THE NEXT GENERATION REAL ESTATE PLATFORM - ZILLIOS WHITE PAPER |October 2018 Version 1.7
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THE NEXT GENERATION
REAL ESTATE PLATFORM
ZILLIOS WHITE PAPER |October 2018
Version 1.7
TABLE OF CONTENTS Executive summary 3 Important Notice 5 Token Sale Summary 6 Background and history of Zillios 9 International property trade market and its problems 12 Current vacation rental market and its problems 15 Blockchain in real estate 17 Our solution for sales and rental: Zillios 18 Why Zillios? 23 How does it work? 25 User cases 31 Technology 34 Minimum Viable Product 39 Roadmap 40 Token Launch 44 Token sale details 47 Use of proceeds 49 Marketing 50 Team & Advisors 52 Terms & Disclaimer 56 Legal & Regulatory 56 Risk Management 61
Executive summary
Zillios is the fruit of dozens of years of combined experience in international real estate and offers a
disruptive and highly innovative property sale and vacation rental platform, scalable on a global
level, completely changing actual market practices with all its inefficiencies.
Currently both in property sales and vacation rentals, a limited number of leading portals domi-
nate the market, lacking in transparency and leaving property owners and agents without control
of the position of their listings in portal search results. Processes are inefficient and slow, resulting in
unnecessary costs for the key players involved being dependant on portal traffic.
From a property buyer perspective, the current system leads to limited access to all available
properties since most agents only show part of their properties on real estate portals, because of
the high listing costs. This applies even more to buyers looking for properties abroad, as most por-
tals are mainly home market oriented meaning international offer is fragmented over portals. Add
to that language barriers, different national legislations, and third party middlemen, and it is obvious
that buying property internationally is a cumbersome process.
In the case of vacation rental, owners either have the choice to work with agents or with leading
advertising portals such as Airbnb or Homeaway. In all cases this results in high commissions
and/or non-transparent advertising fees. Owners often do not receive prepayments, and only
receive their payment after the arrival of the customer, while the customer pays for the booking in
full, sometimes 180 days prior to their arrival. Owners and agents are not in control of their rank-
ing within the portal nor do they control the complex booking flow of documents. Vacation renters
suffer from commissions and non-transparent costs.
Having experimented these pitfalls first hand, we think it is time to shake up the real estate market,
and that is why we created Zillios. Zillios is the next generation real estate platform; offering great
value, control, transparency, and real time blockchain based peer-to-peer transactions to agents,
home buyers, renters and owners all over the world. Zillios completely changes the way the real
estate market operates with its 0% commission model, providing a state of the art scalable infra-
structure to all key stakeholders, including smart contract based features to tackle current ineffi-
ciencies in rental and buying processes.
Zillios is based on a revolutionary freemium model, offering free property listings both to owners
and agents thus exponentially boosting global property listings. Within Zillios the listing position of
individual properties in regional search results can be controlled with a pay per click auction bid-
ding, common in digitally advanced sectors like e-commerce. This innovative geo based bid-
ding system is a unique feature in both the property sale and vacation rental portal market, giving
users full control over their property listing position and marketing budget.
Zillios tokens play a key role in jump-starting and growing plat-
form use. The Zillios token has numerous premium utilities to
enhance its real estate ecosystem, including rental and sales func-
tionalities. Additionally Zillios token will serve the Zillios API, the gate-
way to real estate value chain integration and facilitates a lead
model for partner collaborations like mortgages and insurances.
3Smart contracts will support the buying and
booking processes, allowing real time public key
stamped rental and offer contracts taking away
trust barriers and inefficient communication
between the parties involved. Blockchain based
property transfer is foreseen in Zillios´ technol-
ogy providing a future proof infrastructure.
Thanks to the efficiency of smart contracts and the game changing auction model, Zillios works with
a 0% commission business model for vacation rental and for sale listings. This will bring a new revolu-
tion in the portal advertising market after Airbnb led the last one.
Zillios is not just about the technology, but it will actually help agents and owners to promote, sell and
rent their properties in an affordable and transparent way. A comprehensive marketing strategy,
rolled out country by country, brings in qualified traffic, unlimited leads, and direct bookings. Zillios is
all that agents, property managers and owners will need!
After years of development, Zillios recently launched the live beta version of its platform on www.zil-
lios.com. With over 1.000.000 sale and vacation rental properties already online in its beta version,
Zillios has a great basis for fast expansion.
The token sale proceeds will be used to give shape to the technological and commercial roadmap,
kicking off with the project in Spain and France and soon conquering the world. With over 10 million
vacation homes in over 500 popular holiday regions and hundreds of thousands of transactions a
year in international property sales, the potential is immense!
Zillios takes away current real estate market
inefficiencies and provides a unique block-
chain powered infrastructure for all key
players involved.
Zillios will shake up the real estate world!
4IMPORTANT NOTICE!
This document (“Whitepaper”) is not endorsed by any gov-
ernment authority. It is only available on www.zillios.io and
may not be redistributed, reproduced or passed on to any
other person or published, in part or in whole, for any pur-
pose, without the prior written consent of Zillios Limited.
This Whitepaper, or any part of it, must not be taken or trans-
mitted to any country or territory where its distribution or
dissemination is prohibited or restricted. Any natural per-
sons or legal entities who comes into possession of this
Whitepaper must inform themselves about and observe any
relevant legal or regulatory restrictions they may be subject
to and seek all necessary professional advice. By any such
natural or legal person (“you” or “your”) accessing this White-
paper, you agree to be bound by this requirement.
5Token sale summary
Seller Zillios Limited (“the Company”, “we”, “us” or “our”)
A Gibraltar private limited liability company
Company no. 117468
Registered address:
Suite 7, Hadfield House, Library Street, Gibraltar
Purchase Website www.zillios.io (“Website”)
& instructions Purchasers must follow the instructions on the Website to
purchase ZLST.
Token Sale Terms To be made available on the Website. Each purchaser of ZLST
& Conditions must ensure that they carefully read the terms and conditions
and obtain any necessary legal advice before agreeing to them.
Token Name ZLST
(to be sold during
Public Sale Period)
Token Ticker ZLST
(of the Zillios Token to
be sold during Public
Sale Period)
Project The Zillios Platform has the following elements:
Summary The Company is proposing to develop a next generation prop-
erty platform with blockchain technology, which will offer a
unique and disruptive solution in the real estate portal advertis-
ing market. Zillios is totally different than other real estate
portals with a revolutionary and transparent freemium model
offering a complete solution for property buyers, renters, prop-
erty managers and vacation home owners.
Zillios intends to become the largest platform for international
property searchers, both for sale and holiday rental. Zillios
offers full marketing control for advertisers on position and
budget through its proven PPC (pay per click) model. Zillios facil-
itates rentals and offer closings through blockchain based
smart contracts. Further details of the platform, the services we
will offer, and the technology powering the whole project
(collectively, the “Zillios Platform”) are set out in this Whitepaper.
6Public
Public sale is foreseen April 2019 (exact date TBA).
Sale Period
Total Token 1,000,000,000 ZLST
Supply
Availability: 400,000,000 ZLST
ZLST - during (total sum available will ultimately be dependent on the number of
tokens sold in the prior private sale)
Public Sale Period
ZLST price US$0.0625 = 1 ZLST, exclusive of transaction fees or costs
ZLST may be purchased in fractions up to 18 decimal places
Minimum Will be communicated after pre-sale
investment
Accepted methods ETH transferred to the digital address specified on the section
of payment of Website accessible by each registered contributor, payable
at the applicable ETH price determined by us and specified on
the Website at the time of purchase.
Alternative methods of payment may be accepted at a later
date which (if available) will be published on the Website.
The Company will never publish any Token Sale address
anywhere except for the section of the Website available to
registered users only.
Distribution of ETH contributors to receive ZLST upon activation via smart
purchased ZLST contracts.
tokens (ZLST)
7Authorised The only communication channels authorised by the
communication Company for the purposes of the Token Sale are:
channels
www.zillios.io
info@zillios.io
twitter.com/zillios_info
www.facebook.com/zillios
t.me/zillios_io and t.me/zillios
medium.com/@zillios
www.reddit.com/r/zillios
www.linkedin.com/company/zillios
8Background and history of Zillios
The development of Zillios has been the result of years of business experience in the international
real estate market. Profound knowledge in the fields of holiday rental, property sales, technology and
marketing lead to the idea to create a highly innovative blockchain based real estate platform.
2010 2012 2013
Acquisition of Holiday Home Vision in the Opening the first office in
AzurSelect Netherlands was founded Spain
2016 2015 2014
IMMO ABROAD launched Estatefy IMMO ABROAD
its international website was founded was founded
2017
Estatefy 1500+ users and 200.000+ properties |
2018
IMMO ABROAD 200 agents, 20.000 properties for sale and
ICO Zillios
60.000+ vacation rentals | Start of development of Zillios
THE NEXT GENERATION REAL ESTATE PLATFORM
2009
The opening of our software development centre in Eastern Europe
with a professional team of highly experienced developers, building
the group´s first online vacation rental software.
2010 Acquisition of AzurSelect, a luxury vacation rental website. AzurSelect
offers luxury villas for rent in South France with Western Europeans as
a target group. The first version of the vacation rental software was
implemented with the new online booking engine for AzurSelect.
2012
Holiday Home Vision in the Netherlands was founded and, with this
name, the first high traffic vacation rental bookings portal was started.
At the beginning of 2012, the first collaboration started with the com-
pany Novasol. Novasol offers over 50.000 vacation rentals, which were
then added to the Holiday Home Vision portal. Later in 2012, a collabo-
ration with Interhome Switzerland was set up, increasing Holiday Home
Vision´s rental offer with another 33.000 vacation homes. This helped
Holiday Home Vision become one of the larger European vacation
rental websites.
92013 The group opened its first office in Spain (Valencia province) to manage
the vacation rental business in its largest target market. There was then
a change made to its platform, offering a new technology with an all in
one solution for vacation homes, both for sale and rent (the start of
what is now Estatefy.com).
2014
IMMO ABROAD was founded, a real estate concept bundling properties
of partner agencies in popular holiday regions around the world with a
strong focus on the French and Spanish real estate market. IMMO
ABROAD is aimed at foreign buyers and works as a no cure, no pay lead
generating branding concept for small and medium-sized real estate
agencies. In the same year, several real estate offices in Spain and
France were purchased/opened which resulted in profound knowledge
of the local real estate business in these markets.
2015
After 7 years of real estate software development, the group realized its
software was state of the art and very interesting to provide as a service
to other real estate agents. For this reason, Estatefy was founded.
Estatefy is a cloud-based all in one solution for real estate profession-
als, vacation rental property managers, and property owners. It pro-
vides an easy to manage mobile responsive website and CRM system,
as well as the capability to upload properties to the best-known adver-
tising portals (rental and sales) with the built in XML manager. The new
website of IMMO ABROAD is built with Estatefy software and served as
a testbed to optimize the technology.
2016
IMMO ABROAD launched its international website covering over 2000
popular vacation towns in Spain and France and offering over 80.000
vacation homes. Additionally, IMMO ABROAD offers content for over
500 popular vacation home regions worldwide. At the end of 2016
IMMO ABROAD started a partnership with online marketing agency
Ecommerce Managers from Barcelona. On a yearly basis the concept
of IMMO ABROAD generates 30.000+ leads interested in vacation
homes to rent and/or buy.
In the same year, the idea of Zillios is born as an international high traf-
fic real estate portal, with revolutionary free property listing for agents
and owners, and with a revenue model based on pay per click. The auc-
tion-based cost per click allows owners and agents full control of their
property listing position and marketing budget. This proposition, which
will change the portal advertising market, was gradually worked out.
102017
Estatefy added marketing services, offering an all in one software+mar-
keting solution for real estate agents and property owners. Estatefy
now has 1500+ users and over 200.000 active properties. IMMO
ABROAD reaches the number of 200 agents and 20.000 properties
connected for sale and over 60.000 vacation rentals online. Zillios tech-
nical infrastructure has been defined and development started from
here.
2018
IMMO ABROAD added new regional partners on the Costa del Sol, the
Costa Blanca and the Cote d´Azur in France bringing in many new local
agencies. Ecommerce Managers joined the group as a shareholder
extending the group´s knowledge and experience in online marketing.
The group decides to start an ICO to promote the Zillios project world-
wide. The first version of Zillios is ready by the end of June 2018 with
1.000.000+ properties (sale and vacation rental) in Spain and France.
Through the years the group has worked
Zillios is the
with many well-known real estate related
marketing channels. These include some
of the leading international property and
result of over vacation rental portals such as: Rightmove,
Zoopla, Kyero, Green Acres, Immowelt,
HomeAway, Airbnb, and Booking.com. This
10 years of real provided us with a good impression of how
portals work; including the different reve-
estate market
nue models, differences in operations, and
best practices. Most importantly, this expe-
rience revealed the pitfalls of the leading
experience! property portals. We created Zillios with
the mission to become a worldwide leader
in selling and renting vacation homes by
succeeding where others have failed.
The name Zillios is derived from zillion, a huge quantity.
Zillios has been designed to become the real estate platform
with the largest number of international properties, offering
superior user experience to all key players.
11International property trade market
and its problems
Before explaining more in detail why Zillios is a revolutionary solution, this chapter will highlight
current market practices of property sales and vacation rental and their pitfalls.
In the past 15 years we experienced first hand that real estate business is in many ways still a very
traditional market with a lot of parties involved in buying/selling a house. This makes the process of
buying a property long, costly, non-transparent and inefficient, especially in international transac-
tions.
When searching for an international property to buy or to rent, the majority of people start their
search in Google. The Google search results are dominated by the main real estate portals, which
makes it costly and difficult for individual agents to promote their listings. Most agents don't have the
knowledge or budget to properly set up their own marketing, let alone on a international scale.
In the current real estate market that is controlled by a limited number of property portals we
encounter the following inconveniences:
REAL ESTATE PORTALS: NATIONAL FOCUS
Property portals are mainly focussed on their local market and offer limited listings and
attention for properties abroad. For international buyers property listings are fragmented. A
total view is missing, complicating the search process.
REAL ESTATE PORTALS: EXPENSIVE
Most of the leading real estate portals require monthly subscriptions and/or set high prices
per property listing without any guarantee of results on spend advertising fees. As there are
only a few leading portals per country, serving thousands and thousands of real estate
agents, costs per lead keep on rising.
REAL ESTATE PORTALS: A BLACK BOX FOR AGENTS
A general perception is that the typical monthly portal listing fee (based on amount of prop-
erties listed) lacks transparency and creates a perception of lack of control with estate
agents. The agent cannot influence the search result position of individual properties within
the portal, even though many agents would like to be able to show their most attractive
properties at the top.
LIMITED PROFILES: LIMITED AMOUNT OF PROPERTIES PUBLISHED
The current model causes agents to publish only a limited amount of properties on portals,
most of them being small and medium sized agencies with limited budgets. Although it may
seem to the potential buyer that all properties are shown in certain areas, this is usually not
the case. Lack of exposure of these properties excludes both buyers and sellers from the
market.
12Listing: Standard listings
Real estate agents have shifted from classified ads in newspapers to online listings in property
portals. However, compared with the more sophisticated e-commerce sector, real estate
listings are behind in terms of content quality, accuracy and use of technological possibilities,
like true-view property visualisation avoiding unnecessary travel.
Difficult: Selling a property without agency
For property owners interested in selling without agent, getting exposure is difficult as quite a
few property portals do not accept listings directly from owners. Promoting individual proper-
ties online can be expensive and marketing knowledge is necessary. Additionally, especially in
case of vacation homes, owners often live in other locations meaning they are not able to show
around potential buyers or experience language barriers.
Buying directly from the owner: Lack of third party trust mechanism
In negotiations between buyer and seller, without the support and knowledge of a real estate
agent, trust is key. Often agreements initially are oral and in many countries third party escrow
system for down payments are not available and less in international surroundings.
Inefficient: Deal closing and transaction processes
The full process of buying a property abroad can be complex and full of uncertainties. Availabil-
ity of the correct legal papers, negotiation of terms, pre-sales agreement, manual processes
and various parties involved makes the process intransparent and inefficient for the interna-
tional buyer. Not only distance, but also different legal systems, language problems, unfamiliar
paperwork and international down payments often cause the mechanism to stop.
Competitive landscape of property portals
Looking at the main real estate portals in Europe, a limited number of them dominate the landscape. United
Kingdom top portals Rightmove and Zoopla are amongst the largest players, both of them offering overseas
only as a side business. Zoopla is particularly interesting since an important part of their impressive growth
comes from diversification, adding complementary value chain services like comparison and financing to their
portfolio. In Spain mainly local portals are found with Idealista being market leader. Kyero is a UK portal specif-
ically aiming at foreign buyers in Spain (and Portugal), but in a traditional way. In France SeLoger is the leading
portal for the national market, focussing also on lead generating services. Green Acres is a successful French
portal aimed at foreign buyers in 12 countries, working with the traditional paid listings. In Germany Axel
Springer group Immobilien Scout 24 is quite large, aimed at the national market. In Benelux and the Nordics
no significant internationally aimed portals are found.
All of these portals have significant revenues and growth based on paying agents, some of them with addition-
al services. None of these portals offer free listing for agents and owners, limiting significantly the amount of
properties available for sale for international buyers.
13Real estate portals are big businesses around
the world in terms of revenue and profit
Immoweb Hemnet
IS24
Right
Move
Seloger
Zillow
Move
iProperty
REA TMP
LEGEND
REVENUE Domain
EBITDA
Source: http://www.mikedp.com
There are clear leaders in terms of overall
revenue and profitability
FULL YEAR FINANCIAL COMPARISON
$900
$800
$700
$600
$500
$400
$300
$200
$100
$0
REA Group Immobilien Rigthmove SeLoger Domain Zoopla Zillow Immoweb Trade Me Hemnet Move
Scout24 Property Group Property
Group
Revenues EBITDA Source: http://www.mikedp.com
14Current vacation rental market and its problems
The vacation rental market is dominated by a small number of very powerful companies, like Airbnb,
Homeaway and the Trip Advisor Group, who take up a large part of traffic and bookings
Marketshare of vacation rental
bookings amongst OTAs in Europe:
24.2% Homeaway, VRBO
23.7% Airbnb
2.4%
22% Booking.com, Agoda
16.5% Tripadvisor, Holiday Lettings 11.4%
11.4% Alternate 24.2%
2.4% Expedia
16.5%
Source: 23.7%
Rentivo vacation rental distribution 22%
3.1%
4.1%
9.9% Marketshare of vacation
rental bookings:
35.6%
35.6% Direct
14% 17.8% Homeaway, VRBO
15.5% Airbnb
14% Booking.com, Agoda
9.9% Tripadvisor, Holiday Lettings
15.5% 4.1% Alternate
17.8% 3.1% Expedia
15Before Airbnb entered into the market, holiday home owners had the choice to rent their property
out through a travel agent, that charged them 25-30% for every booking they provided, or to adver-
tise themselves on portals such as HomeAway, which was by far the market leader for holiday rental
advertisement. Airbnb stirred up the market by facilitating online bookings, allowing owners to adver-
tise their holiday home, or a simple room for a booking commission of 3%, while also charging the
holiday home renter a variable fee as well. This system rapidly brought Airbnb a huge amount of tem-
porary rental properties.
As a counter reaction HomeAway offered owners and agents the choice between a paid listing
including online booking system or a free subscription with online booking system as well, but
instead of a listing fee, a booking fee consisting of a percentage of the booking. In both cases the trav-
eler must pay a fee as well, which varies according to the rental price, making the pricing non-trans-
parent. Effectively they moved from an advertisement portal business model to an online subscrip-
tion portal business model. Additional charges are a credit card processing fee and an international
surcharge, upping the fee for the traveler to a maximum of 12%.
But despite the changes in the last years, some for the good, some for the bad, there are a number
of vacation rental market problems that still haven't been resolved properly:
VACATION RENTERS: HIDDEN COSTS AND LONG TERM AHEAD PAYMENTS
One of the main complaints in the vacation rental sector concerns unclear costs.
Vacation renters often experience non-transparent portal commissions, high payment
method costs, cleaning costs, separate linen rental fees, etcetera, which drastically
increases the initially advertised rental price. On top of that vacation renters often have to
pay 100% of the rental price on the date of booking, long before their rental period starts.
VACATION RENTERS: LACK OF TRUST
Many renters fear being cheated with non-existent vacation houses or trouble receiving
deposit refunds. This is one of the reasons renters use well known portals, trusting their
offer and taking for granted their fees and non-transparent conditions.
AGENCIES AND OWNERS: DEPENDENCY ON PORTALS
The leading rental portals dominate the search engines and other marketing channels,
making it hard to rent a property without them. Doing your own marketing for a single or
limited amount of properties is costly and requires thorough marketing knowledge. There-
fore, most agents and owners are forced to use portal services to obtain bookings and/or
try to create complex costly PPC campaigns with third party service providers involved.
AGENCIES AND OWNERS: FEES AND COMMISSIONS
One of the biggest issues for owners and agencies alike concerns the costs they have to
pay to portals, be it on an advertising subscription basis or commission based. It is not
possible to work with a flexible marketing budget to promote specific dates of availability.
The only option to highlight a specific period which is available is through last minute
discounts.
16AGENCIES AND OWNERS: NO CONTROL ON LISTING POSITIONS
Despite monthly/yearly subscriptions or booking commissions, agents and owners can’t
control the position of their property within the search result, which is only based on date,
location, and the number of people that can be accommodated. This means the market-
ing budget isn’t used optimally.
OWNERS: RENTAL INCOME DELAYS
Both rental market leader Airbnb as well as TripAdvisor retain the rental payment paid by
the renter up till the day after his arrival, meaning owners sometimes have to wait half a
year or longer until they receive their money. If a renter refuses the house upon arrival this
is even a bigger problem.
OWNERS: LACK OF ALL-IN-ONE SOLUTION
Owners do not usually have their own software with processing and document flow solu-
tion (such as invoices, payment reminders, vouchers for arrival) for their vacation proper-
ty, nor a website with XML portals connections, limiting their options to effectively rent
their vacation property. Owners basically have the choice between working with portals
like Airbnb, without control on the booking payment but with a processing and document
flow solution or working with portals like HomeAway that offer the possibility to collect the
payment directly, but without the processing and document flow option. Working with
several portals at the time requires a complex calendar administration to avoid double
bookings, lacking intelligent solutions.
Blockchain in real estate
A Blockchain can record transactions between two parties efficiently and securely. With its ability to
authenticate and track transactions in real time, it makes it into a game changer in real estate. Block-
chain technology with real-time public ledgers will make it possible to have transparent transactions
and much faster processes. Ownership of a property can be recorded securely and completely
transforms the process of property buying and selling.
Ownership - Digital goods or services are validated and tracked by a system that is trans-
1 parent yet secure, which guarantees unquestionable truth regarding ownership of an asset
and ownership of transactions made on that asset. Even non digital goods (such and real
estate property) are increasingly having digital twins, which will be also subject to the power-
ful properties of blockchain.
Trade - As a network, Blockchain connects the different participants in a market in ways that
2 were previously impossible. It can create a new trustless abstraction for things such as prop-
erty, currency, reputation or identity. This has incredible potential to reduce the need for
intermediaries and make trade more efficient and cost effective.
17Trust - As digital goods are traded across the web, Blockchain constitutes a powerful ledger
3 of authenticity and validation across a network of market participants. It allows participants
in any transaction to have visibility into the ownership, properties and history of an asset,
and make their decisions based on that. With Blockchain, this can be done without the need
to trust the other party in the transaction and without the need to bring external entities (eg:
auditors, certifiers, etc) to provide trust about the transaction.
Real estate is a market with a high number of participants. Homeowners, Buyers, Property Agents,
Renters, Holiday Rental Agents, and a suite of diverse services such as Notaries, Lawyers, Mortgages,
Insurance, Movers, Construction, Cleaning, Maintenance, Security and other convenience services.
Naturally, these players don’t necessarily trust each other, and nowadays a considerable amount of
intermediation is needed to provide that trust.
Blockchain, as a decentralized public ledger for real estate, with ownership registry of properties,
offers possibilities to transform processes and make them more efficient and transparent. The ability
to create smart contracts for the key interactions between the market participants outline above will
automate processes, streamline transactions and avoid the need for third parties’ assistance, which
will result in much lower costs.
While preparing the Zillios ICO outlined in this white paper, the Zillios founders and tech team read
the whitepapers and business propositions of dozens of other blockchain initiatives in the real estate
space extensively. We found out that some of them are promising, however focusing merely on toke-
nized transactions or tokenized assets. While the Zillios team agrees that the future will take us in
that direction, we believe that smaller steps are needed to make Zillios profitable and sustainable on
a shorter term. We want this to be a sound business, and that’s why we designed our token roll out
and blockchain enabled processes in sustainable phases, to optimize adoption across the market,
and generate sustainability.
Our solution for sales and rental: Zillios
Current market pitfalls and the knowledge that blockchain offers great possibilities to automate pro-
cesses and streamline transactions, drove us to set up a revolutionary and highly innovative interna-
tional real estate platform, completely different than the rest!
Zillios has numerous features that distinguishes it from the existing property and vacation rental por-
tals to solve current market problems and provide real added value for property owners, buyers,
renters and agents.
Where leading portals dominate the property and rental markets with unclear costs, monthly fees
and high commissions, Zillios offers free property listing, 0% commissions on rental bookings and
fully controllable flexible marketing expenses with its auction based cost per click bidding model.
The use of blockchain and smart contracts will take away inefficiencies of current real estate business
processes and at the same time offer more transparency for the stakeholders involved. Zillios will
apply a clever token utility ecosystem in which qualitative participation is rewarded enabling growth
of platform usage by property owners, buyers, renters, agents and third party real estate related
services.
18Zillios aims to have the largest possible offer of international properties: over 1.000.000 sales and
rental properties will be online already at the start of the Zillios token sale. By offering API access to
its state of the art technology, Zillios makes its infrastructure scalable enabling key players in proper-
ty buying and vacation rental to use its platform.
Sellers: Agents and owners
Zillios is created to serve both agents and owners, offering them unlimited free listings, so they will
include all of their properties instead of just a selection. Sellers can directly influence the search
results and visibility of their properties per geographic location by placing bids through the pay per
click auction model including use of the Zillios token. A transparent and flexible system, without mini-
mum monthly fees. This is a unique feature, as the leading real estate portals do not offer control on
individual property positions.
Zillios provides relevant traffic, unlimited leads and smart tools, making it a perfect marketing solu-
tion for agents and owners. Because of a direct integration with Google, properties of real estate
agents and owners will be indirectly present in relevant geo based paid Google searches, without
needing any marketing knowledge or expensive agencies. Owners and agents will benefit from
Zillios´ one-stop-shop marketing & sales solution with automatic listing translation and easy access
to international buyers.
Thanks to the blockchain based smart contracts, real estate deals will be facilitated in real time, with
or without agents, making interaction faster, more transparent and cost efficient.
Zillios is the only international real estate portal where
both owners and agents can publish all their properties
for free, resulting in a one-stop-shop platform for
international buyers and vacation renters.
Buyers
Zillios is created to serve both agents and owners, offering them unlimited free listings, so they will
include all of their properties instead of just a selection. Sellers can directly influence the search
results and visibility of their properties per geographic location by placing bids through the pay per
click auction model including use of the Zillios token. A transparent and flexible system, without mini-
mum monthly fees. This is a unique feature, as the leading real estate portals do not offer control on
individual property positions.
Zillios provides relevant traffic, unlimited leads and smart tools, making it a perfect marketing solu-
tion for agents and owners. Because of a direct integration with Google, properties of real estate
agents and owners will be indirectly present in relevant geo based paid Google searches, without
needing any marketing knowledge or expensive agencies.
19Owners and agents will benefit from Zillios´ one-stop-shop marketing & sales solution with automat-
ic listing translation and easy access to international buyers.
Thanks to the blockchain based smart contracts, real estate deals will be facilitated in real time, with
or without agents, making interaction faster, more transparent and cost efficient.
Vacation rental
Decentralized blockchain technology empowers people. That is exactly what is needed in the rental
market dominated by third parties intervening between the house owner and renter. The Zillios plat-
form will allow a true peer-to-peer rental economy although agents will not be excluded as owners
can choose to have them manage their rentals.
For rental agents and vacation home owners Zillios offers a one-stop-shop marketing & sales solu-
tion generating direct bookings, traffic and contacts. Property listing is free and flexible cost per click
bidding can be used to influence the geographic based vacation listing positions. Bidding on specific
vacation dates is foreseen as well, a unique feature to maximise marketing investment return, since
vacation rental is about time management. With the use of smart contracts, bookings can be made
directly on the Zillios platform, which includes a comprehensive vacation booking module and book-
ing payment control. And, most importantly, Zillios charges 0% rental commission.
Vacation renters will benefit from 0% commission smart contract bookings, including safe rental
deposit escrow services and validated ownership of vacation homes.
Zillios brings the next revolution in vacation
rental charging 0% commission!
Third parties
Zillios will be an open infrastructure platform, allowing access and interaction not only to the main
players but also to a variety of real estate related services, like notaries, lawyers, mortgage brokers,
banks, insurance companies, valuation companies, movers, construction companies, cleaning, main-
tenance, security, utility provisions, etcetera. Zillios will have a highly relevant audience for those third
parties who offer their services to homeowners, buyers, and vacation rental. Individual user data will
not be sold, but users can choose to make use of trusted expert third party services. Users will be
guided through clear process flows and can interact directly with experts who are connected
through the Zillios API. Users will be offered token based advantages generating additional revenues
for third parties.
20With this model Zillios is offering more than just branding, promotion and leads since the API enables
direct interaction with experts while processes are managed effectively through smart contracts. The
foreseen growth of the platform will offer additional valuable services to third parties, like big data
and real estate market insights.
Real Estate Market Pitfalls & Zillios Solution
CURRENT MARKET PITFALLS ZILLIOS SOLUTION
International property sales International property sales
Leading portals have national focus, international Largest possible offer of international properties
offer is fragmented in 500+ popular regions
A limited number of properties is placed on Free property listing to real estate agents &
portals since they charge per listing property owners
Agents and owners have no control over the Full control over individual and geo based
positioning of a property within the search results property listing positions
Real estate portals lack transparency and Transparent and flexible marketing expenses
flexibility in marketing expenses through pay per click
Marketing for small amount of properties is One-stop-shop marketing & sales solution for
not cost efficient owners and agents
Inefficient deal closing and transaction processes Hassle free smart contract international deal closing
Selling a property without agency is difficult Blockchain based efficient and transparent processes
Lack of trust mechanism in transactions Trusted third party property services for buyers
between buyer and seller and sellers
International property buying is complex with Comprehensive tools, content and service for
legal and fiscal differences international home buyers
CURRENT MARKET PITFALLS ZILLIOS SOLUTION
Vacation Rental Vacation Rental
Vacation renters suffer from hidden costs and 0% commission vacation rental booking for all parties
long-term ahead payments
Blockchain-based smart booking and escrow
Lack of trust for vacation renters: no control on solutions
payment and deposit
Comprehensive booking management system
Agents and owners pay high fees and/or commis- including payment ownership and document flow
sions with often long delays to receive payment
Free relevant traffic from all main marketing channels
Agencies and owners depend on portals for traffic
and bookings Full marketing control over property listing positions
and vacation dates to promote properties on specific
Agents and owners have no control over property dates
listing positions within the search results shown by
portals
21Zillios benefits per stakeholder
Homeowners benefit from: Holiday homeowners benefit from:
Free property listing without need of Bookings without portal/agent commissions
an agent
Full control of rental payments
Easy access to international buyers
Comprehensive booking system
Efficient blockchain direct deal closing
Trusted third party rental service providers
processes
Individual, flexible and affordable
property promotion
€
Property agents benefit from: Buyers benefit from:
Unlimited free property listings and leads One-stop-shop international property portal
Easy access to international buyers Transparent and efficient deal closing process
Efficient blockchain deal closing processes Trusted third party assistance
Geo based flexible and affordable Smart tools and property buying guides
property promotion
RENT
Vacation rental agents benefit from: Vacation renters benefit from:
0% commission vacation rental bookings Transparent rental booking with
0% commission
Full control of rental payments
Direct booking
Flexible, date-based vacation homes
promotion Trusted booking and deposit through
smart contracts
Efficient rental processes based on
blockchain Access to additional vacation services
22THE NEXT GENERATION REAL ESTATE PLATFORM
Third party benefit from: + 1.000.000
PROPERTIES
Access to real estate stakeholders
Qualified leads
Branding & promotion
Big data & real estate market insights
API connectivity
Why Zillios
Zillios causes a revolution in the real
estate market using blockchain
technology and a disruptive business
model to break the dominance of
the leading portals.
SCALABLE PLATFORM
Next generation platform serving key
stakeholders in real estate worldwide
23ENABLES EARLY
ADOPTION OF BLOCKCHAIN
Zillios helps real estate stakeholders to make
their business processes more efficient
EXPONENTIAL PROPERTY
FREE LISTING
LISTING AND USER GROWTH
The disruptive model of free listings and 0%
commission will drive platform use
PAY PER CLICK REVENUE MODEL
Sophisticated auction bidding system, proven
in advanced markets, new in real estate
COMPREHENSIVE TOKEN ECOSYSTEM
Zillios token has a key role in growing platform
use bringing together all key players in one
global real estate platform.
EXPERIENCED TEAM
Seasoned entrepreneurs in real estate,
technology and marketing
READY TO EXPAND
After years of development phase one is live
with over 1.000.000 properties online
Zillios is not just another portal, but offers a platform with full infrastructure serving all key players
in property buying and vacation rental. Zillios offers free access to great technology and transpar-
ent costs for fully controllable and flexible marketing spend. Zillios puts an end to unclear costs,
monthly fees and high commissions, the business model of current leading portals.
24How does it work?
Zillios is about using blockchain to make real estate processes more efficient, not to replace people.
A lot of home buyers and sellers prefer to work with agents as they themselves do not have sufficient
knowledge and confidence to deal with important matters like property buying with great financial
impact.
Zillios brings transparency in the processes and guides the buyers/seller and even agents. With the
help of clear processes and smart contracts Zillios offers a platform to buyers and sellers to interact
directly with each other and to ask for assistance of third party experts during the journey. In the end,
each individual wants to choose the way of working he or she is comfortable with.
Agents & Buyers &
Owners Renters
Valuation
BID
Legal Service Search NOW
for property
Start your offer process with smart
Providers
contract blockchain technology
Movers
BOOK
Core NOW
Renovation Transaction Start your offer process with smart
with Zillios
contract blockchain technology
Zillios token is the driver of a comprehensive
ecosystem bringing together all key players in
one global real estate platform.
25Zillios brings transparency to the real estate market by connecting the different participants through
the blockchain and through the economy created by the Zillios token.
As seen in the diagram above, we tackle the market first through the buying/renting journey of a user
of the Zillios portal or mobile app. The interactions between participants are being made transparent
and time efficient. Smart contracts enable the transaction and allow payments in Zillios tokens. After
a transaction occurs, Zillios gives the buyer/renter the option to opt in to expert services provided by
our partners, through Zillios partner API. All interactions are transparent and all legal documents are
stored safely in a decentralized storage system and connected to the blockchain.
Superior User Experience
The Zillios platform has been designed for superior navigation and great usability experience. Each
available property in Zillios will be shown in users geographical property search results, which can be
fine-tuned with filters. Properties with more qualitative content will be more visible. Agent and owners
will be stimulated to offer high quality property listings, like walk-through trueview 3D video, to enable
virtual visits facilitating international property buying and rental transactions. The Zillios algorithm will
further be developed to match sellers with potential buyers and will become more sophisticated over-
time based on big-data and artificial intelligence.
Automatic listing translation will help to connect property buyers, sellers and agents overcoming
international language barriers. This way the sales and rental potential increases exponentially. Addi-
tionally, Zillios will develop content guides on international property and top holiday regions, helping
users in their orientation process and attracting new visitors.
A user friendly mobile app is key for portal usage and user retention. In the development roadmap a
mobile app is planned to search and save properties, to set alerts for new properties and to commu-
nicate directly between parties including smart contract based offer agreements. For vacation rental,
the mobile app will incorporate a smart contract based booking process. User experience will be a
strong point of focus during further development, since this determines the success for owners and
agents.
Zillios´ intelligent software automatically identifies suitable properties in the most important regions
for international property buyers. Already 1.000.000+ sales and rental properties are available online
in version beta. New agents and property owners can easily create an account in Zillios and add their
properties for sale and rental homes from their dashboard in bulk, all for free! This means the
number of properties will expand rapidly on an international level. The great advantage for users,
especially international buyers, is that they don´t have to visit dozens of websites, as Zillios will show
it all. For rental, Zillios also offers free listings to agents and property owners. And, at the same time
Zillios does not charge any commission on the rental fee to owners or agents and neither to vacation
renters.
Zillios enables a revolution in real estate applying
blockchain and a disruptive 0% commission business
model to break the dominance of leading portals.
26Blockchain and smart contract technology
Whereas currently the online property search usually stops when an attractive property has been
found, Zillios will pave the road towards blockchain based real estate transactions allowing the key
stakeholders to finish their journey once starting at Zillios.
In order to facilitate the complicated international real estate purchase process Zillios will offer easy
to use process flows, the steps needed to formalize the purchase of a property, adapted to local regu-
lations. Buyers, sellers as well as agents can easily follow these steps and will be informed real time on
the status of the transaction. This will enable buyers and sellers, with or without agent, to efficiently
communicate with each other and formalize a property sale.
In the first development release Zillios will offer a smart contract based private sale agreement
enabling buyers and sellers to close a deal. Buyers can make a first offer on the Zillios web or mobile
app which can be accepted, rejected or counter-offered by seller (through an agent if he will be
involved from seller side). During the deal closing process, buyer and seller can agree on terms like
deposit and either party can make use of additional expert services as they wish. When the offer gets
accepted, a smart contract will be activated which will execute automatically based on the agreed
terms. As a result of the smart contract a time stamped agreement digitally signed by the parties is
automatically created. After the initial pre-sale has been agreed, the buyer and seller are guided
through the next steps and further preparations for the final sale will have to be done, like proof of
ownership, down payment, mortgage, energy certificates, etc. This will imply an extraordinary prog-
ress in the worrisome international buying process, where matters like paperwork, third parties,
language barriers, distance and lack of trust usually complicate and delay the process. The threshold
to buy a house abroad will be significantly reduced and the buyers market will be larger.
Initially the blockchain based smart contracts will include all the pre-sales agreements and processes
within current legal possibilities, prepare official documents effectively for signing at the notary to
validate the property transaction and official registry. With time, when international public registers
will evolve on public ledger technology, these entities will be connected enabling the whole interna-
tional sales process through smart contract functionality, making Zillios an end-to-end platform for
property sales. So, Zillios will facilitate end-to-end international blockchain based real estate transac-
tions following public authority developments to connect the necessary public registers to the block-
chain offering a future proof infrastructure.
Zillios offers peer-to-peer real-time blockchain
based rental and sales closing, changing the
traditional real estate market.
27For vacation rental a direct booking functionality based on self executing smart contracts will be creat-
ed as part of the roadmap. This will generate real time safe peer to peer bookings, including smart
contract based deposit and down payment solutions for a small and transparent tokenized fee, taking
away the most important issues of the current rental market and allowing direct transactions between
owners and renters, without commissions.
Blockchain and smart contracts will not only manage the smart working of the Zillios platform, but also
enable solutions that facilitate real estate and rental processes. This means that buyers, sellers and
agents can easily follow the blockchain based smart contract steps, without any technological knowl-
edge. Real estate stakeholders who use the functionality offered by Zillios will become early adopters
of blockchain technology and gain a competitive advantage.
Attractive houses on top: auction system
Zillios offers a free listing system, without any cost and no commissions or lead charges. This is unique
in the real estate portal market and will lead to a significant growth of property listings benefitting the
offer for potential buyers and users.
In order to get more visibility, visits and leads, Zillios allows agents and owners to place bids for select-
ed (or all) properties to make them show on top of free listings. Here token use is foreseen. Charges
occur when a user views a bid activated property, meaning agents and owners only pay when a user
clicks on the property in the search results. Generally agents will bid more for their most interesting
properties to show on top, which is also of interest to the visitors.
The Zillios cost per click auction system allows listing position control, flexible marketing spend and
date based rental period pushing, unique features in real estate.
Agents and owners have full
control and transparency on
their marketing expenses and
property listing positions in Zillios.
The underlying algorithm in the Zillios bidding engine is the Vickrey-Clarke-Groves auction (VCG),
which Google Adwords adapted and optimized for keyword search, and Facebook adapted and opti-
mized for social targeting. In this bidding engine, Zillios is adapting and optimizing the VCG auction
algorithm for real estate bidding and search.
28THE PAY PER CLICK (PPC) SYSTEM WILL CONSIST OF THE FOLLOWING OPTIONS:
1
FREE BASIC LISTING
Properties can be added manually, through XML upload or via the Zillios API allowing
easy upload for large numbers of properties. Both for sales and rental, property upload
and visibility in the geo search results is free for agents and owners.
2
ACCOUNT DEFAULT BID
To distinguish themselves from free listings, owners and agents can use their control
panel to set a default bid for their properties, making them appear higher than free listed
houses in the same geo zone (usually town/city). Apart from geo, property type can also
be selected for the bid to focus on specific types of real estate (eg. house, apartment)
3
DEFAULT GEO BID
Through the dashboard or API a higher default bid can be made for all properties in
specific zones. This way agents can easily boost visibility in their top zones.
4
SPECIFIC LISTING BID
Specific bids for individual listings allow the best properties to show on top of the results
for specific geo zones. Whichever geo-property-combination has the highest bid will be
shown on top, when complying with user interest quality algorithm. This way, the most
interesting properties will be likely to be shown first, which is also of interest to people
interested in buying or renting.
The more popular a region and the larger the number of owners and agents, the
more pay per click revenue will be generated through the auction based system.
For vacation rental, additionally rental dates will be biddable, making efficient mar-
keting spend possible pushing houses in the period they are empty.
29The whole process can be managed through the Zillios dashboard, with free access for all parties.
Within the dashboard, agents and owners are able to see the geographic origin of the person that
generated the paid click and date/time of bidding. The Zillios API will enable large scale property listing
and bidding functionalities.
Zillios Token
Free Listing
Marketing made easy
Zillios is not just technology, but actually helps agents and owners to promote, sell and rent their
properties in an affordable, flexible and transparent way driving traffic unlimited leads and direct
bookings from the main international target groups.
To make this possible, behind the scenes Zillios is connected to the main search engines, social chan-
nels, email marketing, retargeting, partner networks etc. making Zillios an all-in-one marketing chan-
nel for owners and agents. This means they don´t have to hire expensive agencies or spend large
budgets; Zillios does the work.
The acquisition of traffic will be automated, based on search parameters in Google (as main search
engine in Europe), the Zillios platform and availability of qualifying listings. This way properties of real
estate agents and individual owners will be indirectly present in relevant geo based paid Google
searches.
Agent and property owners can benefit from Zillios as an advertising platform without any marketing
knowledge, but with full control on the budgets and their geo listing positions. Zillios is all agents,
property managers and owners need!
30User Cases
Below user cases serve to give an idea of future use of Zillios by different types of stakeholders.
Blockchain based process optimization user cases have been worked out, which also include
elements of more mature blockchain and crypto token adoption by public administration and users.
Real Estate Agent
Peter owns a real estate agency on the French Riviera.
To get more visitors to his website he starts working
on organic and paid search engine positioning. Soon
he realised this requires quite a bit of knowledge or
an expensive expert. And he needs a large budget,
while the number of contacts is limited because of the
fierce online competition.
As Peter keeps on seeing Zillios both in publications and in the top positions in search engines, he
decides to publish his houses for free on Zillios to be visible for foreign buyers in numerous languag-
es. Soon after this he starts to receive interesting contacts and Peter decides to use Zillios´ bidding
system to make sure his best houses are shown first in popular locations. Hereto he conveniently
uses the Zillios tokens that he received for activating his account with the creation of his Zillios token
wallet and for referring a collaborating agent.
Now the amount of contacts increases rapidly and within a month Peter closes his first sale from a
Zillios contact. Since the buyer was located in the United Kingdom and the house owner lives in Swit-
zerland, the blockchain based deal closing system conveniently took care of the price negotiation
resulting in final offer acceptance with smart contract pre-sale agreement. Signing at the notary, who
was also in the smart contract chain, was just a formality after that. *
Peter decides to buy more Zillios tokens to enhance the number of leads and sales. At the same time
he pauses his own paid search campaigns.
Home Seller Ramon owns a villa on the Spanish Costa Blanca but
he has to move for his work. He decides to put his
home for sale, but he doesn't feel like paying the typi-
cal 5% of commission to a real estate agent. As he
FOR knows the Costa Blanca is very popular with foreign-
SALE ers, he publishes his house for free on Zillios having
seen their publicity about their international real
estate scope.
In the first week Ramon receives an email and a phone call through Zillios, but he realises he can
increase the amount of contacts when his house is more visible. Since he saves a lot of money without
agent commission, he starts working with the Zillios geo based bidding system to increase visibility for
his house making use of the Zillios token advantages.
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