Confidential · Investor summary

The security of a real-estate anchor. The upside of digital transformation.

4.0 %

Fixed coupon p.a.

Real assets, PropTech and AI-native ERP platforms — united in a single structure for the first time. A fully secured real-estate anchor with a fixed coupon, combined with a curated growth portfolio.

Request a confidential initial meeting The offering in 60 seconds

Real-estate anchor: 95 %
Real-estate anchor
Target capital: €500m
Target capital

The offering in 60 seconds

A dual promise — security and upside

For the first time under one roof: a fully secured real-estate anchor with a fixed coupon — combined with a curated AI and PropTech growth portfolio. Without speculative risk on the security side.

Anchor · Security

€475m95 % of target capital

European hotel and hospitality property

The majority of capital flows into fully secured European hotel and hospitality property, including acquisition and transaction costs. The hotels provide the income model from which the coupon is paid. First-ranking property charges, the group’s proprietary portfolio and a hard letter of comfort secure the bond.

4.0 %fixed coupon, secured — on total target capital (€500m)

Kicker · Upside

€25m5 % of target capital

Curated tech ventures

The smaller portion flows as seed and early-stage capital into strategically selected PropTech, AI-ERP and mobility ventures — five for the real-estate industry, two for industrial mid-market and tokenisation, one for road safety. Participation in their exits is separate from the fixed coupon.

8selected tech ventures

Capital allocation

Two capital streams — one consolidated strategy

€500mTarget capital

Real-estate anchor: 95 %€475m
Tech ventures: 5 %€25m

Security rationale

Even if the tech component were to fail entirely, the real-estate anchor would remain sufficient to service all investor interest payments in full.

What investors receive

Exactly the terms your asset class requires

A fixed coupon, real-asset collateral and institutional reporting — tailored to pension funds, insurers, family offices and entrepreneurs.

4.0 %
Fixed coupon
Fixed coupon on the secured bond, paid quarterly from capital call — independent of capital market volatility.
Key investment terms · Interest
95 %
Dual collateral
First-ranking property charges held by a security trustee, support from the group’s proprietary property portfolio, and a hard letter of comfort backed by a pledged life insurance policy.
Key investment terms · Collateral
max. 1 %
No concentration risk
No more than one per cent of total assets per investor — comfortable from both a regulatory and liquidity-planning perspective.
Investor profile · Limitation to 35–40 qualified investors
7 (+3) years
Predictable tenor
Fixed term with an extension option at the investor’s request; redemption at nominal value. No subscription premium or discount is stated.
Key investment terms · Tenor and fees
SICAV level
Institutional reporting
Quarterly report within 30 days, Big Four-audited annual accounts, fiduciary escrow account per tranche, annual investor day.
Key investment terms · Reporting
pro rata
Tech upside
Pro-rata participation in Edition’s share of technology exits, as defined in the investment documents. Company valuations, proceeds received by Edition and distributions to bondholders are different amounts; no additional investor IRR is stated.
Key investment terms · Upside participation

Your investor class

Four investor classes, four sets of terms

Ticket ranges are aligned with the regulatory and balance-sheet requirements of each class.

Why risk remains minimal

Fully calculated — and stable in the worst case

The full income statement of the real-estate anchor, line by line. All figures refer to a full financial year.

The calculation

Annual income statement of the real-estate anchor, line by line. in €m · per financial year. Real-estate gross income: plus 29.40 million euros. Investor interest: minus 20.00 million euros. after investor interest: plus 9.40 million euros. Property management & maintenance: minus 6.30 million euros. Buffer / management result: plus 3.10 million euros.
Item	Amount	Share
Real-estate gross incomeAcquisition yield on property purchases	29.40	100%
Investor interestfixed coupon on target capital	−20.00	68%
after investor interest	9.40	32%
Property management & maintenanceconservative, on property purchases	−6.30	21%
Buffer / management resultSafety margin	3.10	11%

in €m · per financial year

Model assumptions at full deployment, rather than reported operating results.

Stress test · Worst case

Tech at zero — interest payments remain covered

Drag the slider to reduce the value of the entire tech component to zero. Coverage of the coupon does not change: it derives exclusively from real-estate gross income.

Remaining value of tech component

100 %

of real-estate gross income remains after paying the coupon: 32 %of real-estate gross income remains after paying the coupon
Coverage of the coupon obligation: 116 %Coverage of the coupon obligation
Remaining capital allocation (incl. acquisition costs): €500.00mRemaining capital allocation (incl. acquisition costs)

Model calculation. Not a statement about future performance.

Security structure

Every euro invested is doubly secured

The security layers in order of enforcement priority, followed by supplementary features of the structure.

RankSecurity featureDetailType

Rank IFirst-ranking property chargesLand registerCharges ranking first on the properties, held by a security trustee.
Rank IIExisting portfolioSecondary collateralThe group’s proprietary property portfolio supports the bond as a second layer of security, independent of the investment vehicle.
Rank IIIHard letter of comfortComfort letterBacked by a pledged life insurance policy.

Supplementary features

Unencumbered acquisitionUnencumberedAll real estate is acquired with investor capital. No third-party priority, no existing encumbrances.
No bank leverageInvestor capitalAcquisitions are fully funded by investor capital. Subsequent financing of the unencumbered portfolio remains available as a liquidity reserve.
Escrow accountFiduciaryCapital contributions are paid into a fiduciary account. Release upon proof of acquisition, with no commingling with operating funds.

The value, availability and enforceability of each security must be established in the supporting documents. Several security layers do not mean that the capital is covered several times over.

Capital and coupon payments depend on the issuer’s ability to pay. Investment risks include loss of capital, operator or tenant default, valuation changes and limited liquidity.

Ticket ranges by investor type

Deliberately limited — in every investor’s interest

Limiting the number of qualified investors protects each individual’s liquidity planning and prevents concentration positions.

05101520 €m

Pension funds & public schemes
institutional
€2.0 – 10.0m
Insurance companies (Solvency II)
regulated (VAG)
€5.0 – 20.0m
Family offices
from €50m
€0.5 – 5.0m
Entrepreneurs & private investors
from €10m
€0.5 – 3.0m

Your selected group is highlighted. Terms are negotiated individually per investor class.

Next steps

From first meeting to closing — in four steps

01Initial meeting & NDAPersonal introduction, non-disclosure agreement, handover of the full investment memorandum.
02Due diligenceReview of existing portfolio, ventures pitch, financial statements, appraisals and operational data rooms.
03Term sheetNegotiation and execution of the key investment terms — tailored to each investor class.
04Closing & capital callNotarisation where required, capital contribution to the escrow account, commencement of interest.

Premiums / discounts: Not stated
Premiums / discounts
Minimum commitment family office / private: €0.5m
Minimum commitment family office / private
Minimum commitment institutional: €2m
Minimum commitment institutional
Tenor with extension option: 7 (+3) years
Tenor with extension option

Return calculator

What your ticket distributes over the tenor

The range depends on your selected investor group. All figures derive directly from the fixed coupon and the tenor.

Ticket size

€500,000

€500,000€20,000,000

Coupon p.a.€20,000
Quarterly distribution€5,000
Total over tenor€140,000
Total with extension option€200,000

Non-binding illustration based on the fixed coupon. Before tax. Not a forecast. Final terms require the investment documents.

Frequently asked questions

What investors want to know before the first meeting

Answers on process and structure. All statements regarding terms are binding only in the term sheet.

What happens after the initial meeting?

After signing the non-disclosure agreement, you receive the full investment memorandum and access to the data room, including the existing portfolio, appraisals, financial statements and the tech-ventures documentation.

How and when are distributions made?

The coupon is paid quarterly from capital call.

How is my capital held before acquisition?

Contributions are paid into a fiduciary escrow account. Release occurs upon proof of acquisition; there is no commingling with operating funds.

How am I kept informed during the tenor?

Quarterly report within 30 days of quarter-end, audited annual accounts within 90 days, annual investor day, and ad-hoc reporting for material events.

Do I have governance rights?

Above a certain commitment level, investors appoint representatives to an advisory board with annual meetings and a veto right on strategy changes. The threshold and scope are set out in the term sheet.

What happens at the end of the tenor?

At the end of the tenor, the bond is redeemed at nominal value unless you exercise the extension option. Refinancing is envisaged as applicable; the unencumbered real-estate portfolio can be leveraged for this purpose.

What fees apply?

No subscription premium or discount is stated; the investment documents are binding. Operating costs are covered by the yield spread.

What if the tech ventures fail?

In the model, the coupon is serviced in full from real-estate gross income. The stress test above shows that even if the tech component fails entirely, coverage remains unchanged.Ungeprüft · Statement follows from the model calculation but is a risk statement. Have it reviewed by counsel before going live.

Contact

Arrange a confidential initial meeting.

Following our initial discussion, you will receive the full investment memorandum and data-room access under NDA. We will respond within 48 hours.

Company: The Edition Platform Group Ltd.
Address: One Casson Square, SE1 7RX London
Status: Confidential — intended recipients only

The security of a real-estate anchor. The upside of digital transformation.

A dual promise — security and upside

Two capital streams — one consolidated strategy

Exactly the terms your asset class requires

Fixed coupon

Dual collateral

No concentration risk

Predictable tenor

Institutional reporting

Tech upside