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Real Estate Tokenization
Global Offering with express compliance!

Tokenizer.Estate combines a purpose built platform with a compliant legal framework facilitating your token sale to the global investor audience. Projects residing in jurisdictions whose financial or crypto licensing regulations are overly onerous or lack legal clarity can still unlock borderless capital and liquidity without breaching local issuance laws

  • Unlimited access to global accredited, professional and institutional investors

  • Token deployment via newly created Token issuer company

  • Popular deployment jurisdictions include Switzerland, BVI, Marshall Islands, Panama and Wyoming (USA)

  • Partnerships in place with accredited law firms

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  • Unlimited access to global accredited, professional and institutional investors

  • Token deployment via newly created Token issuer company

  • Popular deployment jurisdictions include Switzerland, BVI, Marshall Islands, Panama and Wyoming (USA)

  • Partnerships in place with accredited law firms

About

Why Global Offering is Attractive for Tokenization

No regulatory burden

Avoid expensive, lengthy and bureaucratic local VASP licensing or securities authorizations

Global reach for local assets

Restrictions apply only to direct local marketing but onboarding via reverse solicitation permitted

Limitless investor onboarding

Vietnam has an active retail investor market and institutional securities firms positioning for tokenized RWAs

Express compliance

Compliant legal framework prepared in under 5 weeks allowing you to meet your project fundraising timeline

Flexible legal structure

New token issuer company can act as shareholder or creditor of the local SPV allowing projects to define their preferred offer terms whilst retaining strong investor protections and transparency

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Tokenization Routes

Possible Routes for Tokenizing Property
Globally

Switzerland (FINMA regulated + local SPV)

British Virgin or Cayman Islands (Offshore issuer + local SPV)

Marshall Islands DAO (MI token issuer + local SPV)

Panama and Costa Rica (Offshore issuer + local SPV)

Wyoming (USA) DAO (Wyoming token issuer + US SPV)

  • Switzerland (FINMA regulated + local SPV)

    Switzerland’s financial regulator provides legal certainty around token classification, ICO guidelines and investor protections making it the global standard for trust and credibility, Its banking and financial infrastructure and favorable tax treatment creates operational ease and effortless cross border access for token issuers.

  • British Virgin or Cayman Islands (Offshore issuer + local SPV)

    Considered the most credible offshore jurisdictions suitable for regulated private placement STOs with lock-in period and initial redemption restrictions. Investor protections usually include securities subscription agreement, Independent property valuation, 3rd party security trustee and audits of financial performance.

  • Marshall Islands DAO (MI token issuer + local SPV)

    Suitable for equity tokens whereby investors are assigned as «members» of asset holding company with potential for investor governance on major decisions. Option to set up a Segregated portfolio company (SPC — master structure) creating legal separation between multiple tokenizations of the same project. Strong investor protections include Token subscription agreement issued with each transaction, smart contract included in company constitution, clear documentation of risks and investor rights.

  • Panama and Costa Rica (Offshore issuer + local SPV)

    Suitable for ICOs or STOs seeking <$3m from retail investors with light touch compliance.
    Investor protections governed by convertible loan agreement, offset contract and investor claims declared in smart contract.

  • Wyoming (USA) DAO (Wyoming token issuer + US SPV)

    Treated as equity tokens with optional governance and voting rights. Ideal for tokenization of US assets due to local regulatory recognition and taxation transparency. Can be offered to US investors subject to additional SEC filing under Reg D or Reg A and 12 month token transferability restriction. Passportability to EU is possible with additional legal opinion and adherence to prospectus exemption rules under ESMA.

Real cases

Implemented Market Examples

  • "Hello World" property in Baar, Switzerland

    Approximately 3 million CHF, representing about 20% of the property's value, was tokenized on the Ethereum blockchain This tokenization created a "digital twin" of the property, which includes 18 apartments and the "Hello World" restaurant. This project attracted international investors and demonstrated compliance with the Swiss blockchain ecosystem.

  • Luxury hotel in London’s Mayfair district

    A prominent example is the tokenization of a luxury hotel in London’s Mayfair district, where an offshore SPV issued security tokens representing a 49% ownership stake. The current owners retained 51% ownership through the offshore SPV, while an onshore local SPV handled property management and regulatory compliance.

Considering tokenization Worldwide?
Start today

Launch compliant real estate tokenization worldwide

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Solution

The Solution with Tokenizer.Estate

Funding in Weeks, Not Months

Launch token offerings in 1–2 weeks instead of waiting 6–12 months with banks

Global Investor Pool

Reach thousands of international investors with fractional entry points starting at $100

Dynamic Pricing & Incentives

Stage token prices across development phases to maximize returns and reward early backers

Compliance Built-In

Legal frameworks aligned with EU (MiFID II), UAE (VARA), and other jurisdictions

Full Control

Manage token supply, smart contracts, and investor data from a single dashboard

Use cases

Solutions Designed for Your Success

We support everyone from Real estate owner to Sovereign Funds

FAQ

Frequently asked questions

  • Is tokenization via an offshore issuer legal?

    Yes, the legal restrictions generally only apply to direct marketing of the token - not on the actual onboarding of investors.

  • How can you tokenize using this approach in countries with restrictions on foreign ownership of local assets?

    We overcome such common obstacles (in Turkey, Thailand, Indonesia, etc) by simply issuing a debt (loan) instrument from the offshore issuer.

  • What about marketing rules?

    Can be advertised globally but country specific marketing would require additional authorizations if targeting regulated markets such as USA, EU, UAE and Australia.

  • Are real estate backed tokens issued offshore considered securities?

    Yes, in cases where they offer economic benefits to investors they are security token offerings, accessible to global retail and accredited investors alike with only a few geographic exceptions.

  • Can your token sale platform ensure compliance consistent with the rules of an offshore token issue?

    Yes, we will restrict local language and currency transactions, Geo block and IP blacklist local investors where necessary.

  • Do tokens transfer property title?

    No, property rights remain registered in the relevant land register. Tokens represent SPV or off register claims.

See our full FAQ page for more details

Adopted for

Global Jurisdictional Coverage

Every market has its own rules. We’ve already built the structures to make tokenization work — from Europe to Asia to the Middle East. Launch with confidence, wherever your investors are

Last updated: 2025-10-01

The information on this page is for general informational purposes only and does not constitute legal, financial, investment, or tax advice.
Tokenizer.Estate provides a platform for real estate tokenization and connects you with licensed local partners, but we do not provide legal or regulatory guidance.
Please consult qualified professionals in your jurisdiction before making any investment or tokenization decisions.

Sources & References

  1. AFSA (AMF) – DLT Law & regulations: https://amf.gov.al/
  2. ALREG – Albanian Securities Register: https://alreg.com.al/
  3. Bank of Albania – Statements & payment regulations: https://bankofalbania.org/
  4. Co-Ownership in Buildings Law (2025): https://qeverisjavendore.gov.al/
  5. IntelliNews (Heritage case): https://intellinews.com/
  6. SeeNews (Heritage coverage): https://seenews.com/
  7. BusinessMag Albania (legal coverage): https://businessmag.al/

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