Ethereum · Switzerland · Italy

From property
to portfolio in five steps.

Netok tokenizes institutional-grade Swiss and Italian real estate into ERC-1400 security tokens. Invest from CHF/EUR 100. Earn monthly rental income. Fully compliant under Swiss DLT Act & EU MiCA.

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How it works

From property to portfolio
in five steps.

Compliant under Swiss DLT Act (2021) and EU MiCA. KYC mandatory before token issuance.

01

Due Diligence

We vet every property: independent valuation, legal audit, and risk assessment. Only assets meeting strict criteria are listed.

02

Legal Setup

Each property is held in a dedicated SPV under Swiss DLT Act — fully documented, legally audited, and ownership rights mapped to tokens.

03

Token Issuance

ERC-1400 security tokens minted on Ethereum/Polygon with built-in compliance. Capped supply, on-chain transparency.

04

Onboard & Invest

Complete KYC in under 5 minutes. Your wallet is whitelisted automatically. Invest from CHF/EUR 100 via stablecoin or bank transfer.

05

Earn & Trade

Monthly rental income in stablecoins to your wallet. P2P token transfers enabled. Secondary marketplace launching Q3 2026.

Ready to start?
Free · Takes 2 minutes

Market opportunity

A multi-trillion paradigm shift.

Netok fee vs. industry average

1.8%

82% cost advantage vs. competitors at ~10%. Fees: 2% tokenization · 0.5% annual management · 1% secondary market.

Minimum investment

CHF 100 / EUR 100

From €100 vs. traditional real estate entry at €50K–€500K. Democratizing access across the Switzerland–Italy corridor.

Target annual yield

3–6%

Gross rental yield on tokenized Swiss and Italian residential assets, distributed monthly in USDT, USDC or DAI stablecoin.

Featured properties

Property Listing.

LOADING PROPERTIES...

Free Research Report

Tokenizing Real Estate: Trends in Italy & Switzerland

Understand the regulatory landscape, market size, and investment opportunity across the Switzerland–Italy corridor. 2-page briefing, free download.

Regulatory compliance

Built on Swiss law. Ready for Europe.

Every Netok offering is structured as an SPV under Swiss corporate law, registered on the DLT ledger as mandated by the Swiss DLT Act (2021), and KYC-gated at the smart contract level. EU investors are served under MiCA and EU Crowdfunding Regulation.

Swiss DLT Act 2021 FINMA Framework EU MiCA ERC-1400 KYC / AML SPV Structure

FAQ

Common questions.

What is a security token?
A security token is a blockchain-based digital asset representing a regulated financial instrument — in Netok's case, fractional equity in a real property held by an SPV. Unlike utility tokens, security tokens carry investor rights: income distributions, potential capital gain, and governance participation.
Do I need a crypto wallet?
No. Netok provides a custodial wallet for non-crypto users. You can invest with a standard bank transfer. Advanced users can connect their own ERC-1400 compatible wallet for full self-custody.
How are rental payments distributed?
Rental income is collected by the property manager, converted to stablecoin, and distributed monthly via smart contract directly to your wallet. Netok supports all major regulated stablecoins: USDT, USDC and DAI. Withdraw to your bank at any time via our fiat off-ramp.
Can I sell my tokens?
Peer-to-peer transfers between KYC-verified wallets are enabled from day one. A regulated secondary market is projected for Q3 2026. All transfers require the recipient to pass KYC — enforced at the smart contract level.
What is the minimum investment?
CHF/EUR 100 per token. Each token represents one fractional share of the SPV owning the property. There is no maximum — institutional investors may purchase entire token series subject to regulatory limits.
What are the fees?
Netok charges: 2% tokenization fee on primary issuance, 0.5% annual management fee, and 1% secondary market transaction fee. Property management costs (8-12% of gross rental income) are deducted at SPV level.
How do stablecoins work, and why does Netok use them?
A stablecoin is a cryptocurrency whose value is pegged 1:1 to a fiat currency (typically the US Dollar). The peg is maintained through collateral reserves: USDC and USDT hold dollar-denominated assets in regulated bank accounts equal to every token in circulation; DAI maintains its peg via over-collateralised crypto assets locked in smart contracts.

Netok uses stablecoins for income distribution because they settle instantly (under 60 seconds on Polygon), at any hour, to any wallet globally, at a fraction of the cost of a bank wire. When rental income arrives at the SPV it is converted to stablecoin and distributed directly to token holders via smart contract, removing the need for payment processors, correspondent banks, or manual reconciliation. You can convert stablecoin to EUR or CHF via the integrated fiat off-ramp at any time.
How are yields calculated? What is the difference between gross and net yield?
Gross yield = Annual gross rent / Property value x 100. This is the headline figure before any costs are deducted.

Net yield (target yield) = (Annual gross rent - Operating costs) / Property value x 100. Operating costs include property management fees (typically 8-12% of gross rent), insurance, maintenance reserves, vacancy allowance, and Netok's 0.5% annual management fee. This is the figure distributed to investors.

Total return adds any capital appreciation to the net yield. Capital gains are realised only on a secondary market sale or property exit.

Example: a property worth CHF 1,000,000 generating CHF 45,000 gross annual rent has a 4.5% gross yield. After CHF 12,000 in operating costs, the 3.3% net yield is what flows to token holders. Netok displays both figures on every property page.
What is ERC-1400 and why is it used for security tokens?
ERC-1400 is a suite of Ethereum token standards (ERC-1410, ERC-1594, ERC-1643, ERC-1644) designed specifically for regulated financial instruments. Unlike the standard ERC-20 token, ERC-1400 adds compliance controls required by securities regulators:

Transfer restrictions: the smart contract blocks transfers to wallets that have not passed KYC, appear on sanctions lists, or are in restricted jurisdictions - enforced automatically at the protocol level, not by a human gatekeeper.

Forced transfers: a designated controller (regulator or court order) can forcibly reassign tokens in the event of a legal dispute or inheritance - a requirement under FINMA rules and most EU regulatory frameworks.

Token partitions: different classes of rights (voting shares vs. non-voting income shares) can be encoded in the same contract.

Document linking: legal documents such as the prospectus and SPV deed can be linked on-chain and updated, creating an immutable audit trail.

These features make ERC-1400 tokens legally defensible instruments - a prerequisite for FINMA licensing and EU MiCA compliance.
What is ERC-3643 (T-REX) and how does it relate to ERC-1400?
ERC-3643, also known as T-REX (Token for Regulated EXchanges), is an open-source security token standard developed by Tokeny Solutions and maintained by an industry consortium. It builds on ERC-1400 concepts but introduces a more modular on-chain compliance architecture.

ONCHAINID: each investor is assigned a verifiable on-chain identity that stores their KYC status, accreditation level, and jurisdiction - without exposing personal data publicly. The token contract checks this identity registry before permitting any transfer.

Modular compliance rules: compliance logic lives in separate smart contract modules (max investor count, country restrictions, lock-up periods) that can be updated independently without redeploying the token itself - important for adapting to regulatory changes after launch.

Granular agent roles: issuer, compliance agent, and transfer agent permissions are separated, preventing any single party from having full unilateral control.

ERC-3643 is adopted by Tokeny, several regulated European exchanges, and institutional issuers. Netok evaluates both ERC-1400 and ERC-3643 as the compliance layer, selecting based on infrastructure partner implementation and FINMA guidance at the time of issuance. Both standards are compatible with the Polygon network used for cost-efficient settlement.

Early access

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in tokenized Europe.

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Netok

Fractional real estate investment on blockchain. Switzerland · Italy.

Switzerland

Netok AG
Via Nassa 15
6900 Lugano
CH

Italy

Netok Srl
Piazza Gae Aulenti 4
20154 Milano
IT

Contact

[email protected]
General inquiries

[email protected]
Investor relations

Legal Disclaimer

Not an offer to invest · Not financial advice · Pre-launch platform

The information contained on this website is provided for informational purposes only and does not constitute an offer to sell, a solicitation of an offer to buy, or a recommendation for any security, financial instrument, or investment product. Nothing on this website should be construed as investment, legal, tax, or financial advice. You should consult with qualified legal, financial, and tax advisors before making any investment decision.

Netok is a pre-launch platform currently in development. Netok AG is not yet a licensed financial intermediary, investment firm, or regulated entity under the Swiss Financial Market Supervisory Authority (FINMA), the Italian Commissione Nazionale per le Società e la Borsa (CONSOB), or any other regulatory authority. No securities, tokens, or financial instruments are being offered, sold, or distributed at this time. Future offerings will be conducted in full compliance with the Swiss DLT Act (2021), EU Regulation 2023/1114 on Markets in Crypto-Assets (MiCA), and the EU Crowdfunding Regulation (ECSPR).

Investing in tokenized real estate involves significant risks, including but not limited to: illiquidity of tokens, loss of capital, technology and smart contract risk, regulatory and legal uncertainty, counterparty risk, property market fluctuations, and stablecoin depegging risk. Past performance, projected yields, and market forecasts presented on this website are illustrative only and do not guarantee future results. Target yields of 3–6% are projections based on market analysis and are not guaranteed.

This website is not directed at citizens or residents of the United States of America, Canada, Japan, or any jurisdiction where distribution of this information would be contrary to applicable law. It is the responsibility of any person accessing this website to observe all applicable laws and regulations of their jurisdiction.

Market data and forecasts are sourced from third-party research including BCG, ADDX, Deloitte, and McKinsey. Netok does not independently verify such data. All projections are subject to change without notice.

© 2026 Netok AG · Zug, Switzerland · All rights reserved · Privacy Policy · Terms of Service

Frequently Asked Questions.

Everything you need to know about investing in tokenized real estate through Netok.

01 Risk & Protection
What happens if Netok goes bankrupt?
Your investment is structurally protected. Each property on Netok is held by an independent Special Purpose Vehicle (SPV) — a separate legal entity that owns the asset. Your tokens represent equity in that SPV, not in Netok itself. If Netok ceases operations, the SPV continues to exist, the property remains titled to it, and your ownership rights are unaffected.

Under the Swiss DLT Act (in force since August 2021), crypto-based assets — including security tokens — can be legally segregated from a custodian's bankruptcy estate. This means your tokens are not treated as Netok's assets in insolvency proceedings. A replacement administrator or the investors themselves can appoint a new property manager to continue operations.

This SPV isolation model is the same structure used by institutional real estate funds and REITs worldwide.
What happens if a tenant stops paying rent?
Vacancy and default risk are inherent to any real estate investment, tokenized or not. Netok mitigates this through several layers:

Each property's financial model includes a vacancy allowance (typically 5–8% of gross rent) that absorbs short-term gaps in occupancy. The local property manager handles tenant screening, lease enforcement, and — if necessary — eviction proceedings under the applicable jurisdiction. Properties with multiple units spread the risk across tenants.

During vacancy periods, net distributions to token holders decrease proportionally. There is no guaranteed return — as with any real estate investment, income depends on occupancy.
What happens if the property loses value?
Token prices reflect the underlying property value. If the real estate market declines, the value of your tokens declines accordingly. There is no capital guarantee.

Netok focuses on residential and mixed-use properties in the Switzerland–Italy corridor — markets characterised by structural demand and relatively stable valuations. Properties are appraised at issuance and re-appraised periodically. Updated valuations are published on the property page.
Is my investment insured?
The physical property is insured against standard risks: fire, natural disasters, water damage, and third-party liability. Insurance is contracted at the SPV level.

However, there is no insurance on investment performance. Neither Netok nor any third party guarantees rental income, token value, or capital preservation. Bank deposit guarantee schemes (such as esisuisse in Switzerland, which protects bank deposits up to CHF 100,000) do not apply to security tokens.

In self-custody, you bear sole responsibility for private key security. In custodial arrangements, the Swiss DLT Act provides for segregation of crypto-based assets from the custodian's bankruptcy estate.
Who manages the property?
Each property is managed by a licensed local property manager. Management agreements include performance KPIs: occupancy rate, maintenance response time, and financial reporting accuracy. Fees (typically 8–12% of gross rental income) are deducted at SPV level before distributions.

Quarterly reports are published for each property. If a property manager underperforms, the SPV operating agreement grants the right to terminate and replace the manager.
02 Tax & Compliance
How are returns taxed?
Switzerland: Rental income distributions are taxed at your ordinary income tax rate. Private capital gains on security tokens are generally tax-exempt (unless classified as professional trading). Tokens are subject to annual wealth tax. A DTA with Italy prevents double taxation.

Italy: Distributions are generally subject to a 26% flat substitute tax (imposta sostitutiva). Capital gains at 26%. IVAFE wealth tax at 0.2% on foreign financial assets.

Important: Tax authorities are still developing specific guidance for tokenized securities. Consult a qualified tax advisor before investing. Netok does not provide tax advice.
What KYC/AML process is required?
All investors must complete KYC/AML verification: government-issued ID, proof of address, and source-of-funds declaration. Verification takes 1–3 business days.

Once verified, your KYC status is encoded on-chain via ERC-1400. The smart contract enforces transfer restrictions: tokens can only be transferred to KYC-verified wallets. Sanctioned wallets and restricted jurisdictions are automatically blocked at the protocol level.
Under which regulatory framework does Netok operate?
Netok is structured under the Swiss DLT Act (in force since 1 August 2021), which integrates blockchain-based securities into existing financial market law. Tokens are classified as ledger-based securities (Registerwertrechte) under the Swiss Code of Obligations.

For EU investors, MiCA and MiFID II provide the regulatory framework, with the DLT Pilot Regime enabling regulated trading of tokenized securities.

Netok is in pre-launch phase and working toward FINMA compliance. This website reflects the frameworks we intend to operate under — not a licence already obtained.
03 Investment Mechanics
How do I withdraw returns to my bank?
Rental income is distributed monthly in stablecoin (USDC/USDT) to your wallet via smart contract. To convert to fiat: select "Withdraw to bank" in your dashboard, enter the amount, confirm your IBAN, and the off-ramp provider initiates a SEPA (EUR) or SIC (CHF) transfer. Funds arrive in 1–2 business days.

Conversion fees are typically 0.5–1.5%. No lock-up on distributions.
What is an SPV and why one per property?
An SPV (Special Purpose Vehicle) is a separate legal entity created to hold a single property. Risk isolation: if one property faces issues, it cannot affect others or Netok itself.

The land register shows the SPV as owner, leases are between SPV and tenants, insurance is in the SPV's name. Token holders are indirect beneficial owners through their equity stake. This is the same architecture used by institutional real estate funds and REITs.
How long is my capital locked?
No mandatory lock-up. You can transfer tokens to any KYC-verified wallet at any time. However, liquidity is not guaranteed — before the secondary market launches, finding a buyer requires a willing counterparty.

Realistically, treat tokenized real estate as a 3–5+ year investment. Selling at short notice may require accepting a discount in low-liquidity periods.
What documents will I receive?
Before investing: property factsheet, SPV operating agreement, token terms, and legal prospectus.

After investing: monthly income statements, quarterly property reports (occupancy, maintenance, revaluations), and annual audited SPV financials.

On-chain: key documents are linked via ERC-1643, creating an immutable audit trail accessible from your dashboard.
04 Fundamentals
What is a security token?
A security token is a blockchain-based digital asset representing a regulated financial instrument — in Netok's case, fractional equity in a real property held by an SPV. Unlike utility tokens, security tokens carry investor rights: income distributions, potential capital gain, and governance participation.
Do I need a crypto wallet?
No. Netok provides a custodial wallet for non-crypto users. You can invest with a standard bank transfer. Advanced users can connect their own ERC-1400 compatible wallet for full self-custody.
How are rental payments distributed?
Rental income is collected by the property manager, converted to stablecoin, and distributed monthly via smart contract directly to your wallet. Withdraw to your bank at any time via the integrated fiat off-ramp.
Can I sell my tokens?
Peer-to-peer transfers between KYC-verified wallets are enabled from day one. A regulated secondary market is projected for Q3 2026. All transfers require the recipient to pass KYC — enforced at the smart contract level.
What is the minimum investment?
CHF/EUR 100 per token. Each token represents one fractional share of the SPV owning the property. There is no maximum — institutional investors may purchase entire token series subject to regulatory limits.
What are the fees?
Netok charges: 2% tokenization fee on primary issuance, 0.5% annual management fee, and 1% secondary market transaction fee. Property management costs (8-12% of gross rental income) are deducted at SPV level.
How do stablecoins work?
A stablecoin is a cryptocurrency pegged 1:1 to a fiat currency. USDC and USDT hold dollar-denominated reserves; DAI uses over-collateralised crypto assets.

Netok uses stablecoins because they settle instantly (under 60 seconds on Polygon), at any hour, globally, at a fraction of bank wire cost. Convert to EUR or CHF via the fiat off-ramp at any time.
How are yields calculated?
Gross yield = Annual rent / Property value × 100. Net yield = (Rent − Operating costs) / Property value × 100. Operating costs include management fees, insurance, maintenance, vacancy allowance, and Netok's 0.5% fee.

Example: CHF 1M property, CHF 45K gross rent = 4.5% gross. After CHF 12K costs = 3.3% net yield to token holders.
What is ERC-1400?
ERC-1400 is a suite of Ethereum standards designed for regulated securities. It adds KYC-enforced transfer restrictions, forced transfers for legal compliance, token partitions for different share classes, and on-chain document linking — making tokens legally defensible instruments under FINMA and MiCA.
What is ERC-3643 (T-REX)?
ERC-3643 is an open-source security token standard with modular on-chain compliance: ONCHAINID for verifiable investor identity, updatable compliance modules, and granular agent roles. Netok evaluates both ERC-1400 and ERC-3643, selecting based on infrastructure partner implementation at time of issuance.

Still have questions?

Our team is here to help.

Own a fraction of
prime real estate
on-chain.

Join early investors accessing institutional Swiss and Italian properties from CHF/EUR 100. Fully compliant. Monthly income. No crypto experience required.

Swiss DLT Act (2021) · EU MiCA · ERC-1400

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  • Insights on Swiss and Italian real estate tokenization
  • Regulatory guidance — DLT Act, MiCA, FINMA

Swiss DLT Act · EU MiCA · ERC-1400 · No obligation

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Free Research Report

Tokenizing Real Estate:
Trends in Italy & Switzerland

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Zurich · Milan · Lugano Coming soon

The Netok Platform

All Properties & How It Works.

Three asset classes. One compliant platform. From CHF/EUR 100, any verified investor can co-own institutional-grade real estate across Switzerland and Italy.

Asset classes

Three types of tokenizable real estate.

View properties
01 — Residential & Rental

Apartment blocks & rental portfolios

Stable monthly income via smart contract. Property owners digitize income rights, sharing them with global investors from CHF/EUR 100.

View properties
02 — Commercial Real Estate

Office, retail & logistics

Higher gross yields with institutional-grade tenants. Fractional ownership in warehouses, offices and mixed-use hubs across Switzerland and Italy.

View properties
03 — Development Projects

New construction & renovation

Fixed-rate returns or profit participation on exit. Developers raise early-stage funding by digitizing project equity — transparent milestones on-chain.

How it works

The Netok process — end to end.

Property selection & due diligence

Every asset undergoes independent valuation, legal audit, and risk assessment. Only properties that meet strict financial and regulatory criteria are listed on the platform.

1
Property analytics dashboard
Legal structuring and compliance
2

Legal structuring

A dedicated SPV is created under the Swiss DLT Act for each property. Ownership rights are legally mapped to digital tokens — fully documented and compliant.

Token issuance

ERC-1400 security tokens are minted on Ethereum/Polygon with built-in compliance rules. Capped supply, on-chain transparency, and transfers restricted to verified wallets only.

3
Blockchain token issuance
Investor onboarding and KYC
4

Investor onboarding & purchase

Complete KYC in under 5 minutes. Your wallet is whitelisted automatically. Invest from CHF/EUR 100 via stablecoin or bank transfer — 1 token = 1 fractional share.

Income & liquidity

Rental income distributed monthly in stablecoins directly to your wallet. Transfer tokens peer-to-peer or trade on the secondary marketplace launching Q3 2026.

5
Income distribution and portfolio

Use cases

Real estate sectors

🏠

Residential & Rental

Property owners digitize income rights from rental buildings, sharing them with global investors. Tokens automate monthly payouts on-chain while the owner retains the underlying asset.

How it works

Rental income is converted into digital tokens. Investors receive transparent, automated payouts. Ownership records are maintained on the blockchain.

Benefit

Owners monetize without selling. Investors access passive income with full transparency and low entry barriers.

🏢

Commercial Equity

Real estate firms tokenize fractional ownership in high-value commercial properties — warehouses, offices, logistics hubs — opening institutional-grade assets to a wider investor base.

How it works

Ownership rights become fractional digital shares. Rental revenue collection and distribution are automated via smart contracts.

Benefit

Issuers unlock capital while keeping operational control. Investors access institutional property at a fraction of the cost.

🏗️

Development Projects

Developers raise early-stage funding by digitizing project equity, giving investors a stake in new builds — from residential complexes to mixed-use developments.

How it works

Digital tokens represent rights to project equity. Returns are distributed automatically upon project milestones or completion.

Benefit

Developers attract capital efficiently in early phases. The blockchain provides full transparency on milestones and fund allocation.

01 — Residential & Rental Coming soon

Residential & Rental

Apartment blocks & rental portfolios.

Stable monthly income via smart contract. Property owners digitize income rights, sharing them with global investors from CHF/EUR 100.

Coming soon

Via Bocconi Residence

Milan, Lombardia · 12 units

Est. yield 5.4%Min. €100
Coming soon

Lugano Lakeside Apartments

Lugano, Ticino · 8 units

Est. yield 3.9%Min. CHF 100
Coming soon

Zürich Hürlimann Areal

Zurich, ZH · 20 units

Est. yield 2.8%Min. CHF 100

Interested in residential real estate tokens?

Join the waitlist — be among the first investors when residential offerings launch in Q2 2026.

02 — Commercial Real Estate Coming soon

Commercial Real Estate

Office, retail & logistics.

Higher gross yields with institutional-grade tenants. Fractional ownership in warehouses, offices and mixed-use hubs across Switzerland and Italy.

Coming soon

Como Centro Mixed-Use

Como, Lombardia · Retail & office

Est. yield 5.8%Min. €100
Coming soon

Lugano Business Centre

Lugano, Ticino · Mixed-use retail

Est. yield 4.5%Min. CHF 100
Coming soon

Zurich North Logistics Hub

Zurich, ZH · Warehouse & logistics

Est. yield 5.2%Min. CHF 100

Interested in commercial real estate tokens?

Join the waitlist — commercial offerings launching Q3 2026.

03 — Development Projects Coming soon

Development Projects

New construction & renovation.

Fixed-rate returns or profit participation on exit. Developers raise early-stage funding by digitizing project equity — transparent milestones on-chain.

Pre-funding

Ticino Hillside Villas

Bellinzona, Ticino · 6 luxury villas

Target return 14%Min. CHF 100
Pre-funding

Torino Innovation Campus

Turin, Piemonte · Mixed-use dev.

Target return 12.5%Min. €100
Pre-funding

Zurich West Conversion

Zurich, ZH · Industrial → residential

Target return 13.8%Min. CHF 100

Interested in development project tokens?

Join the waitlist — development offerings launching 2027.