Fractional real estate investing

Invest in Ecuadorian real estate from USD 100

Noristasn explains what real estate crowdlending is and how you can join projects in Quito, Guayaquil and Cuenca without buying an entire property. Subscribe to our newsletter and receive the free 2026 guide.

2026 Definition

What is real estate crowdlending?

Real estate crowdlending is a collective financing model in which dozens or hundreds of people lend money to a real estate developer to build, buy or renovate a property. In exchange, investors receive periodic interest payments and the return of their principal at the end of the project, according to the terms set in the loan agreement.

Unlike equity crowdfunding, in crowdlending the investor does not become a partner of the project: they act as a lender. This simplifies returns, defines a fixed term and offers a more predictable risk-return profile for retail investors in Ecuador.

Low minimum ticket

Participate from USD 100 per project and diversify across several properties at the same time.

Target yield

Projects published in 2026 target a gross annual yield between 8% and 12%.

Defined maturities

Most operations close between 12 and 36 months, with transparent payment schedules.

Real collateral

Every deal is structured with a mortgage, notarized promissory note or cash-flow assignment as backing.

Step-by-step process

How real estate crowdlending works

01
Project selection
The Noristasn analysis team reviews the location, sector demand and financial statements of each developer. Only 4% of the applications received in 2025 were approved for publication.
02
Publication and fact sheet
We publish the operation with the target rate, maturity, collateral, use of funds and a legal report signed by an attorney admitted to the bar in Ecuador.
03
Investors contribute
Registered investors contribute from USD 100 up to the maximum amount per project. Funds remain in an escrow account until the goal is reached.
04
Project execution
The developer receives the disbursement and executes the works or acquisition. Every 30 days we publish a progress report with photos, invoices and accounting status.
05
Repayment of principal and interest
Interest is paid monthly or quarterly. Principal is returned at the maturity of the contract or in advance if the developer amortizes early.

Illustrative examples

Types of operations in Ecuador

The cards below are educational examples showing the type of operations that are structured with real estate crowdlending in 2026. They do not constitute a public offering nor an investment recommendation.

Residential · Quito

Cumbaya 24-unit building

Target USD 340,000 · 24 months · 10.5% target APR

Bridge financing to finish the final phase of a 24-apartment building in Cumbaya with 60% of the units already pre-sold.

Commercial · Guayaquil

Samborondon retail units

Target USD 210,000 · 18 months · 9.2% target APR

Acquisition of two retail units in Samborondon with a 5-year lease signed with a regional pharmacy chain.

Hospitality · Cuenca

Historic downtown guesthouse

Target USD 155,000 · 30 months · 11.0% target APR

Renovation of a 1912 heritage house in downtown Cuenca to operate as a 12-room boutique guesthouse. The picture shows a typical room of the project after refurbishment.

Regulatory disclaimer

Real estate crowdlending also involves risks

Like any investment, real estate crowdlending entails the risk of partial or total loss of the capital contributed. The most common risks include delays in construction, difficulties for the developer to repay the loan, regulatory changes, illiquidity until the maturity of the contract and fluctuations of the Ecuadorian real estate market. Before investing, review each fact sheet and consider diversifying across several projects.

Frequently asked questions

Everything Ecuadorian investors ask us

Do I need to be a professional investor to participate?: No. Real estate crowdlending in Ecuador is open to anyone over 18 with a valid ID document and a bank account in their name at a local financial institution.
What is the minimum entry ticket?: The typical minimum ticket is USD 100 per operation, although each project may set its own minimum depending on the target amount and the maximum number of investors.
Can I withdraw my money before maturity?: Crowdlending is an illiquid investment: in general you cannot withdraw the capital before maturity. Some platforms offer a voluntary secondary market, but the existence of a buyer is not guaranteed.
How are taxes paid in Ecuador?: Interest earned is declared as financial income in your annual income tax return. Noristasn does not provide tax advice: consult a certified accountant authorized by the SRI.
What happens if the developer does not pay?: The collateral of the operation (mortgage, promissory note or cash-flow assignment) is enforced through the appointed legal agent. Recovery may be total, partial or nil and usually takes several months of judicial or out-of-court proceedings.

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