — particularly among older loans in certain markets — have faced challenges, and we understand how frustrating this can be for investors.
We also acknowledge that communication around problematic loans needed improvement. Over recent months we have introduced several changes to provide investors with clearer information. This includes publishing market overviews explaining the situation across different countries, as well as providing more frequent updates on individual problematic loans directly within the platform so investors can follow the progress of recovery actions.
If you have any questions, please feel free to reach out to our customer support team.
The human agent was very professional…
The human agent was very professional and solved my issue as fast as possible. Thanks.
28 February 2026
Reply from Estateguru
We’re glad to hear that our support team was able to assist you quickly and professionally. Your feedback is very much appreciated.
Scam
Scam, you will loose your money for sure. Did a small investment, project went bust and have been waiting 4 years. Now got a 7% recovery. Am i supposed to be happy?
absolute scam
3 March 2026
Unprompted review
Reply from Estateguru
Thank you for sharing your experience.
Recovery outcomes can vary from case to case, but results like the one you described are not typical across the portfolio. If you have questions about this specific project or would like us to review the details of your case, please contact our customer support team at info@estateguru.co
I joined EG in 2021 and I have been…
I joined EG in 2021 and I have been patiently waiting for EstateGuru to effectively recover the horrible German loans, which were awarded by EG poor risk management by the team in that country. Apparently after several years the recoveries are coming in.. the problem.. up to 90% of capital lost. Loans that were supposedly secured by first rank collateral of 2x, 3x, 5x the value of the loan, apart from extra layers of safety like personal suretyship. What good is to have a collateral several times above the loan when 10% of the capital is recovered ???? In fact this shows the collateral valuation was a joke. Loan information provided by EG is not to be trusted.
If this was not bad enough, EG also accounting in customers panels is also a joke. A 2000 Eur loan with a 1000 Eur written-off capital is shown as -10% loss... the Net Annual Return doesn't account for any written-off capital... just the actual received interest...
I have 13.000 eur of interest received from hundreds of performing loans and 24.000 eur of defaulted loans, mainly German, to be recovered. Only a couple of loans already resulted in 3.000 eur of written off capital. At this space and only recovering 10% of German written-off capital I am exposed to lose a huge amount of capital at the end, even with hundred of performing loans over 4 years. My diversification was, by EGs own metrics, always kept over 75%, i.e. very good.
EG will likely justify itself here as with by others, claiming that the market dropped, buildings needed heavy reconstruction works at the time of the sale to recover collateral, bla, bla, bla, but this is where the low LTV, and other layers of safety should come into account. Investors apply captial believing the accuracy of EGs risk assessment. When several recovered loans with low LTV like 20% or 30% start coming in at 90% of loss of capital, it clearly shows real initial risk was very poorly evaluated, admittedly to lure investors to the loan and cover the borrowers target in the shortest amount of time possible. There's no way around it.
The business model simply doesn't work. What a joke. If you want to keep your initial capital, Stay Away!!
1 March 2026
Unprompted review
Reply from Estateguru
Thank you for taking the time to share feedback.
We acknowledge that some of the older loans from the German market have proven problematic, and the outcomes in certain cases are disappointing for investors and for us as well. These situations remain under active management by our recovery team.
To provide more context about the situation in different markets — including Germany — we have published an overview explaining the current status of recoveries and the factors affecting outcomes. You can read more here:
https://estateguru.co/blog/how-the-resolution-of-non-performing-loans-is-progressing-across-different-markets/
Regarding the portfolio statistics shown in the investor dashboard, thank you for pointing this out. We will review the presentation of these figures to ensure that everything is technically displayed correctly.
This company is a joke
This company is a joke! Almost €1500 has been in recovery for over three years. There is probably only a minimal chance of getting the money back. Recently, they recovered one of the loans, barely 10% of the initial amount, which means a 90% loss !!! A building with a collateral value of €2.7 million was sold for €300k.
Now they charge €50 per month for an inactive account, so you need to withdraw the money quickly when they finally recover some funds.
Overall, this has been an extremely disappointing and costly experience.I’m wondering why there is no lawsuit against this company.
26 February 2026
Unprompted review
Reply from Estateguru
We understand why this may appear as if the collateral you are referring to simply “lost most of its value,” but the situation was more complex. The original LTV was based on a valuation at the time the loan was issued, assuming the property would be properly maintained and managed. After default, however, the borrower stopped managing the asset. Tenants left, the building deteriorated significantly, and it was exposed to vandalism and weather damage. By the time the forced auction took place, the property required substantial reconstruction.
At the same time, the local real estate market had weakened, and forced sales typically achieve lower prices than normal market transactions. The combination of deterioration, limited buyer interest, and auction conditions led to a significantly lower sale price.
Regarding the inactivity fee, it is applied only after 12 months without new investments, and investors are notified in advance with clear instructions on how to avoid it — either by reinvesting or by withdrawing available funds free of charge during the notice period.
If you would like us to review the specific loan or your account situation in more detail, please contact us.
Absolutely horrible experience
Absolutely horrible experience, almost all of the loans, although checked thoroughly before, defaulted.
I'm stuck now for years, with barely any information, no money and the only way I know that they actually got some of my money back is when I get an email saying that I will be charged 50 euros for an inactive account!
Stay away!
28 February 2026
Unprompted review
Reply from Estateguru
Thank you for sharing your experience.
It sounds like your loan selection unfortunately performed very poorly. If the loans you are referring to are older cases from the German market, some of those projects did encounter difficulties and are still going through recovery processes. These cases continue to be actively managed by our recovery team.
To improve transparency, starting this year we are also providing regular updates on each problematic loan so investors can follow the progress of recovery actions more clearly.
At the same time, the quality of the portfolio issued over the past three years has been very strong. Between 2023 and 2025, loans totalling €246.6 million were originated, and around 97% of that volume has either already been repaid to investors or is currently performing according to schedule.
Regarding the inactivity fee, it is applied only after 12 months without new investments. Investors always receive prior notification explaining how to avoid it — either by making a new investment or by withdrawing available funds free of charge during the notice period.
If you would like us to review the specific loans in your portfolio, please feel free to contact our support team at info@estateguru.co
Such a scam
Such a scam. Written off 600€ - money that is lost and they won't recover. So if people borrow from here, they never have to pay it back. Absolutely disgusting company
28 February 2026
Unprompted review
Reply from Estateguru
Thank you for sharing your feedback. We’re sorry to hear that you have experienced losses in some of the loans you selected.
However, the claim that borrowers do not have to repay their loans is not correct. All borrowers have a legal obligation to repay their loans, and when a loan defaults, recovery actions are initiated. Our dedicated recovery team actively manages these cases and pursues enforcement measures to recover as much value as possible for investors.
You can read more about how the recovery process works here:
https://estateguru.co/blog/how-we-deal-with-defaults-at-estateguru/
Predatory practices
Like many others, I invested in projects on EstateGuru, and today every single one of them is in default.
I’ll take my share of responsibility, I knew investing in crowdlending carried risks, and I got hit. That part I can live with.
But what’s not acceptable is what happened next: despite repeated promises about recovery efforts, as of February 2026 very little progress has been made. And the few funds that have been recovered come with strings attached:
• You’re forced to reinvest recovered funds if you want to avoid a €50 inactivity penalty, which I am not willing to do.
• Withdrawing your own money costs €3 per transaction, which essentially penalizes investors for trying to get their funds back.
This is poor practice. Every other crowdfunding or lending platform I’ve used has allowed at least some free withdrawals, and many even pay interest on idle balances.
For a long time I stayed confident in EstateGuru because of their “reassuring” communication about recovery efforts. But that confidence has vanished.
I’m fine with investment risk , that’s inherent. What I’m not fine with are terms and behaviors that feel predatory and unfair to investors.
In short: avoid EstateGuru, their practices are bad for investors.
27 February 2026
Unprompted review
Reply from Estateguru
Thank you for sharing your perspective.
Let us kindly clarify that the inactivity fee is applied only after 12 months without any new investments, and investors are always notified in advance. The notification clearly explains how the fee can be avoided — either by making a new investment or by withdrawing the available funds free of charge during the notice period.
The €3 withdrawal fee, on the other hand, is a transparent way of covering costs related to payments rather than embedding these costs elsewhere in the platform’s pricing.
We recognise that waiting for recoveries can be frustrating, especially when some projects take longer to resolve. Our recovery team continues to work on these cases, and more than €66 million has already been recovered from problematic loans across the platform.
If you would like us to review the specific loans in your portfolio or clarify anything related to your account, our team will be happy to assist at info@estateguru.co
After 5 years of waiting Estateguru has…
After 5 years of waiting Estateguru has finally managed to auction collaterals. Just received 121 EUR back from 1250 EUR investment. Rest is written off. Pätikari, mitte investeerimisplatvorm. #$&(@$-+:*
27 February 2026
Unprompted review
Seems like a scam
I just experienced a 90% loss on an investment (project #8529) that was advertised as having a 54% LTV with a first-rank mortgage. This implies that the collateral dropped in value by about 95%, which is completely unrealistic for the property in question. There has been no explanation of how they were only able to recover less than 0.3 million, when the collateral was supposedly valued at 5 million.
27 February 2026
Unprompted review
Reply from Estateguru
We understand why it may appear that the collateral must have “lost 95% of its value,” but that interpretation does not fully reflect what happened.
The original LTV was based on a valuation at the time of loan issuance, assuming the property would be properly maintained and developed under normal market conditions. After default, however, the borrower ceased managing the asset. Tenants left, the building deteriorated significantly, and it was exposed to vandalism and weather damage. By the time of the forced auction, the property required substantial reconstruction.
In addition, the local real estate market had declined considerably, and forced sales typically result in lower prices than standard market transactions. The combination of physical deterioration, lack of investor interest, and auction conditions led to a significantly lower sale price — not simply a normal market value fluctuation.
While this outcome is extremely disappointing, it was driven by post-default developments and enforcement realities rather than a simple market price drop under ordinary circumstances.
They have absurd fees (50 EUR) if you…
They have absurd fees (50 EUR) if you have free funds. For 1 year, I've paid over 200 EUR in fees. On top of that, most of the loans are defaulting. The risk management is totally inadequate for the price you are paying. This is the worst platform ever.
16 February 2026
Unprompted review
Reply from Estateguru
Thank you for sharing your concerns. The inactivity fee is applied only after 12 months without new investments. Before the fee is charged, investors receive advance notification explaining exactly how to avoid it — either by making a new investment or by withdrawing available funds free of charge during the specified period.
If you believe the fee was applied incorrectly in your case, please contact info@estateguru.co, and our team will be happy to review your account individually.
Worst loan risk management in the industry
I invested 200€ in 4 loans a few years ago. 1 and a half loans came back, the rest is "in retrieval". This is the WORST risk management I have ever seen in all of my years in finance. Beautiful web interface, but the worst loan risk management ever.
15 February 2026
Unprompted review
Reply from Estateguru
Thank you for sharing your experience. We understand how disappointing it is when part of a portfolio remains in recovery.
Some older loans have indeed taken significantly longer to resolve due to legal proceedings and enforcement timelines in certain markets. These cases remain under active management, even when progress may not be immediately visible.
To provide more transparency, we have published an overview of how non-performing loans are progressing across different markets, which you can read here:
https://estateguru.co/blog/how-the-resolution-of-non-performing-loans-is-progressing-across-different-markets/
While outcomes in individual cases can vary, recovery efforts are ongoing and remain a priority.
EG Grow performs as expected
I recently began using Estateguru’s new product, EG Grow, because its structure seemed straightforward and suitable for my investment strategy. After using it for some time, I can confirm that it is currently working as described. Interest payments arrive regularly and the investing process runs as promised. So far, the experience has been very positive.
14 February 2026
Unprompted review
Reply from Estateguru
Thank you for sharing your experience with EG Grow. We’re very pleased to hear that the product is working as expected for you and that the structure fits your investment strategy.
It’s great to know that interest payments are arriving regularly and that the process has felt straightforward and reliable so far. We truly appreciate you taking the time to share your positive feedback and wish you continued success with your investments.
stay away from estateguru
Highly not RECOMMEND this platform.
I have tried many different p2p platforms and I can say it is the worst platform ive seen. i have been using EG for about 5 years. Now i have total 28 loans and all of them are in default. Loans became insolvent 2-3 years ago (some were delayed to become default by EG) and almost nothing is done via this period (minimally recovered).
Recovering example: 2021 November invested 50e into loan 14.3% LTV, projected LTV 28.6%. Became default. After recovery in end of January received 4.34e and EG closed the loan. So only 8.7% is back. With such low LTV should be no problem to sell the property to cover the costs. But what happened now??? Only 8.7% is back?? What is the point to borrow with property :/ Where is the guarantor???
As well noticed that in the tables are played with numbers to look better profit %.
If a bit is recovered, soon they want to charge in activity fee while having 28 loans in default.
Just my 5 dimes.
There is more, maybe add more info in future.
5 February 2026
Unprompted review
Reply from Estateguru
Thank you for taking the time to share your experience. While the portfolio issued over the past three years has been performing very well, we acknowledge that there are older loans for which recovery has taken significantly longer than anyone would wish. This is often due to complex legal disputes and lengthy enforcement procedures, as well as heavy bureaucracy in certain jurisdictions — Germany being a notable example.
To improve transparency, starting this year we are publishing quarterly updates on problematic loans, which are available directly in the investor portal. These updates are intended to give clearer visibility into the status and actions taken during ongoing recovery processes.
Recoveries remain actively ongoing, even when progress is slow.
Crowd inesting real estate
It's good that you can autoinvest, so you don't have to manually manage your portfolio.
Estateguru enable you to invest in different countries and stages of real estate.
Sadly a bit lacking with the UI/Display.
3 February 2026
Reply from Estateguru
Thank you for sharing your experience!
We’re glad to hear that Auto Invest has made portfolio management easier for you and that you value the ability to invest across different countries and real estate stages.
We also appreciate your honest feedback about the UI and display. This is something we’re actively working on, and comments like yours help us prioritise improvements that make the platform clearer and more user-friendly.
Avoid this platform
Avoid this platform. Problems with withdrawals have started. Verification links doesn't work, support doesn't work, additional charges for funds. Requires document verification even though they already have them. These scammers are in a very suspicious stage.
4 February 2026
Unprompted review
Reply from Estateguru
Thank you for sharing your concerns. Estateguru uses Lemonway as its regulated payment service provider, as required under EU crowdfunding regulation. Due to recent regulatory and legislative changes applied by Lemonway, a selection of investors is required to re-complete account verification checks, even if documents were previously submitted. This is a standard compliance requirement across the financial sector.
While this verification is pending, certain transactions — including withdrawals — can be temporarily restricted.
We’re sorry if support responses have felt slow. Our team is handling a higher-than-usual volume of requests, but all cases are reviewed.
look at Private Investor
look at Private Investor - EGU84565 and you know why you received just 1 Star!
3 February 2026
Reply from Estateguru
Thank you for your comment. Unfortunately, we can’t comment on individual investor accounts publicly.
If you’re referring to a specific situation or would like us to look into your account in more detail, we encourage you to contact our customer support team at info@estateguru.co.
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