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Invest in EU Property

Income-producing real estate in Europe, professionally managed. How does it work?

How does it work
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Opportunity Overview

The Gateway Property OU model in Lithuania offers investors a simple and secure path into one of Europe’s fastest-growing real estate markets. With just €25,000, each investor gains a 20% stake in a dedicated Lithuanian Property Company, alongside Gateway, which retains 20% to ensure governance and professional management. Gateway handles everything - from acquisition and leasing to compliance, residency registrations, and eventual resale - charging only an 8% management fee.

Investors benefit from multiple income streams: steady rental yields, residency contributions, and the strong potential for capital appreciation. Modelled returns reach 18.5 - 26.5% annually, with Lithuanian property values forecast to rise around 10% per year, driving even higher total gains. Backed by a booming housing market and a rapidly expanding tech economy, the model combines accessibility, high-growth potential, and professional oversight.

The opportunity offers:

  • Rental yield from market-rate leasing;
  • Residency payment contributions from residents registered via UAB “Baltic Capital Partners”;
  • Potential capital appreciation, driven by trends in Lithuanian residential property markets, currently forecast to continue at around 10% per annum for the next three years.

Expected net investor returns range from 18.50% to 26.50% annually (excluding expected capital appreciation of around 10% per annum), based on modelled scenarios of rental and residency income.

vilnius old town - EU property investment opportunity
Market comparison chart for EU property investments

Market Comparison:

The Lithuanian Real Estate market represents great value for an investor, with a low entry point and consistent growth over recent years. Apartment sales in Vilnius alone surged by 37 percent in 2024, and analysts forecast 20–25 percent growth in apartment transactions in 2025—underscoring a dynamic momentum in housing activity.

Lithuania ranks among the top five OECD countries for tertiary education attainment, its tech startup ecosystem has swelled in value to €16 billion, and the ICT sector now contributes 5 percent of GDP, employing over 60,000 specialists.

This in turn fuels the local tech and startup industry, building, construction, and many other feeder industries such as hospitality, events and business services.

Market comparison chart for EU property investments

This Sample Agreement below governs:

  • Investment structure and payment terms
  • Management services by Gateway
  • Financial return distribution
  • Risk disclosures and representations
  • Termination provisions, liability limits, and confidentiality obligations

The Sample Agreement remains in force alongside the completion of the formal Shareholders’ Sample Agreement upon company formation. All parties acknowledge the inherent risks and responsibilities associated with real estate investment and commit to full compliance with legal, financial, and due diligence requirements.

SAMPLE MASTER PROPERTY MANAGEMENT & PARTICIPATION AGREEMENT

  1. BACKGROUND AND SUBJECT MATTER OF THE SAMPLE AGREEMENT

    • Gateway Property OÜ offers fractional co-ownership in Lithuanian residential real estate via a dedicated property company (UAB) structure.
    • Each property is purchased and held by a Lithuanian UAB (“Property Company”), jointly owned by four (4) investor participants (20% each) and Gateway (20%).
    • Properties are selected in the €60,000–€80,000 range. Any surplus capital is used for light renovations, legal & administrative costs, and to create a reserve fund for extraordinary expenses.
    • The property is rented to tenants and, crucially, used for residential registration by Baltic Capital Partners’ clients, generating regular income from two sources:
      • Monthly rental income from standard tenancy sample agreements;
      • €200/month residency contributions from each registered individual (7–10 residents anticipated per property). These registered individuals will not reside at, or have access to, the property. The registration is for the sole purpose of fulfilling government regulations around their residency permits
    • Based on recent market trends, residential property in Vilnius has appreciated by an average of 10% per annum over the last three years

  2. STRUCTURE OF THE INVESTMENT

    • Each Investor shall contribute €25,000. Four Investors form one Property Pod and together hold 80% of the Property Company
    • Gateway retains a 20% equity stake in each Property Company as part of its structuring and management compensation.
    • Upon reaching the required number of participants, Gateway will:
      • Establish the Property Company in Lithuania;
      • Identify and acquire suitable residential property;
      • Coordinate legal, notarial, and banking requirements.
    • A separate Shareholders’ Sample Agreement governs the Lithuanian Property Company’s internal governance and rights of each shareholder.

  3. ANTICIPATED FINANCIAL RETURNS AND MODEL

    • Property Value Target: €60,000–€80,000.
    • Expected Income Sources:
      • Market rental: €700–€1,000/month.
      • Residency registration (7–10 clients at €200): €1,400–€2,000/month.
      • Total anticipated monthly gross income per property: €2,100–€3,000.
    • Annual Gross Income per property: €25,200–€36,000
    • Management Fee:
      • Gateway shall receive 8% of gross income, paid monthly from the Property Company.
    • Net Income After Fees:
      • Low-end: €23,184/year
      • High-end: €33,120/year
    • Net ROI on Property Capital (€80,000 investment basis):
      • Low-end ROI: 28.9% p.a.
      • High-end ROI: 41.4% p.a
    • Net Annual Yield Per Investor (€25,000 contribution, 20% stake):
      • Low-end: €4,637/year → 18.5% p.a.
      • High-end: €6,624/year → 26.5% p.a.
    • Capital appreciation: Based on 10% annual average growth in Vilnius over past 3 years (as shown below in comparison with other tracked markets), a property purchased at €75,000 may be valued at approx. €99,000 after 3 years, offering significant additional upside upon exit.
      Nominal Year-on-Year Property Price Change (2022 - 2024)

  4. PAYMENT AND PARTICIPATION

    • Investors shall contribute €25,000 to the designated escrow account upon signing.
    • If the required group of four investors is not reached within 120 days, funds may be refunded upon request or held until a new pod is formed.

  5. MANAGEMENT SERVICES

    • Gateway shall provide:
      • Property sourcing and acquisition;
      • Setup and governance of the Property Company;
      • Rental management and tenancy oversight;
      • Residency coordination with Baltic Capital Partners;
      • Quarterly financial and performance reports.
    • Gateway shall receive an 8% management fee, on gross income, plus disbursements, as described above.

  6. DISTRIBUTIONS

    • Subject to solvency requirements and shareholders approval, the Property Company shall distribute surplus cash to shareholders quarterly, after:
      • payment of all fees and expenses,
      • retention of prudent reserves,
      • compliance with Lithuanian corporate-law capital maintenance rules
      • approval of financial statements.
    • Distributions shall be pro-rata to shareholdings (20% to each shareholder).

  7. REPRESENTATIONS & WARRANTIES

    • Each Investor represents, warrants and undertakes to Gateway and to the other Investors that, on the date of this Sample Agreement and on each drawdown date:
      • it has full power and authority to enter into and perform this Sample Agreement.
      • the Investment Amount is not derived from illegal activity and does not violate applicable AML, CTF or sanctions regulations.
      • it has sufficient knowledge and experience to evaluate the merits and risks of this investment and has relied on its own advisers.
    • Gateway represents and warrants that it is duly incorporated, in good standing, and authorised to perform its obligations hereunder.

  8. RISK DISCLOSURE

    • The Investor acknowledges that real-estate investments are speculative and involve risks including, without limitation, vacancy, market fluctuations, regulatory changes, interest-rate movements and foreign-exchange variance.
    • Past performance is not a guarantee of future results, and returns are not guaranteed. The Investor may lose part or all of its investment.

  9. TERM & TERMINATION

    • This Sample Agreement shall enter into force on the date of its signing by both Parties and shall remain in effect until the earlier of the following events:
      • The Parties mutually agree in writing to terminate this Sample Agreement; or
      • The Sample Agreement is terminated in accordance with the provisions below.
    • The Investor may terminate this Sample Agreement by wrifen notice to Gateway if:
      • The Participation Threshold (minimum of four investors) is not reached within 120 days from the date of signing this Sample Agreement and no real estate purchase processes have been initiated;
      • Gateway fails to fulfil its obligations under this Sample Agreement within a reasonable period aper receiving wrifen notice and an opportunity to remedy the breach.
    • Gateway may terminate this Sample Agreement if:
      • The Investor fails to complete KYC/AML procedures or is found to be non-compliant with regulatory requirements;
      • The Investor fails to transfer the Investment Amount within the required timeframe;
      • The Investor provides false or misleading information during onboarding.
      • The Investor delays for more than 14 calendar days to sign the Property Company’s purchase-sale sample agreement and/or the shareholders’ sample agreement
    • Upon termination:
      • Any unused Investment Amount held in escrow shall be returned to the Investor within 10 business days, unless otherwise agreed or legally restricted
      • Neither party shall have further obligations, except for those arising from breach of contract or provisions expressly stated to survive termination.

  10. LIMITATION OF LIABILITY & INDEMNITY

    • To the fullest extent permifed by applicable law, Gateway shall not be liable to the Investor or any third party for any indirect, incidental, consequential, special, exemplary, or punitive damages (including but not limited to loss of profits, loss of opportunity, or loss of data), whether arising in contract, tort (including negligence), or otherwise, arising out of or in connection with this Sample Agreement or the performance of its obligations hereunder.
    • Gateway’s total cumulative liability for any claims arising out of or in connection with this Sample Agreement, whether in contract, tort, or otherwise, shall in no event exceed the amount of management fees actually received by Gateway from the relevant Property Company during the twelve (12) months preceding the event giving rise to such liability
    • The limitations in this clause shall not apply to liability arising from Gateway’s fraud, willful misconduct, or gross negligence.

  11. CONFIDENTIALITY & DATA PROTECTION

    • The Parties shall keep all non-public information relating to the Property Company, other investors, this Sample Agreement or any other information obtained from the other party confidential and save as required by law or for professional advice.
    • The Parties undertake to protect each other’s personal data as provided for in the General Data Protection Regulation No. 2016/679 (GDPR).

  12. TAX

    • Each Investor is solely responsible for its own tax affairs. Neither Gateway nor the Property Company provide tax advice. Distributions may be subject to taxes applicable in Lithuania or another country.; Investors should consult their advisers prior to entering into this Sample Agreement.

  13. FINAL PROVISIONS

    • All notices shall be in writing and deemed delivered:
      • on delivery, if delivered by hand;
      • on the third business day aper mailing, if sent by registered post; or
      • on the day of transmission, if sent by email with receipt confirmation,
    • All the amendments must be in writing and signed by all Parties.
    • No Party may assign its rights or obligations without prior wrifen consent of the others.
    • If any provision is held invalid, the remainder shall remain in force and the invalid provision shall be replaced by a valid one closest in intent.
    • This Sample Agreement constitutes the entire sample agreement between the Parties regarding its subject mafer and supersedes all prior discussions.
    • This Sample Agreement may be executed in any number of counterparts, each of which is an original. Signatures delivered electronically (e.g., via DocuSign) shall be deemed originals
    • This Sample Agreement – and any non-contractual obligations arising out of or in connection with it – shall be governed by the laws of the Republic of Lithuania. The Parties irrevocably submit to the exclusive jurisdiction of the court operating in Vilnius, unless they agree in writing to arbitration or another forum.
    • This Sample Agreement is made in both Lithuanian and English. In the event of any discrepancies or uncertainties, the English version shall prevail.
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