Logistic centre Dentgenbach

Sustainable logistics development

This proposition allows you to invest in the further realisation of a sustainable logistics centre in Kerkrade. The intended term is 12 to 18 months and the fixed interest rate is 8% per annum. As an investor, you have a second mortgage right as security. The loan-to-value ratio is a maximum of 75.4%.

The ground and foundation work has been carried out since February 2025. The assembly of the steel structure has now started, a visible milestone in the realisation of the building. In the coming months, the façade panels, roof structure and interior finishing will be installed, among other things, so that the logistics centre can be completed in early 2026.

The loan is being provided to the project owner for the realisation of the logistics centre. The initiator has previously demonstrated its ability to develop and complete successful logistics projects, such as the sale of a similar project on Mercuriusstraat in Kerkrade in November 2024, whereby the investors of Crowdrealestate were fully repaid.

Initial amount required: €1,500,000;
Target term: 12–18 months;
Fixed interest rate of 8% per annum;
Second mortgage right;
Loan-to-value ratio of up to 75.4%;
Existing business location on the Dentgenbach industrial estate;
Modern logistics centre of 19,679 m²;
BREEAM Excellent certification and energy label A+++;
Environmental permit irrevocably granted;
No nitrogen issues – construction can continue without hindrance;
Expected completion in the first quarter of 2026;
Experienced developer with proven track record;
Monthly interest payments;
Immediate return on investment;
One-off brokerage fee of 0.45%.

Projected return

The graph below shows the cumulative return over the term at a fixed interest rate of 8% per annum. In the example below, a deposit of €5,000 will yield a total of €600.00 in interest over the entire term of the proposition. The first and accrued interest will be paid in the month following the conclusion of the proposition. You will then receive the fixed interest amount monthly in arrears. At the end of the intended term, you will be repaid through refinancing or sale of the property. The presented return forecast is based on expected market conditions and project planning. There is no guarantee that these results will actually be achieved.

Cumulative return during the funding period

Investment	€5,000
Fixed interest	8,5%
Estimated duration	18 months
Total return	€637.50

Crowdrealestate valuation

Crowdrealestate has assigned a risk rating of B (conservative) to this investment. This rating reflects the solid nature of the project, thanks to its sustainable execution, potentially long-term lease and loan-to-value of 75.4%. Although the investment is considered prudent, investing through crowdfunding always carries risks, including the risk that you may lose your entire deposit. Please refer to the Key Investment Information Sheet (EBi) for a detailed description of the risks.

A

23 22 21

B

20 19 18

C

17 16 15

D

14 13 12

E

11 10 9

Mortgage right	Crowdrealestate investors receive a second mortgage right.	4 points
Loan-to-value	The loan-to-value ratio based on the appraised market value after realisation is 75.4%.	2 points
Match locatie with industry	Located on the Dentgenbach industrial estate, strategically positioned for logistics activities.	3 points
Occupancy rate	Advanced discussions with an international logistics company; in addition, there is interest from several other prospective tenants.	2 points
Project stage	The excavation and foundation work has been completed; the assembly of the steel structure has now begun.	1 points
Trackrecord	The initiator has extensive experience in property development, specifically focused on logistics projects.	3 points
Duration	The intended duration is 12–18 months. As this is a development project, there is a greater risk of a possible extension.	3 points
Additional security	Second pledge of rental income, shares, interest/building deposit, joint and several liability and irrevocable power of attorney to terminate the first mortgage holder.	1 points
Total		19 points

Funding structure

This proposition will finance the further realisation of the logistics centre. The threshold amount is €1,000,000 and the target amount is €5,000,000. In principle, €2,000,000 will be raised to pay for the current construction instalments. The remaining tranches will follow in phases, up to a maximum principal amount of €5,000,000. A second mortgage will be established on the logistics centre for the full amount. This mortgage right will be shared with another investor group, with the same securities applying to both parties.

A Dutch investment company has previously provided a loan of €10,000,000 for the purchase of the land and the development costs, for which a first mortgage has been established. The interest on this loan must be paid upon repayment. The mutual provisions between the first mortgagee and the second mortgagee are laid down in a tripartite agreement.

The total construction costs (including purchase of the land) of the logistics centre amount to €25,350,000. The market value after completion is estimated at €29,175,000 in December 2024, resulting in a loan-to-value ratio of 75.4%, based on the maximum financing amount of €12,000,000.

To further strengthen the position of investors, additional securities have been agreed:

Second pledge of (future) rental income from the logistics centre;
Pledge of 100% of the shares in the property company;
Joint and several liability of any shareholder in the property company;
Pledge of the interest and building deposit;
Irrevocable power of attorney from the first mortgagee, which offers the possibility to redeem the first mortgage at any time.

Investment company	€10,000,000	First mortgage right
Investors Crowdrealestate	€5,000,000	Second mortgage right
Other investors	€7,000,000	Second mortgage right
Surplus value (based on market value after realisation)	€7,175,000
Total scale	€29,175,000

Project description

The logistics centre, covering approximately 19,679 m², is being developed on the Dentgenbach industrial estate in Kerkrade, near the developer's previous successful project. The building combines high-quality construction specifications with sustainable features such as BREEAM Excellent certification and energy label A+++, meeting the most stringent sustainability standards. Its strategic location and already adequate electricity connection offer security and operational efficiency for future users.

The logistics centre is designed with a clear height of 12.20 metres, 18 loading docks and floors with a load-bearing capacity of 50 kN/m². This makes it suitable for a wide range of logistics activities and meets the requirements of modern users. The office space and other facilities are practical and efficiently designed to support optimal use of the building.

The location has an adequate electricity connection, preventing delays due to grid congestion. This provides certainty about the energy supply and contributes to the reliability of the project. Moreover, the centre is not affected by nitrogen issues, allowing construction to be completed without hindrance and delivery to remain within the planned timeframe.

The building will be constructed with BREEAM Excellent certification and energy label A+++, underlining the focus on sustainability and energy efficiency. This will result in lower operating costs, a limited ecological impact and increased attractiveness for both users and institutional investors.

Market description

The logistics centre is located on the Dentgenbach industrial estate in Kerkrade, a strategic location in South Limburg with direct access to the Belgian and German markets. Thanks to its proximity to major motorways, such as the A76 and N300, logistics hubs such as Düsseldorf, Brussels and Antwerp are easily and quickly accessible. In recent years, the South Limburg region has proven itself to be a key logistics hub within Europe. The combination of a central location, good infrastructure and access to multimodal transport options, such as rail and inland ports, makes the region attractive to logistics companies with international operations.

The limited availability of modern, sustainable logistics buildings in the region means that new developments such as this project are well aligned with market demand. The redevelopment of existing locations, such as the Dentgenbach business park, is in line with national policy frameworks to optimise land use and add economic value. The project stands out for its focus on energy efficiency and sustainability, which is confirmed by its BREEAM Excellent certification and A+++ energy label. This makes it attractive to large logistics users who increasingly value sustainable buildings and lower operating costs.

End user

Advanced discussions are underway with an international logistics service provider that has expressed concrete interest in a long-term lease for the logistics centre, with a view to relocating and expanding its existing activities. The location is an excellent fit with their requirements in terms of size and planning. A lease proposal has been submitted and the project has been viewed on site. A decision on the part of the tenant is expected shortly, after which the lease agreement can be drawn up. Once signed, the project risk will be significantly reduced and the property will be immediately ready for sale to an institutional end investor — similar to the successful development and sale of “Logistics Centre Kerkrade I & II”, which followed a similar process.

Underlying organisation

The loan is being granted to Vestum Vastgoed B.V., an experienced developer that has realised several successful projects through Crowdrealestate with various subsidiaries, including “Logistics Centre Kerkrade I and II” and “Logistics Centre Heerlen I and II”. The environmental permit for the latter project was granted irrevocably last month.

This new project builds on the same strategy, focusing on sustainability, modern logistics specifications and strong market positioning. This confirms the initiator's ability to realise high-quality logistics centres in a targeted manner and successfully place them on the market.

Supplementary files

You can open the supplementary files below

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EBi - Logistiek centrum Dentgenbach	Download

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