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Comprehensive support for real estate tokenization
- Legal structuring of the project
- Token issuance
- Full compliance with applicable regulatory requirements
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About the service
Real estate tokenization consulting is designed for asset owners, developers, investment funds, and entrepreneurs who view tokenization as part of a long-term investment or corporate strategy.
Mirsatori supports projects from initial concept through to practical implementation, taking into account legal, financial, technological, and regulatory requirements.
What real estate tokenization enables
Digitization of rights to an asset
Converting a real estate asset or associated rights into digital tokens that can represent an ownership interest, an entitlement to income, or another investment interest.
Lower entry threshold for investors
Splitting the asset value into smaller lots.
Simplified capital raising
Widening the investor base and accelerating the investment cycle.
Faster transactions and settlement
Quicker execution and settlement compared to traditional structures.
Improved control over the ownership structure
Formalizing rights, roles, and governance procedures for the asset.
Greater transparency
A clear structure of ownership and traceability of rights and distributions.
Flexible exit scenarios
Predefined mechanisms for investor exits.
Secondary market potential
The ability to facilitate secondary transactions within the limits of applicable regulation.
Who can benefit from real estate tokenization
Real estate owners
For partial monetization of an asset, attracting investors, or structuring rights to income.
Developers and development groups
For raising financing for construction, redevelopment, or a portfolio of projects.
Investment funds and private wealth structures
For creating regulated real estate-backed investment instruments and expanding the product offering.
Entrepreneurs and project companies
For raising capital for a specific asset or project under a transparent income distribution model.
Corporate groups pursuing digital transformation
For digitizing assets and building a modern framework for recording, holding, and transferring rights.
Real estate tokenization is a strategy first — blockchain comes second
Mirsatori helps assess the project’s feasibility, select the optimal model, and build a secure implementation architecture
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Mirsatori services for real estate tokenization support
Legal feasibility and regulatory analysis
Determining the token’s legal classification (e.g., security, payment token, or utility token), assessing whether it qualifies as a financial instrument, analyzing applicable laws and regulator requirements, and preparing a compliance roadmap.
Transaction structuring
Designing the project structure through an SPV and/or a holding structure, structuring equity and debt instruments (shares/participations, shareholder loans, bonds/notes), implementing security arrangements, and defining cash flow waterfalls and payment priority.
Tokenization model
Defining the scope of rights attached to the token (property/economic rights, governance rights where applicable), transferability and disposal restrictions, buyback/redemption terms, and the issuer’s corporate actions framework.
Offering documentation
Drafting the key commercial terms, information memorandum, risk disclosures, investor disclosures, and subscription/purchase documentation, including coordination with external legal counsel where required.
AML/CTF and onboarding
Designing and implementing KYC/KYB procedures, source of funds and source of wealth checks, sanctions/PEP/adverse media screening, and preparing internal AML/CTF policies and procedures.
Custody and settlement
Selecting the custody and recordkeeping model for digital assets (including, where required, a qualified custodian), defining settlement rules, escrow mechanisms, and cryptographic key management.
Technology stack and counterparties
Selecting and legal due diligence of providers (tokenization platform, registrar/transfer agent, identity provider, data providers), drafting the contractual framework (master agreement, SLAs, data processing agreement), and managing vendor risk.
Payments infrastructure
Integrating fiat payment rails and conversion providers, ensuring compliance with payments regulation and requirements applicable to service providers.
Investor eligibility and offering process
Setting up investor admission workflows and whitelisting, segmentation by investor category (e.g., professional/retail, where applicable), and developing compliant marketing and distribution rules in line with applicable restrictions.
Post-issuance governance and operations
Designing the issuer/manager operating model, ongoing disclosure and periodic reporting to investors, and supporting secondary transfers within the limits of applicable regulation.
Get a tailored tokenization strategy from Mirsatori legal team
- Determination of the instrument’s legal classification and the permissible issuance format
- Structuring the transaction based on the chosen jurisdiction and capital-raising objectives
- Preparation of the required documentation package and compliance procedures
Get a tailored tokenization strategy from Mirsatori legal team
The key success factor is the right legal model
In most projects, the decisive factor is not the technology, but correct legal and regulatory structuring. Mirsatori legal team helps design the project so you can:
- reduce regulatory burden through proper legal classification of the token and adherence to supervisory requirements;
- ensure operational continuity by implementing pre-defined compliance procedures and control checkpoints;
- broaden investor access through the right offering structure, documentation, and onboarding/admission processes;
- strengthen partner and counterparty confidence through a robust contractual framework, appropriate disclosures, and a well-governed ownership model.
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FAQ
What is real estate tokenization from a legal perspective?
It is the structuring of rights relating to a real estate asset (equity interests, debt claims, or receivables) in the form of digital tokens that evidence an investor’s proprietary/economic rights. The token’s legal regime is determined by the relevant jurisdiction and may require classification as a financial instrument or another regulated asset.
Is licensing required to implement a tokenization project?
Not always. Licensing requirements depend on the issuance model, the issuer’s status, the instrument’s characteristics, and the investor acquisition/distribution approach. In certain cases, regulated intermediaries must be engaged (e.g., payment service providers, custodians, investment intermediaries).
Can secondary trading of tokens be arranged?
This depends on the applicable regulatory framework. Where a token qualifies as a financial instrument, secondary trading is generally permitted only within the relevant regulatory perimeter and subject to distribution and investor protection restrictions (including limits applicable to retail/non-professional investors).
What risks should be considered?
Key risks relate to the legal classification of the instrument, AML/CTF compliance, adequacy of disclosures, and the project’s contractual architecture. Professional structuring helps reduce both regulatory and operational risk.
Which jurisdiction is best suited for tokenization?
The choice of jurisdiction depends on the asset structure, investor profile, tax model, and regulatory requirements. The analysis is performed on a case-by-case basis, including cross-border considerations.
What documents are typically prepared for a token issuance?
The package typically includes the key transaction terms, an information memorandum, risk disclosures, instrument purchase/subscription agreements, internal AML/CTF policies, and the contractual framework with infrastructure providers.
How does tokenization differ from traditional capital raising?
Tokenization enables digital recordkeeping of rights and can provide more flexible distribution and transfer mechanics. However, from a legal perspective it generally requires at least the same level of regulatory work—and often more detailed structuring—than traditional fundraising.
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