Property management is becoming more complex and its remuneration more differentiated
The German Real Estate Association IVD and the Federal Association of Real Estate Managers BVI have presented the new 2026 management fee study.
The study, which was conducted by the Center for Real Estate Studies (CRES) on behalf of the two associations, provides an up-to-date empirical overview of basic rates, minimum turnover, special remuneration and contract terms in condominium and rental management. The results show rising basic rates, significant economies of scale, especially for smaller homeowners’ associations, and a growing importance of supplementary remuneration for additional services.
Base rates continue to trend upwards
The basic rates for new contracts remain at an elevated level. In the management of communities of apartment owners, the average basic rates are between 29.75 euros and 47.60 euros gross per unit and month, depending on the size of the system. In rental management, basic rates of between 29.75 euros and 41.65 euros were determined for new contracts. In special property management, the average rate is just under 42 euros gross, provided that the community of apartment owners is managed in combination.
Significant economies of scale and stable minimum sales
The economies of scale are particularly evident in condominium management. In large residential complexes with more than 99 units, the average basic rates are around 38 percent below the level of complexes with up to ten units. This reflects the higher administrative burden, which is spread over fewer units in smaller communities, so that the costs per unit are correspondingly higher. The average minimum turnover per system remains unchanged at EUR 357.00 gross.
Additional benefits are gaining in importance
At the same time, it is becoming apparent that the remuneration models in the administration are more strongly oriented towards the individual scope of services. In many cases, additional services are remunerated separately. In condominium management, this includes, in particular, construction measures, sales consents and legal representation. In rental management, construction measures, remaining work by the previous administrator and re-letting as a complete service are among the services that are often charged additionally. Special services are regularly billed as an hourly rate or lump sum.
Service profile of the administrations expands
In addition, the study illustrates how much the service profile of professional real estate management has expanded in recent years. Among other things, additional technical services such as energy consulting, the creation of energy certificates and internal heating cost bills are mentioned, but also digital owner and tenant portals, specialist applications, digital documents and AI-supported processes. In addition, there are new organizational and accounting-related tasks, such as circular resolutions, advisory board communication, data protection-compliant destruction of old files or the settlement of insurance claims. Overall, this shows a multi-layered picture of basic fees, supplementary remuneration components and an expanded task profile of the administrations.
High capacity utilization, at the same time readiness for growth
85 percent of the managers surveyed state that they are busy or very busy. At the same time, 63 percent are planning to add more administrative properties, while only just under a fifth plan to reduce the portfolio. Contract terms for initial contracts are predominantly in a corridor of two to three years.
“Qualified real estate management needs economically viable structures. The study shows that the market is responding to increasing demands with more differentiated remuneration. This is not an end in itself, but an expression of an expanded task profile and growing responsibility in the administration,” says Markus Jugan, IVD Vice President.
BVI President Thomas Meier adds: “The results show a clear difference between existing and new contract fees: New contracts are on average five euros net higher than existing contracts, in the GdWE administration the difference is almost twelve euros gross per unit for a quarter of the companies. This gap in new contracts shows that managers still have a lot of leeway vis-à-vis their owners to financially adjust existing contracts in order to work more economically.”
Prof. Dr. Marco Wölfle, Scientific Director of CRES: “The current study shows that managers can now pass on cost increases to their customers through higher basic rates. However, special tasks are becoming increasingly important and cannot always be offered to cover costs.”
