Frequently asked questions
We make sophisticated investments look easy! For years, institutional investors have taken advantage of the security and stability of investing in mortgage credit. Behind closed doors, billions are made through these investments. For the first time, we’re making these investments available to you.
Before you start investing
Based in Europe, Indemo is a regulated platform that facilitates loan-based investments. When you join Indemo, you gain access to investment opportunities from lending companies located in Spain. Both retail and institutional investors can invest in loans and discounted debt products.
You invest in Notes—securities that provide exposure to cash flows from the foreclosure (workout) of a non-performing mortgage loan (NPL) secured by a residential property in Spain. Each Note is linked to one specific property.
To create an account, click "Create Account" on the top right corner. Choose the account type (private or business), enter your information, and select your country of residence. Afterwards, you will need to verify your email, complete identity verification, and pass the Suitability & Appropriateness assessment.
No. As part of our rules and guidelines, each individual or legal entity is permitted to have only one Indemo account. Creating multiple accounts on the platform is prohibited.
Your investor ID is a distinct number assigned to your account, used to identify transactions and when communicating with support. Log in and click on the profile icon in the top right corner to locate it.
Investing in Notes
Notes are securities backed by loans or debts. They allow investors to invest in mortgage loans or discounted debts in a regulated environment. Each Note has a unique ISIN and a nominal value of €0.01.
The minimum investment amount is €10. The maximum available amount is indicated under the status bar of each specific Note.
You earn when the Foreclosure Agent recovers money from the mortgage debt (e.g., property sale). Recovered funds first repay your principal, then the surplus is split between you and the Foreclosure Agent based on the profit-sharing ratio.
Autoinvest
To use our Autoinvest feature, you must have at least 10 EUR in your account. Select the product you wish to invest in, enter the Autoinvest Limit, and then read and confirm the Principal Loan Terms.
Yes, you are always free to make manual investments whilst still taking advantage of our Autoinvest feature.
You can change your Autoinvest parameters at any time by clicking Autoinvest on your dashboard, and then clicking on Increase Target or Decrease Target.
You can see the list of Notes invested through Autoinvest by clicking on the Autoinvest button on your panel on the top left corner.
The automated tool will pause new investments until your limit changes or you update your assessment parameters by clicking "Edit" in your account.
You can pause or stop your Autoinvest strategy at any time directly from your dashboard. Once stopped, any uninvested funds will be available in your account balance for withdrawal.
To gain access, you need to Register, Verify your identity, and Complete a Suitability & Appropriateness assessment. Based on the results, the platform will enable the Autoinvest feature for suitable products.
Managing Investments
This depends on your investment style. If you use Autoinvest, the time commitment is typically minimal. Manual investors may spend more time reviewing specific properties and notes.
Every Note associated with a Discounted Debt product has periodic updates provided by the Servicer. You can find these timeline updates in the specific Note's details page.
Suitability & Appropriateness
As a licensed investment firm under MiFID II, Indemo is obligated to ensure that the investment products offered are suitable and appropriate for you. We ask about your financial situation, investment knowledge, and goals.
The results determine which products are deemed suitable. You will only have automated access to appropriate products. Manual investments are always available, though you may receive a warning message. You can update your answers via the "Edit" button if your situation changes.
Identity Verification
As a licensed firm, Indemo is obligated to adhere to strict AML and "Know Your Customer" (KYC) regulations. This requires verification of identity and source of funds to prevent financial crimes.
We use Veriff, an authorized EU-based service provider. You will need a valid passport or national ID card and a device with a camera to complete the automated verification process.
Money Transfers
All money transferred to Indemo is kept in a secure separate investor omnibus bank account, which is legally completely separate from Indemo's own corporate account.
Deposits must be made in Euros from your personal EU/EEA bank account via a SEPA bank transfer. You must include your Investor ID in the payment reference.
It may take up to 1-3 business days for a standard SEPA transfer to be processed and reflected in your Indemo account balance.
Withdrawing Funds
The minimum amount you can withdraw from your investor's account is 10 EUR.
Go to the Withdraw section in your profile, select your verified bank account (from which you have previously deposited), and enter the amount you wish to withdraw.
Withdrawals are typically processed by Indemo within 1-2 business days. It may then take up to an additional 2 business days for SEPA transfers to arrive at your bank.
Fees & Charges
Investing on Indemo is completely free. We do not charge for opening an account, making deposits, investing, or withdrawing funds. (However, some non-standard transactions might incur specific fees, and your bank may charge for international transfers).
Taxes
Indemo acts as a tax agent. We automatically withhold tax on your income at the applicable rate (e.g., 5% for EU/EEA tax residents or 20% / 25.5% depending on local Latvian regulations and your specific residency) before transferring profits to your account.
Yes. You can download a comprehensive Tax Report directly from your account settings under the "Tax statements and reports" section.
Compliance & Regulation
Compliance means following laws, regulations, and internal policies that govern licensed investment firms. It guarantees proper handling of information and funds, ensuring a safe and transparent investing experience.
Yes. Indemo SIA is officially licensed and supervised by the Central Bank of Latvia (Latvijas Banka) under license number 06.06.08.824/547. We comply with EU MiFID II regulations.
Yes, Indemo is a member of the National Investor Compensation Scheme. Uninvested funds and financial instruments are protected up to €20,000 in accordance with EU Directive 97/9/EC. (Note: this does not cover investment performance risks).
Risks
No. As with any investment, your capital is at risk. Indemo does not guarantee the return of the principal or the expected yield. The recovery depends purely on the successful foreclosure or sale of the underlying real estate asset.
The primary risk is a prolonged legal foreclosure process in Spain, which can take several years. There is also a liquidity risk (Notes are long-term and currently cannot be sold quickly) and real estate market risk (property value could drop).
Spain’s Royal Decree-Law 29/2026 introduced new housing measures, including an eviction moratorium that raised questions about its impact on mortgage debt investments. Following a detailed legal assessment and recent judicial developments, including unified criteria adopted by Barcelona judges, Indemo considers the overall impact on its Discounted Debt product to be low.
Emerging judicial practice indicates that the new eviction moratorium does not apply to mortgage foreclosure proceedings, which form the legal backbone of Indemo’s recovery model. Furthermore, our product offers multiple recovery strategies that do not necessarily require taking possession of the underlying property. For a detailed explanation, we invite you to read our CEO’s updates:
Spain Housing Decrees: CEO Update to the Indemo Community (13 October 2026)
One Month Later: Spain’s Housing Decree and Its Impact on Indemo’s Product (13 November 2026)
Privacy & Data
The General Data Protection Regulation (GDPR) is a comprehensive data protection regulation that outlines the rights of individuals in the EU regarding their personal data. Indemo adheres strictly to GDPR to ensure your data is processed and stored safely.
You can access this through your account settings. Details like Investor ID, name, address, phone number, suitability assessment answers, tax statements, and past agreements are all available there. Additional data is available upon request.
Log in, go to account settings, select "Personal information", and click "Edit" next to the data you wish to change. Once updated, click "Save".