High-Net-Worth Investors: LandQuire or Cadre for Your Real Estate Investments
Why HNWI Investors Are Turning Away from Traditional Platforms
For years, wealthy international investors have been seeking an alternative to traditional real estate investments. Returns are stagnating, complexity is increasing, and operational risks are becoming insurmountable for those seeking truly passive investments. We’ve observed this frustration among the thousands of investors we’ve met since 2021. Most of them share the same assessment: traditional platforms don’t deliver what they promise.
Our work at LandQuire is focused on meeting this specific need of HNWI investors who are seeking true institutional returns without the hassles of property management. This line of thinking led us to compare our approach with that of major market players, notably Cadre, to highlight where the real difference lies.
The reasons for this disengagement are numerous and well documented. First, the returns offered by traditional platforms remain too close to market indices: between 6% and 12% per year. For a high-net-worth individual (HNWI) based in Europe or the Middle East who already has access to stock markets and bonds, these figures do not justify the risk associated with real estate or the administrative complexity involved in investing in the United States.
Furthermore, most platforms require direct hands-on involvement. Tenant management, property maintenance, and coordinating various trades—these are all tasks that turn a supposedly passive investment into a full-fledged part-time job. For an international investor with other professional obligations, this commitment quickly becomes unsustainable.
There is also an issue with access to the best opportunities. Truly profitable deals are never listed on major platforms. They are sold over-the-counter, through networks, and are generally reserved for institutional funds. An individual HNWI investor simply does not have access to them, regardless of their financial resources.
Finally, many platforms lack transparency regarding their hidden fees and actual returns. Initial marketing promises are undermined by management, distribution, and restructuring fees that arise over time, significantly reducing the final return.
Key Takeaway: Before committing to a real estate investment platform, check the total fees over the entire investment cycle and ask existing investors about their actual net returns.
The Limits of Cadre for Savvy Investors
Cadre has built a solid reputation among French and French-speaking investors. The platform offers more widespread access to the U.S. real estate markets, with investments starting at 100,000 euros. This represents real progress compared to previous barriers to entry. However, several structural limitations quickly become apparent to the savvy investor.
The issue of returns. Cadre projects generally target annualized capital appreciation of between 5% and 12%, often supplemented by rental income of 3% to 5%. Over a 5- to 10-year period, this remains structurally lower than the returns we observe in the pre-development land acquisition market. Furthermore, these figures are based solely on ideal assumptions: no risk of tenant default, no prolonged vacancies, and no fluctuations in interest rates.
Exposure to construction risk. The framework generally requires that projects be financed and built before resale. This means direct exposure to cost overruns, construction delays, and market fluctuations during construction. These risks can seriously compromise the final profitability. A 10% cost overrun on construction costs is not uncommon and directly reduces your expected returns.
Rental management. Even with Cadre, once the property has been built and rented out, there is still an operational aspect to manage. Cadre offers a certain degree of abstraction from this management, but you remain exposed to the inherent risks of tenant default, unexpected maintenance, and obsolescence.
Cumulative fees. The fund charges an upfront fee, a portion of annual dividends, and an exit fee. Taken together, these fees typically reduce your net return by 15% to 25% compared to initial projections.
Practical step: Ask any platform for a history of actual net returns (after all fees) for its last 10 projects. If there is a lack of transparency, that’s a red flag.
Our Unique Approach: LandQuire’s Land Acquisition Strategy
Our model is based on a distinct principle: we capture value before construction, not during or after.
Here’s how it works in practice. We identify undeveloped land in areas experiencing strong economic growth, primarily in Texas and Florida. These properties have development potential but do not yet have the necessary regulatory approvals (entitlements). This is precisely the moment when value remains unrealized and potential is at its peak.
Our teams then develop an optimal residential subdivision plan for the property. This is not a theoretical exercise: we work with urban planners, civil engineers, and zoning experts to design a project that will maximize value while remaining realistic in light of local regulations.
Next comes the permitting phase: building permits, subdivision approvals, environmental compliance, and authorizations to connect to public utilities. We have full control over this process. Our success rate in obtaining permits has been 100% since our founding, which demonstrates our in-house expertise and our relationships with the authorities.
Once the rights have been secured and the land has been fully prepared, we sell the project to institutional developers and real estate firms, who handle the construction and marketing. They pay a substantial price for a “turnkey” project from a regulatory standpoint.
This approach creates an investment cycle of 18 to 36 months, compared to the 5 to 10 years required for full-scale residential projects. It eliminates any construction risk since we exit before construction begins. It delivers returns of 20% to 35% in IRR, which is 2 to 3 times higher than the returns from traditional residential models.
Action Tip: If you are considering a real estate investment in the United States, specifically evaluate pre-development projects before looking into post-development opportunities. The potential returns make it worth your while to explore them.
Access to off-market opportunities without construction risk
Access to off-market deals has always been the central challenge for individual investors. The best opportunities are sold among peers through closed networks and disappear within a few days. We’ve built our model to make this access available to everyone.
Our proprietary land sourcing system continuously scans for undeveloped land with high potential in our key markets. We do not rely on public listings or traditional brokers. Instead, we have developed direct relationships with landowners, estate managers, and small developers looking to sell quickly. We also identify properties held by distressed funds or heirs who lack a clear vision for development.
Once a property has been identified, our in-house acquisitions team conducts a thorough evaluation. We map demographic trends, analyze upcoming municipal development plans, assess the quality of existing infrastructure, and forecast residential demand. It’s a painstaking process, but we do it for every opportunity before we even present it to our investors.
Construction risk is eliminated by our exit structure. We retain ownership of the land throughout the permitting phase. Once permits are obtained and the project is fully approved, we sell the entire package to a developer who assumes full responsibility for construction. You are never exposed to budget overruns, construction delays, or market fluctuations during construction.
This structure has enabled our 600+ investors to achieve exactly what they were looking for: strong returns without operational complexity or construction risk.
Put it into practice: When evaluating a real estate opportunity, identify exactly where your risk exposure ends. If you are involved in construction or post-construction management, make sure you have anticipated hidden costs and the risk of cost overruns.
Institutional Returns: 20–35% IRR in 18–36 months
The numbers speak for themselves, but let's understand where they come from.
Here’s how a typical investment cycle works with us. You invest between $100,000 and $500,000 in a high-potential land project. For 18 to 36 months, your capital remains tied up while our team secures the necessary permits and approvals. Upon completion, we sell the land (now fully approved and prepared) to a developer who pays substantially more than we paid for it. This appreciation is distributed directly to investors in proportion to their investment.
Consider a real-life scenario. We purchase a parcel of land for $5 million in a high-growth market in Florida. After 24 months of regulatory work and approvals, the same parcel (with approval for 200 residential units) sells for $10 million. The $5 million appreciation is directly linked to the value created by securing the development rights. Divided among 50 investors, this capital gain is distributed at no additional cost. An investor who contributed $100,000 to a $5 million syndicate received an additional $100,000 in 24 months: a 100% return, or approximately a 50% IRR.
This example is not an anomaly. Our 130+ successful projects consistently deliver returns ranging from 20% to 35% in IRR. The key lies in the rigorous selection of land, reliable forecasting of local demand, and our in-house expertise in securing development permits. We do not aim to “pad” the numbers: we measure the actual returns distributed to our investors after all expenses have been deducted.
There are several structural reasons why these returns remain unattainable elsewhere. First, pre-development creates a unique window of opportunity where land value rises rapidly but remains high prior to construction. Second, our 100% equity structure eliminates interest expenses and the dilution of returns caused by debt. Third, our in-house expertise in land entitlement significantly reduces the regulatory risk that other players would consider unpredictable.
Next step: If you’re targeting an IRR of 20–35%, insist on clarity regarding the underlying assumptions. What is the assumed growth scenario for the property? How was the exit value projected? A reputable manager will be transparent about these points.
Transparency and Performance: Our 130+ Successful Projects
Transparency isn't just a marketing promise for us; it's a contractual obligation to every investor.
Each of our projects is documented with its key metrics: initial purchase price, land area, number of approved units, entitlement timeline, final resale price, and net return achieved. This data is accessible to every investor via their personal dashboard. No assumptions, no “best-case” scenarios—only real, verifiable figures.
Since our founding in 2021, we have completed more than 130 projects. Not a single one has failed to obtain the necessary permits. This 100% success rate is no coincidence: it reflects our mastery of the regulatory process, our established relationships with local authorities, and our ability to structure projects that do not require unprecedented or controversial exemptions.
Average realized returns range from 20% to 35% in IRR. Some projects have outperformed this range, while others have fallen slightly short, but all fall within this range. No project has generated negative returns or even returns below 15% in IRR. This consistency is what distinguishes a mature platform from an emerging one that projects returns but has no track record of actual distributions.
We also publish quarterly reports on the portfolio’s aggregate performance, broken down by geographic market and asset class. This allows investors to identify trends, assess their portfolio’s geographic exposure, and understand how their investments contribute to overall value creation.
We have also invested in independent certification. An external auditor verifies our reported returns and our distribution procedures. This is an extra step that few platforms take, but we consider it essential for building trust with an international investor base.
Immediate Action: Before committing to an investment platform, ask for access to its track record of completed projects with actual returns. If this information isn’t available, or if the platform requires you to sign an NDA just to view its own returns, walk away.
100% equity structures tailored to international investors
International HNWI investors face a dilemma: how to gain access to U.S. assets while minimizing their exposure to currency volatility and interest rate risk. Our 100% equity structure directly addresses this challenge.
When an investor participates in a LandQuire project, their capital is invested entirely in equity (land ownership shares), not in debt. This means there is no mortgage debt, no obligation to repay a loan with interest, and no exposure to fluctuations in the Federal Reserve’s key interest rates. Your sole source of return is the appreciation of the land resulting from the securing of land rights. This structural clarity is rare.
Another advantage for international investors: there is no risk of credit default. Platforms that use debt create an additional risk that the fund or operating company may be unable to repay its loans. In a 100% equity structure, this risk disappears. Your exposure is solely to the performance of the land itself.
We have also designed our structures specifically for foreign investors. The legal entities are established in the United States, which significantly simplifies tax matters for international investors compared to other structures. We work with specialized tax advisory firms to optimize net returns while taking into account FIRPTA (Foreign Investment in Real Property Tax Act) requirements and other U.S. tax considerations. Our investors never face unexpected tax surprises after the fact.
Distributions are also structured in a systematic manner. At the end of a project, returns are distributed within 60 days. For investors who immediately reinvest in new projects, we offer rollover mechanisms that minimize administrative costs and reinvestment friction.
Helpful tip: If you are an international investor, be sure to ask your investment manager specifically about the tax structure of their investments. U.S. tax benefits related to real estate ownership do not apply equally to all legal structures.
Why Wealth Managers Choose LandQuire
High-level wealth managers (family offices, wealth advisors, and discreet wealth managers) are increasingly referring their HNWI clients to LandQuire. They do so for several structural reasons.
First, predictability. When a wealth manager recommends an investment, he or she implicitly accepts a responsibility toward the client. Our 100% success rate in entitlements, combined with our consistent historical returns ranging from 20% to 35%, creates a level of predictability that few alternatives offer. Managers don’t like negative surprises.
Next, time efficiency. Wealth managers handle dozens of investments simultaneously on behalf of their clients. An investment that requires operational oversight or involvement in critical decisions is an administrative burden. LandQuire operates entirely in “set and forget” mode. Once the investment is deployed, the manager does not need to intervene. Results are delivered according to schedule.
Third, diversification. Investments in undeveloped land in the pre-development stage do not have the same correlation as stocks, bonds, or even existing residential properties. For a client whose portfolio is concentrated in traditional assets, this real estate diversification reduces overall risk. Wealth managers know this and appreciate it.
Finally, multi-currency allocation. Many of our investors are based in Europe or the Middle East and hold their assets in euros, dirhams, or pounds sterling. Our investments allow them to increase their exposure to the U.S. dollar without the complexity of trading currencies directly. This serves as a form of hedge against the potential depreciation of their local currency.
Wealth managers also appreciate our transparent approach. Our monthly reports and performance data, accessible through the online portal, allow managers to keep their clients informed on an ongoing basis and in a credible manner, without relying on verbal promises or unfounded projections.
Key Takeaway: If you work with a wealth manager, ask them this question: Why don’t they recommend investing in pre-development land? If they don’t have a clear answer, it may be because they haven’t seriously evaluated this asset class.
Start investing with as little as $100,000
The entry point at LandQuire is deliberately designed to be accessible to HNWI investors without being trivial. With a minimum investment of $100,000, you become part of a fully syndicated project alongside other investors and our in-house management team.
The onboarding process is simple but thorough. You’ll start with a qualification call with our team, during which we’ll discuss your investment goals, risk profile, and expected time horizon. This call takes no more than 30 minutes and is free of charge.
If the progress seems on track, we’ll give you access to our pipeline of current projects. You’ll review detailed opportunities, including financial models, land valuation reports, and projected entitlement timelines. You can ask questions, and our teams will provide detailed answers.
Once you’ve selected a project, you’ll sign the investment documentation. This document is prepared by our in-house attorneys and clearly outlines your participation, the applicable fees, the expected timeline, and the distribution mechanisms. No hidden surprises.
Next, you transfer your funds to a dedicated trust account held by an independent third party. We never hold investors’ funds in an internal bank account. This escrow mechanism provides additional protection and a clear separation between our operations and your capital.
From that point on, you are officially a co-owner of the land alongside other investors. Our team manages the entire process of securing land rights and obtaining regulatory approvals. You’ll receive monthly updates on the project’s progress through your personal portal.
Upon completion of the project (typically between 18 and 36 months), the land is sold to a developer. Your returns are calculated, independently verified, and deposited into your bank account. Most investors immediately reinvest in a new project, but this is entirely up to you.
Next Steps: If you’re a high-net-worth investor looking to diversify into pre-development U.S. real estate, taking 20 minutes to speak with our team is free and will give you a clear understanding of how our projects actually work. Contact us at https://landquire.com to schedule this call. We speak French and work with investors in more than 40 countries.
Real estate investment platforms for high-net-worth individuals (HNWIs) are proliferating, but few offer the combination of high returns, absolute transparency, and a 100% equity structure that we have built. Your capital deserves better than the meager returns and hidden operational risks of traditional models.