La CAPS

What La CAPS does

La CAPS (Coopérative d'Accession Sociale à la Propriété) is a French social housing cooperative (Coopérative HLM) founded in 2007 and headquartered in Saint-Denis, Île-de-France. It operates as a territorial tool of the Plaine Commune agglomeration (Seine-Saint-Denis, 93), enabling modest-income households to transition from renting to homeownership through three French government-regulated acquisition schemes: PSLA (Prêt Social Location-Accession, with 5.5% VAT and reduced notary fees), VEFA (off-plan sales with reduced VAT for eligible buyers), and BRS (Bail Réel Solidaire, where the OFS retains land ownership to materially reduce purchase prices). The cooperative has assisted more than 300 families since inception and serves a tightly defined segment: Plaine Commune Habitat tenants, social housing tenants of other HLM operators, Plaine Commune residents, and employees working in the territory, with priority access for housing-office tenants and local residents.

La CAPS's offering bundles the underlying property transaction with comprehensive buyer protection (repurchase guarantee, reletting guarantee, resale insurance), co-ownership training, and long-term accompaniment via its personalized client portal (Mon espace projet). The cooperative is institutionally embedded in the Plaine Commune ecosystem as a founding member and president of OFS de Plaine Commune (the solidarity land organization that enables BRS), a co-developer with Plaine Commune Habitat and Plaine Commune Développement across multiple ZAC developments (Tartres, Confluence, Cristino Garcia, Marcreux), and a member of the Fédération nationale des Coop'HLM. It holds the Quali'Coop Confirmée label (2025) and IOBSP 3 certification (2024).

The cooperative generates revenue from one-time property sales (PSLA/VEFA/BRS unit transfers), transaction fees on BRS secondary sales (enabled by the professional Transaction card obtained August 2023), and AMO (Assistant à Maîtrise d'Ouvrage) services provided to partner HLM organizations such as Plaine Commune Habitat. Distribution is exclusively B2C via a dedicated internal commercial direction (created March 2023) operating from La CAPS headquarters in Saint-Denis, supported by public meetings, open house days, trade show presence (Salon de l'Immobilier Neuf), and referral networks through social housing operators. The current pipeline comprises 381 homes in development across 10 active projects, with 110+ homes in preparation for 2025 delivery, and a lean team of 8 employees.

Name

La CAPS

Legal name

Coopérative d'Accession Sociale à la Propriété (CAPS)

Website

https://caps.coop

Company type

Private

Founded year

2007

Operating status

Operating

Headcount range

1–10 employees

Short description

La CAPS is a French social housing cooperative (Coopérative HLM) founded in 2007 in Saint-Denis that helps modest-income households in the Plaine Commune territory access homeownership through PSLA, VEFA, and BRS property acquisition programs, with buyer protection guarantees and end-to-end accompaniment.

Ownership category

akta.pro rank

Product category

Social Housing Cooperative / Affordable Real Estate Development

NAICS

New Multifamily Housing Construction (except For-Sale Builders) (236116)

akta.pro primary industry

Affordable Housing & Community Development (Housing, Community Land Trusts) (BPAGALAC)

Keywords

• Social housing cooperative
• Affordable homeownership programs
• Property acquisition schemes
• BRS PSLA VEFA
• Real estate development

Headquarters

HQ city

Saint-Denis

HQ country

France

HQ region

Europe

Offices1 record

Markets served

GTM type

B2C

Offering type

Services

Cost components

Personnel, Operations, Marketing or Sales, Technology or R&D, Infrastructure

Revenue model

1. Property sales (PSLA): La CAPS purchases housing from developers and resells to eligible buyers under the Prêt Social Location-Accession (PSLA) scheme, which offers reduced VAT (5.5%), reduced notary fees, and a rental period before final purchase, providing a secured path to homeownership for modest-income households.
2. Property sales (VEFA): Vente en État Futur d'Achèvement (off-plan sales) where buyers purchase properties before construction is complete, with reduced VAT rates applied for eligible social housing buyers.
3. Property sales (BRS): Bail Réel Solidaire (BRS) sales where La CAPS sells the building (bâti) while the Organisme de Foncier Solidaire (OFS) retains land ownership, significantly reducing purchase prices below market rates.
4. Transaction and resale services: Since August 2023, La CAPS holds a professional Transaction card allowing it to handle BRS property resales and assist CAPS buyers in reselling their homes, generating transaction fees on secondary sales.
5. AMO services for partners: La CAPS acts as Assistant à Maîtrise d'Ouvrage (AMO) for other social housing organizations (e.g., Plaine Commune Habitat for Les Météores), providing financial engineering, commercial management, and post-delivery support services for fees.

Pricing tiers

Go-to-market motion3 records

Distribution channels3 records

Marketing channels8 records

Core offering

La CAPS is a French social housing cooperative (Coopérative HLM) that purchases new-build and existing residential properties from developers and resells them to modest-income first-time buyers through three government-supported schemes — PSLA (Prêt Social Location-Accession), BRS (Bail Réel Solidaire), and VEFA (off-plan). The cooperative also provides BRS resale transaction services (since August 2023) and Assistant à Maîtrise d'Ouvrage (AMO) services to partner social housing organizations.

Product overview

La CAPS operates as a unified cooperative platform for social property ownership, offering three main acquisition pathways: PSLA (Location-accession), VEFA (off-plan sales), and BRS (Solidary Real Lease). The cooperative provides personalized project management through its Mon espace projet client portal and additional services including housing social guarantees. The current portfolio spans 10 active projects totaling 381 housing units, including Les Herbes Folles (53 BRS), La Réserve des Arts (41 BRS), Les Traversées (50 BRS), Les Jardins Fajon (64 units with PSLA), and Seinergy (30 BRS), along with completed projects like Villa Maria (18 PSLA, delivered March 2025) and Les Météores (22 BRS, first BRS delivered in Saint-Denis).

Differentiator

Problem solved

Functional benefit

Products and services

• Location-accession (PSLA) scheme Prêt Social Location-Accession (PSLA) — a social rental-purchase scheme allowing buyers to rent first before purchasing, with reduced VAT (5.5%) and favorable notary fees; eligible to income-qualified households.
• VEFA (Vente en l'État Futur d'Achèvement) scheme Off-plan property purchase where buyers acquire housing before construction is complete, benefiting from reduced VAT rates for eligible social-housing buyers.
• BRS (Bail Réel Solidaire) scheme Solidary Real Lease — an innovative property acquisition scheme separating land ownership (held by OFS) from building ownership, enabling significantly reduced purchase prices below market rates.
• Habitat Participatif housing Participatory housing where future residents collaborate on defining their housing needs and share common spaces, managed collaboratively through associative groupement.
• BRS resale transaction services In-house resale and re-commercialization service for BRS properties and CAPS buyer resales, leveraging the professional Transaction card obtained in August 2023.
• AMO (Assistant à Maîtrise d'Ouvrage) services for partner HLMs Assistant à Maîtrise d'Ouvrage services for partner HLM organizations, providing financial engineering, commercial management, and post-delivery support for fees.
• Résidence Les Annonciades 18-unit VEFA housing development in Saint-Denis featuring shared rooftop garden with 42 planting beds and Permapolis urban agriculture program; 100% sold to first-time buyers (primo-accédants) from social housing.
• Villa Maria 18-unit PSLA housing development in La Plaine Saint-Denis delivered March 2025, developed in partnership with Immobilière 3F (ZAC Cristino Garcia).
• Les Météores First BRS operation delivered in Saint-Denis — 22 housing units with HQE certification, connected to district heating network.
• Les Traversées 50-unit BRS housing development in Saint-Denis (ZAC Confluence), commercialized April 2025 in co-promotion with Plaine Commune Habitat and Plaine Commune Développement at €3,820/m² TTC.
• Les Herbes Folles 53-unit BRS housing development in ZAC des Tartres, Saint-Denis, near St Denis-University metro station; construction started Q2 2025, delivery expected end 2026.
• La Réserve des Arts 41-unit BRS housing development (out of 191 total units) in La Plaine Saint-Denis with wooded facades; co-promotion with Seqens Accession and OFS de Plaine Commune; delivery expected Q1 2027.
• Seinergy 30-unit BRS housing development in Village des Athlètes, Saint-Denis, which accommodated athletes during the 2024 Olympic Games.
• Les Jardins Fajon 64-unit development in Villetaneuse with 20 units in PSLA, located near transport and town center.

Quantifiable outcome

• 381 homes in development across 10 projects in 2024
• +5 more outcomes

Named customers9 records

Segments4 records

Ideal customer profiles4 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Partnerships

14 partnerships are on record, tiered core and minor.

• RMDM Architectes / Paris-Ouest ConstructioncoreImplementation/ SI/ Consulting Partner · 22 April 2025RMDM Architectes and Paris-Ouest Construction formed the design-build consortium (groupement conception-réalisation) selected for Les Traversées (50 BRS units, ZAC Confluence, Saint-Denis), won through a competitive tender process.
• NexitycoreStrategic or Co-development Partner · 14 March 2025Nexity signed a VEFA (Vente en État Futur d'Achèvement) agreement with La CAPS for the Jardins Fajon project at Villetaneuse (20 PSLA units, later expanded). This is a development partnership where Nexity constructs and sells to CAPS for resale to eligible buyers.
• OFS de Plaine Commune (Organisme de Foncier Solidaire)coreStrategic or Co-development Partner · 5 December 2024La CAPS is a founding member of the OFS de Plaine Commune alongside Plaine Commune and Plaine Commune Habitat. The OFS holds land ownership while CAPS commercializes the buildings under BRS (Bail Réel Solidaire), enabling below-market prices. CAPS also assumed the presidency of the OFS.
• Seqens AccessioncoreStrategic or Co-development Partner · 5 December 2024La CAPS entered a co-promotion (co-promotion) with Seqens Accession for the La Réserve des Arts project (41 BRS units, La Plaine Saint-Denis). Both parties jointly develop and commercialize the project, with financing from Action Logement, Région Île-de-France, and Banque des Territoires.
• Bouygues Bâtiment Ile-de-FrancecoreImplementation/ SI/ Consulting Partner · 10 May 2023Bouygues Bâtiment Ile-de-France was selected as the general contractor (entreprise générale) for the ZAC des Tartres — Les Herbes Folles project (53 BRS units, Saint-Denis), built via a conception-réalisation (design-build) contract alongside ITAR Architectures.
• ITAR ArchitecturescoreImplementation/ SI/ Consulting Partner · 10 May 2023ITAR Architectures serves as lead architect for multiple CAPS projects including Les Herbes Folles (ZAC des Tartres) and Les Traversées (ZAC Confluence), operating as part of design-build consortiums.
• Plaine Commune HabitatcoreStrategic or Co-development Partner · 30 November 2022Plaine Commune Habitat (Office Public de l'Habitat communautaire) is the local public housing office and a founding member of the OFS alongside CAPS. La CAPS partners with PCH for co-promotion projects (Les Météores: 22 BRS + 22 social housing; Les Herbes Folles: 53 BRS; Les Traversées: 50 BRS) and acts as AMO for PCH operations.
• CAHP IDF (Collectif d'Animation de l'Habitat Participatif en Île-de-France)minorStrategic or Co-development Partner · 13 September 2022CAHP IDF assists with user participation (Assistant à Maîtrise d'Usage) for habitat participatif projects at rue Dohis (Saint-Denis), helping constitute and support groups of future inhabitants in participatory housing developments.
• Plaine Commune DéveloppementcoreStrategic or Co-development Partner · 7 September 2022Plaine Commune Développement (SEM d'aménagement) is the urban development arm of Plaine Commune territory. It provides land development and amenagement for many CAPS projects (ZAC des Tartres, ZAC Confluence, ZAC Cristino Garcia). La CAPS and Plaine Commune Développement co-develop multiple operations in the territory.
• Groupe GambettaminorStrategic or Co-development Partner · 29 March 2022La CAPS operated in SCCV (Société en Commandite Simple) with Groupe Gambetta for the Les Ecluses project (16 VEFA units at Aubervilliers), where Gambetta served as developer alongside CAPS.
• PermapolisminorImplementation/ SI/ Consulting Partner · 22 January 2022Permapolis is a Saint-Denis-based association that provides urban agriculture and permaculture workshops for residents at Les Annonciades, helping new co-owners design and maintain rooftop terrace gardens through a year-long program of 11 workshops.
• Autre-ChampminorOthers · 22 January 2022Autre-Champ, based in Villetaneuse, documents the urban agriculture project at Les Annonciades through a documentary film produced over the course of a year.
• Immobilière 3F (I3F)coreStrategic or Co-development Partner · 16 September 2021La CAPS partnered with Immobilière 3F to commercialize 18 PSLA units at Villa Maria (La Plaine Saint-Denis, ZAC Cristino Garcia). I3F acted as developer/owner and CAPS handled commercial marketing to eligible buyers under the PSLA scheme.
• SoreqaminorStrategic or Co-development Partner · 16 September 2021Soreqa is the urban renovation company (Société d'Economie Mixte de Requalification et d'Equipement) managing the Marcreux development area in Aubervilliers, where La CAPS planned a 20-unit BRS operation in consultation with the Soreqa-led project.

Scale indicators9 records

Recent moves6 records

Expansion highlights6 records

Broad incumbents

• Vilogia: Vilogia is one of France's largest regional social landlords operating across northern France with a broad portfolio of social rental and accession housing including BRS. Comparable as an established ESH incumbent in the affordable housing space.
• Action Logement: Action Logement is a national social housing operator and financier that participates in BRS financing alongside CAPS partners. It is comparable as a broad incumbent providing both financing and development of affordable and intermediate housing across France.
• CDC Habitat: CDC Habitat is one of France's largest social landlords with national reach and a broad portfolio spanning social rental, intermediate, and accession housing including BRS. It is comparable as a much larger incumbent operating in the same HLM regulatory ecosystem across multiple French regions.
• ICF Habitat: ICF Habitat is a national social housing group (SNCF subsidiary) with a broad portfolio across France, including affordable accession and BRS programs. Comparable as a broad incumbent in the social housing sector.

Direct peers

• Seqens: Seqens is a major French social housing group (ESH) and direct La CAPS co-promotion partner on La Réserve des Arts. It is comparable as a developer-commercializer of affordable accession housing including BRS, operating in the same geographic and regulatory space.
• Plaine Commune Habitat: Plaine Commune Habitat is the local OPH (Office Public de l'Habitat) for the Plaine Commune territory and a founding OFS partner with La CAPS. It is comparable as a territorial public social landlord co-developing BRS and social housing operations in the same market.
• Immobilière 3F: Immobilière 3F is one of France's largest social landlords (ESH) and an active La CAPS partner, commercializing PSLA units via CAPS. It is comparable as a major operator developing social accession housing through BRS/PSLA frameworks, sharing the same target buyer segments.
• Sacilog: Sacilog is a Société Anonyme Coopérative d'Intérêt Collectif pour l'accession à la propriété operating in the Île-de-France region, making it the closest structural twin to La CAPS as another cooperative focused on enabling affordable homeownership through similar BRS/PSLA-type schemes.

Regional players

• Clairsienne: Clairsienne is a regional social housing operator (ESH) based in the Nouvelle-Aquitaine region with a portfolio of social rental and accession housing. Comparable as a regional peer developing affordable homeownership in its territory.
• Domofrance: Domofrance is a major social landlord (ESH) operating primarily in southwestern France with a portfolio spanning social rental, accession, and BRS. Comparable as a regional peer operating affordable housing programs under similar French regulatory frameworks.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks6 records

Key highlights7 records

Customer concentration

• Xlinkedin.com/company/la-caps
• LinkedInlinkedin.com/company/la-caps

Compliance3 records

Revenue estimate

Valuation estimate

Number of profiles

Profiles7 records

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about La CAPS