Own, build or sell property? Here is how the paperwork stops slowing you down.
This is how Stobox works as a real estate tokenization platform, for a building held through a company. If you hold a building through a company, raise money against it, or sell pieces of it to investors, you already know the problem: every deal starts from zero, the lender has a veto, and selling a floor is a legal project. This page is what we do about each of those.
$305M+ in assets structured and supported · 100+ companies · 20+ countries · founded 2018
For owners, developers and syndicators
Real estate tokenization platform: what it has to do for you.
Not a demonstration of what we can do. Four things you can do with a building once the record, the raise and the token are in place.
Raise against the building without rebuilding the data room
The record is assembled once. Every investor, lender and valuer reads the same evidence.
Sell pieces to forty investors and keep one register
Not forty side letters. One register that is the asset itself, current on every transfer.
Pay rent to holders on the day, from the register
No spreadsheet, no bank run, no reconciliation. Written down as it happens.
Know where you stand in about eight minutes
Twenty-five questions, a score, and the list of what is missing. Free, and nobody calls you.
Your problems, and what we do about them
Why tokenizing real estate is slow today, and what fixes each problem.
Written in the owner’s words. If yours is not on the list, the readiness score will find it in about eight minutes, and nobody calls you.
Every investor starts from zero
We build the record once, with the documents attached and a proof tier on each answer.
A data room that is already built the next time anyone asks.
The bank has a veto nobody asked about
The record reads the loan for change-of-control and names the consent before the raise is designed.
The lender is the first call, not a surprise in week six.
Selling a piece is a legal project
The offering is written from the record, a licensed firm runs the sale, and the token carries the transfer rules.
A piece changes hands inside the rules, without reopening the structure.
Intelligence · the record
Real estate due diligence: why you would use Intelligence for a building.
Because the questions stop repeating.
You answer once, and the documents stay attached
Title extract, appraisal, rent roll, loan agreement, accounts. Each answer in the record carries the document it came from and a proof tier, so a buyer reads the evidence instead of asking you for it.
The gaps show up before a buyer finds them
An appraisal two years old, a consent that was never signed, a rent roll that disagrees with the accounts. The record names them in the order they would block a deal.
Everyone reads the same thing
The investor, the lender, the auditor and the valuer open one link. Nobody assembles a pack again, and the second deal starts where the first one ended.
An example, made up for this page. Say you own a forty-flat building through a company, with a bank loan on it. You upload the title extract, the loan agreement, the rent roll and last year’s accounts. The record tells you the loan has a change-of-control clause, the appraisal is out of date, and the rent roll and the accounts disagree by two flats. You fix those three before anyone else sees them. How Intelligence works
Raisable · the raise
Raising capital for real estate: why you would use Raisable for a building.
An example, made up for this page. Say the same building needs equity to refinance. Your counsel picks the exemption. The package arrives as a near-final draft to judge, not a blank page to write. Investors commit, verify who they are, sign and pay on your own web address, and the register fills as the money arrives.
The offering is written from your record
Memorandum, subscription agreement, risk factors, investor questionnaire and the data room, drafted from the facts already in the record rather than from a blank page.
One set of numbers in every document
The appraisal, the rent and the loan agree across the package, because they come from one place. Inconsistent numbers are the most common reason a buyer’s lawyer stalls.
A flat fee for the window, never a percentage
You pay for a dated raise window. A licensed broker-dealer runs any regulated sale and any commission is theirs, on their paper.
Compass · tokenization
How real estate tokenization works, and why it makes sense for a building.
Because forty owners should be one register, not forty side letters.
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Forty owners, one register
A floor sold to forty investors stops being forty side letters and becomes forty positions in one register that is the asset itself, not a spreadsheet about it.
What you get
A register that is the cap table of the building.
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Rent reaches holders of record on the day
A distribution runs from the register to every holder on the date it is owed, in USDC, and each payment is written down as it happens. Nobody rebuilds the list first.
What you get
Rent that arrives without anyone running a report.
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The rules live in the asset
Who may hold it, where they may live, how long they must hold. Written into the token on ERC-7943, checked on transfer, and a path to secondary trading through licensed venues.
What you get
Rules a buyer cannot break by accident.
An example, made up for this page. Say the building is now held by forty investors. Quarterly rent goes out from the register in one run. An investor who wants out sells inside the rules the token already carries, and the buyer’s eligibility is checked by the contract, not by an email chain. You never reopen the whole structure to move one position. How Compass works
Side by side
Tokenized real estate vs. direct ownership: the same four questions.
Nothing here needs the rest of the page. If the right column is not worth the work to you, the answer is no, and that is a fine answer.
Who can invest
Whoever you can reach and paper individually
Anyone the rules admit, checked on transfer
How rent is paid
A spreadsheet, a bank run, a reconciliation
From the register, on the date, recorded
What a buyer checks
Your data room, rebuilt for them
The same record, with the documents attached
Selling a piece
A lawyer, a consent, a new agreement
A transfer inside the rules the asset carries
Our clients
Real estate tokenization case studies: named work, and the marks that go with it.
Twenty of the fifty-five engagements in our public register are property. Three of them are below, and the rest of the property names follow.
Landshare
United States · Platform build
We built the platform and the offering for a residential property product, so an investor could own a fraction of a home and hold it like any other digital asset.
What that means for you
A portfolio can be sold in pieces without a fresh legal project for every buyer.
Keystone Equities
United States · Fundraising strategy
We structured a raise to buy a hotel, pay for the renovation, and give investors a defined way out at the end rather than an open-ended hold.
What that means for you
The exit is designed at the start, which is when investors ask about it.
Los Patios Ibiza
Spain · Regulatory framework
We structured the financing for the renovation of a historic Spanish hotel, around local property rules and the heritage rules that sit on top of them.
What that means for you
Heritage and local rules are something you design for, not a reason to stop.
Our clients in this sector
Every name here is published with the client’s agreement on our case studies. Deal sizes, terms and returns are not ours to publish and are not here. The rest of the client list is private, and we will introduce you to the ones closest to your situation when we speak.
In plain English
Real estate tokenization terms: six words this page uses, in plain English.
You do not need any of this to talk to us. It is here because these words get used at you in meetings, and knowing them is worth more than nodding along.
The company that holds the building
Property is usually owned by a company, not by a person. You sell shares in that company, not bricks, and its own documents decide whether that is allowed.
Change-of-control clause
A line in the loan that lets the bank object if the ownership of the borrower changes. It is why the lender is the first call, not the last.
Rent roll
The list of who rents what, for how much, and until when. It is the document that turns a building into an income figure.
Appraisal
A valuation signed by a licensed valuer. Yours and theirs are different documents, and a buyer only counts the second.
Exemption
The rule that lets you sell shares to investors without registering a public offering. Your lawyer picks it. It decides who may invest and how you may advertise.
Register
The official list of who owns what. Today it is a spreadsheet somebody maintains. After tokenization it is the asset itself, and it updates when ownership moves.
What you will be asked for
Documents needed to tokenize real estate, and who has to have issued them.
Every answer in the record carries its document and a proof tier from T0 to T5. A number you typed and a number from a registry both get in, and they are not stored as though they were equal.
Title or land-registry extract
T5A registry
Independent appraisal
T5A licensed valuer
Facility agreement and lender consent
T4Signed by the other side
Lease schedule and rent roll
T3Your books
Vehicle articles and share register
T4Signed by the other side
Where this usually stops: stage 03 · Structure. The title, the vehicle and the debt on the asset decide what can be issued before anything is drafted. The six stages are on the Compass page. T5 is issued by an authority, T4 is signed by the other side, T3 is your accounting system of record; anything asserted without a document sits at T0, and the score will say so.
When this is not for you
When real estate tokenization is not for you: three cases, in advance.
Said here so you can leave without a call. It is cheaper for both sides than discovering it in week six.
A property you do not yet control.
A company whose ownership cannot lawfully be transferred in its current form.
A raise that has to close in six weeks.
Primary sources: Regulation D, Rule 506 – 17 CFR 230.506 · Rule 501, the accredited-investor definition – 17 CFR 230.501.
Platform and pricing
Platform and pricing, published.
Flat fees, never a percentage of the raise. The full register is on the pricing page.
- Intelligence · the record, first seat, a month$499
- Compass · the platform and the first asset, a month$499
- Compass · each additional asset, a month$199
- Going on chain · passport $499 plus deployment $749, once$1,248
- First year, one building · $5,988 subscription plus $1,248$7,236
Offering documents and legal opinions are your counsel’s, and typically run $50,000–200,000+ for a first offering over three to six months. Stobox is not a broker-dealer, investment adviser, custodian or law firm.
Stobox, a development shop or a marketplace.
| Question | Stobox | Development shop | Marketplace |
|---|---|---|---|
| What you get | The record of the building, the offering prepared from it and the token register, on one platform | Smart contracts and an app built to your specification | A listing in front of the marketplace’s investors |
| How it is priced | Flat and published, never a percentage of the raise | A project quote for the build, then running costs of your own | Ask whether any fee is a share of the capital raised |
| Who sells to investors | A licensed broker-dealer; Stobox does not sell securities | Not in scope: you arrange the sale | The marketplace or its licensed partner |
| Where the register lives | On chain under ERC-7943, built to outlive the vendor (what if the platform disappears) | Wherever the build puts it; the upkeep is yours | Usually on the marketplace’s own platform |
| What backs each fact | Each answer carries its document and a proof tier from T0 to T5 | Not in scope | The marketplace’s own review |
What each model does by design. Individual firms differ, so ask each one the same five questions. Weighing a stack of your own? Build vs. buy a tokenization stack.
Offices, retail, industrial
Commercial real estate tokenization.
The same record, raise and token. Three things change when the building is let to businesses.
The leases are the asset.
An investor in an office, retail or industrial building is buying the rent. The rent roll, the leases behind it and the tenant history go into the record, each lease attached to its answer.
The loan comes first.
Most commercial loans carry a change-of-control clause, so the lender’s consent is named before the raise is designed. The lender is the first call.
Rent reaches holders of record.
Distributions are paid from the register on the record date, in USDC, with eligibility checked on every transfer under ERC-7943.
Before the token
The property record behind the token.
A token moves ownership. It does not check the facts about the building; the record does.
| Fact | Document | Who stands behind it |
|---|---|---|
| Title | Title extract | The land registry (T5) |
| Value | Independent appraisal | An appraiser who is not the owner |
| Encumbrances | Registry extract and the loan agreement | The registry and the lender |
| Income | Rent roll and the leases behind it | The tenants who signed them (T4) |
| Accounts | Operating statements | Your accounting system of record (T3) |
This is the verified company record Intelligence keeps, $499 a month, and the offering and the token are written from it.
Questions
Real estate tokenization, answered briefly.
Short answers, taken from this page and the rest of the site. The long versions are above.
What does a real estate tokenization platform have to do?
Four things, in order. Hold the record of the building, with the title extract, appraisal, rent roll and loan agreement attached to each answer. Write the offering from that record. Keep one register of holders that is the asset itself. Pay rent to holders of record on the date, in USDC, with eligibility checked on every transfer under ERC-7943.
What is tokenized real estate, legally?
On this page it is an interest in the company that owns the building, not a slice of the building itself. In the United States a private offering of those interests usually relies on an exemption such as Regulation D, Rule 506 (17 CFR 230.506). Your counsel picks the exemption; Stobox is not a law firm.
What if there is a bank loan on the building?
Most loans carry a change-of-control clause, so selling a share of the building usually needs the lender’s consent. The record reads the loan for that clause and names the consent before the raise is designed. The lender is the first call.
What does it cost, and who runs the sale?
A flat fee for a dated raise window, never a percentage of what you raise. A licensed broker-dealer runs any regulated sale and any commission is theirs. Intelligence is $499 a month; the rest is on the pricing page.
What does the first year cost for one building?
Two budgets. Stobox is flat and published: Compass is $499 a month for the platform and the first asset, $199 a month for each additional asset, and $1,248 once to go on chain, so the first year for one building is $7,236. Offering documents and legal opinions are your counsel’s and typically run $50,000–200,000+ for a first offering. Never a percentage of what you raise. Stobox is not a broker-dealer, investment adviser, custodian or law firm.
What is the US path for a real estate sponsor?
Usually a Delaware SPV that holds the building and a Regulation D Rule 506(c) offering: open marketing, sold only to accredited investors whose status is verified. Regulation S can run alongside it for investors outside the US; Reg CF (to $5M) and Reg A+ (to $75M) reach retail investors. A registered broker-dealer places the sale and your counsel picks the exemption. The detail is in the US guide.
One SPV per building, or a fund?
One building usually sits in its own SPV, and the tokens are interests in that company; the SPV guide walks through it. Several buildings under one manager start to look like a fund, and fund rules come with that: Cayman now registers tokenized funds with CIMA, and Luxembourg securitisation compartments ring-fence each property inside one vehicle. Your counsel decides which one you are.
How long does it take?
The token takes minutes. The offering takes three to six months end to end, most of it spent getting the record and the offering documents right. The month-by-month version is in the tokenization timeline.
Three steps to a call
Find out where a building stands.
Start with the score, ask the founder if you want to, then bring it to a call. Prefer email? info@stobox.io.
Score your asset
The Readiness Score: twenty-five questions across seven dimensions, about eight minutes, no email to see the result.
Take the Readiness ScoreAsk the founder, live
Founder Office Hours with Gene Deyev: 40 minutes on Zoom, Mondays 1 PM ET and Thursdays 2 PM ET.
Join Founder Office HoursBook a call
Bring the asset and the score. We will say what is missing, and say so if the answer is no.
Book a call
Stobox Technologies Inc. Nothing on this page is an offer to sell or a solicitation to buy any security, and nothing here is legal, tax or investment advice. Stobox is not a broker-dealer and not a law firm; regulated activity runs through licensed firms and listing decisions rest solely with the venue. All figures are indicative and are confirmed in writing in your quote. See the privacy summary.