2026 GUIDE · REAL ESTATE CROWDLENDING
What real estate
crowdlending means in Ecuador.
A collective way to finance property projects through loans backed by real estate. At Noakkalva we bring together Ecuadorian investors who contribute from accessible amounts and receive periodic returns secured by a mortgage lien.
USD 500
Minimum investment per project
9.2 %
Average gross yield in 2025
18 months
Average loan term
THE CONCEPT
From traditional saver to real-estate lender.
Real estate crowdlending — also known as participatory mortgage-secured loans — is a collective financing model in which several people lend money directly to a property developer in exchange for a fixed or variable interest rate over a set term.
Unlike equity crowdfunding, the investor does not acquire ownership of the asset: they lend money. Repayment follows a clear schedule, is secured by the underlying property, and the transaction is monitored by the platform.
Four differences worth knowing
Debt, not ownership
You lend capital to the developer and receive interest. You are not a co-owner and do not manage the property.
Real collateral
Every loan is secured by a first-lien mortgage over the property located in Ecuador.
Defined term
A monthly-instalment schedule or a bullet payment at the end of the project, typically between 12 and 24 months.
Accessible ticket
You can start from USD 500, diversifying across several projects and cities across the country.
HOW IT WORKS
Five steps from curious visitor to lender.
- 01
Project screening
Our committee analyses each opportunity: developer track record, construction plan, independent valuation, legal viability and repayment capacity.
- 02
Listing on the platform
Approved projects are published with a detailed memo, target rate, term, collateral and risk factors.
- 03
Investor contributions
Verified users invest from USD 500. Once the goal is reached, the capital is released to the developer.
- 04
Execution and monitoring
We publish progress reports, on-site photos and financial statements. The developer pays interest according to the agreed schedule.
- 05
Principal repayment
At maturity, the developer returns the principal plus the final interest. If there is a default, the mortgage collateral is enforced.
Dollarisation
All transactions take place in United States dollars, removing currency risk for the investor.
Housing deficit
1.3 million households are waiting for a housing solution, mostly in Quito and Guayaquil.
Sustained appreciation
Price per square metre grew on average 5.4 % in 2025 across the five main cities.
Clear legal framework
The Organic Law of Entrepreneurship and Innovation has regulated crowdfunding since 2020.
WHY ECUADOR
A dollarised market with sustained housing demand.
Ecuador combines an economy dollarised since the year 2000 with a structural housing shortage of roughly 1.3 million homes, according to the Ministry of Urban Development and Housing. This context creates constant credit demand for mid-sized developers.
The main cities — Quito, Guayaquil, Cuenca, Manta and Ambato — show annual price appreciation between 4 % and 7 %, while traditional banks maintain rigorous requirements that leave dozens of profitable projects unfunded. That is where crowdlending steps in.
FREQUENTLY ASKED
What every investor asks before starting.
Are crowdlending and real estate crowdfunding the same thing?
No. In traditional real estate crowdfunding contributors become co-owners of the property. In crowdlending you lend money to the developer and receive interest — you do not become an owner and you do not manage the property.
How much do I need to invest in a first project?
At Noakkalva the minimum ticket per project is USD 500, and you may diversify across several simultaneous operations.
What happens if the developer defaults?
Every loan is backed by a first-lien mortgage. If the developer defaults the collateral is enforced through the legal mechanisms provided by the Ecuadorian Organic General Procedural Code.
Is real estate crowdlending regulated in Ecuador?
The activity is framed by the Organic Law of Entrepreneurship and Innovation (2020) and its 2024 reforms, which define crowdfunding. Noakkalva operates under this framework and under the supervision of the Superintendency of Companies, Securities and Insurance.
Do the returns pay taxes?
Yes. Interest income is taxable under the Ecuadorian Internal Tax Regime Law. Noakkalva issues the annual certificate for you to file with the Internal Revenue Service (SRI).
Can I exit before maturity?
Loans are committed until the end of the project. We are preparing a secondary market to launch in the second half of 2026, where you will be able to transfer your position to another verified investor.
NOAKKALVA NEWSLETTER
Get the Complete 2026 Guide to Real Estate Crowdlending in Ecuador.
Each month we break down a real project: return, collateral, risks and lessons. No noise, no invasive selling.
What you'll find inside
- Monthly deep-dive of a real Ecuadorian project
- Key metrics: LTV, IRR, term and collateral
- Practical glossary for the beginner investor
- Regulatory changes affecting the market