What Kinnovis does

Kinnovis (legal entity: Kinnovis GmbH) is an Austrian-headquartered SaaS company that provides AI-powered management software for self-storage operators. Founded in 2018 as a subsidiary of Zinkpower — a diversified galvanising steel conglomerate with over 2,700 employees across 50+ locations — the platform originated as an internal solution for Zinkpower's own STORE ROOM self-storage business in Austria (the country's largest facility at 9,000 sq m) and was subsequently commercialised for third-party operators. Kinnovis serves self-storage operators across 19+ European countries plus the US, Australia, and APAC markets, with regional sales coverage spanning UK/Ireland, France, Iberia, and DACH.

The core product, Kinnovis Manager, is a cloud-based management platform covering bookings, billing, payments (via Stripe), customer communications, facility mapping, analytics, and automated email workflows. It is complemented by three purpose-built extensions: Kinnovis Access (integrated access control with mobile entry, automatic overlocks for late-paying tenants, and offline operation via SIM/UPS backup); JaneAI (an award-winning AI chatbot built on Azure OpenAI for 24/7 customer enquiry handling, unit size recommendations, and WhatsApp handoff); and Kinnovis Connect (a public API with a no-code integration builder and sandbox environment). The platform supports 11+ languages, is GDPR-compliant, and integrates with 20+ technology partners including Stripe, Xero, Datev, Microsoft Dynamics 365, Power BI, Zapier, Zendesk, and major access-control hardware providers.

Kinnovis operates a sales-led go-to-market with regional account managers and 30-minute video demos as the primary acquisition vehicle, augmented by self-serve free demo access and a free website offering (built by partner Amax Marketing) for smaller operators. Revenue is generated through quote-based SaaS subscriptions priced on facility size and feature tier, with add-on modules for access control and JaneAI, plus professional services for data migration and onboarding. The company reports quantified outcomes including a customer case showing 60% of facility space rented within 2.5 months via 100% online bookings and up to 70% reduction in manual data entry via API integrations. In 2026, Kinnovis completed its first disclosed acquisition (Xperitt) and continues active international event participation across Europe, the US, and APAC.

Name

Kinnovis

Legal name

Kinnovis GmbH

Website

https://kinnovis.com

Company type

Private

Founded year

2018

Operating status

Operating

Headcount range

11–50 employees

Short description

Kinnovis is an Austrian vertical SaaS company offering AI-powered self-storage management software — including booking, billing, integrated access control, and the JaneAI chatbot — to operators across 19+ European countries and beyond, backed by conglomerate parent Zinkpower.

Ownership category

akta.pro rank

Headquarters

HQ city

Brunn Am Gebirge

HQ country

Austria

HQ region

Europe

Offices4 records

Markets served

GTM type

B2B

Offering type

Software

Cost components

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

Revenue model

1. Platform Subscription: SaaS subscription model for access to Kinnovis Manager, Booking Portal, Customer Portal, Analytics, Automated Emails, Facility Maps, and integrations. Pricing based on facility size or feature tier. Quote-based pricing for enterprise deployments.
2. Kinnovis Access (Access Control): Additional module for unified access control. Sold as add-on to core platform subscription or standalone for operators using third-party management software.
3. JaneAI (AI Chatbot): AI chatbot available as add-on module to core platform. Provides 24/7 customer service automation with unit recommendations and booking assistance.
4. Professional Services: Data migration from competitor systems, onboarding support, and training provided by dedicated Project Managers. Included in enterprise packages, available as add-on for smaller customers.

Pricing tiers

Go-to-market motion2 records

Distribution channels4 records

Marketing channels8 records

Core offering

Kinnovis provides an AI-powered, cloud-based SaaS platform for self-storage operators to automate facility management. The platform unifies online bookings, billing, payments, customer communication, facility mapping, analytics, and integrated access control in a single system. It also offers JaneAI, an AI chatbot for 24/7 customer service, and Kinnovis Connect, a public API for third-party integrations.

Product overview

Kinnovis is an AI-powered self-storage management platform providing a unified ecosystem of integrated modules. The core platform, Kinnovis Manager, handles bookings, billing, payments, and customer management. This integrates with specialized modules including the Booking Portal for online reservations, Customer Portal for self-service account management, and Facility Map for visual facility administration. The platform includes JaneAI, an award-winning AI chatbot providing 24/7 customer support with unit recommendations. Kinnovis Access adds integrated access control with automatic overlocks and mobile entry. Kinnovis Connect provides a Public API for custom integrations, supplemented by pre-built connections to Stripe, Xero, access control providers, and automation tools like Zapier. Additional features include Analytics & Reports, Automated Emails, Checkout Items, and a Free Website offering. The platform supports operations across multiple European countries with software available in English, German, French, Spanish, Swedish, Russian, Dutch, Latvian, Polish, Portuguese, and Norwegian.

Differentiator

Problem solved

Functional benefit

Brands

• JaneAI: Award-winning AI chatbot designed specifically for the self-storage industry that provides 24/7 customer support, personalised quotes and unit recommendations.
• Kinnovis Manager
• Kinnovis Access
• Kinnovis Connect

Products and services

• Kinnovis Manager The core self-storage management platform that handles bookings, payments, automated operations, customer management, and facility administration in one unified system for self-storage operators.
• Booking Portal Customer-facing online reservation system that converts enquiries into rentals, processes deposits and payments via Stripe, and upsells additional services like insurance and packing supplies for self-storage facilities.
• Customer Portal Self-service portal enabling tenants to track bookings, share and remove unit access, update payment methods, and manage their rental accounts independently.
• JaneAI Award-winning AI chatbot designed specifically for the self-storage industry, providing 24/7 customer support, unit size recommendations, and real-time availability and pricing information. Built on Azure OpenAI with GDPR-compliant European data processing.
• Kinnovis Access Unified access control system integrated with the management platform. Supports mobile entry, PIN codes, automatic overlocking for late-paying tenants, real-time entry/exit monitoring, and offline operation via local controllers with SIM backup and UPS support.
• Kinnovis Connect (Public API) Public API enabling integrations with CRMs, accounting software, access control systems, and custom business tools. Automates administrative tasks and reduces manual data entry by up to 70%. Includes no-coding integration builder with sandbox testing environment.
• Facility Map Interactive real-time facility map editor allowing operators to plot units of any shape and size, filter by status (occupied, available, attention needed), and take action directly from the map view.
• Analytics and Reports Analytics dashboard providing KPI visualizations, with filtering by dates and individual sites, and the ability to generate and export shareable PDF reports for self-storage operators.
• Automated Emails Email automation system with template builder for creating bespoke emails that match branding, featuring triggers for booking events, payment status, and move-out processes.
• Checkout Items Product add-on system for selling one-time purchases like padlocks and packing supplies, or recurring costs like electricity and wifi, at the point of booking for self-storage facilities.
• Free Self-Storage Website Complimentary professionally developed website built by Amax Marketing, offering templates for indoor and container self-storage, optimized for bookings and search engines. Includes free hosting for 4 months, Elementor Pro designs, and SEO optimization.
• Professional Services (Migration, Onboarding, Training) Data migration from competitor systems, onboarding support, and training provided by dedicated Project Managers. Included in enterprise packages, available as add-on for smaller customers.

Quantifiable outcome

• 60% of space rented in 2.5 months, all 100% online
• +3 more outcomes

Named customers15 records

Segments3 records

Ideal customer profiles3 records

Technology focussed Yes

API detail

Has API

Yes

API docs

API detail

Core technology

AI maturity

App detail

Integration22 records

AI capability7 records

Feature8 records

Partnerships

19 partnerships are on record, tiered core.

• StripecoreTechnology or IntegrationStripe provides payment processing infrastructure and identity verification services. Stripe Payments reduces costs and saves time for single-location and enterprise operators. Stripe Identity enables ID verification in over 100 countries for customer onboarding and facility security.
• XerocoreTechnology or IntegrationXero accounting software integration enables payment reconciliation, VAT returns, expense claims, and bill paying. Syncing Kinnovis customer invoicing with Xero provides seamless financial management.
• DatevcoreTechnology or IntegrationDATEV integration for German and Austrian market. DATEV offers software for accounting, human resources, business consulting, and tax calculations widely used by European businesses and tax consultants.
• ZapiercoreTechnology or IntegrationZapier integration enables connections between Kinnovis and 5,000+ applications. Information bridge allowing applications to share latest data without coding, automating workflows between business tools.
• Noke (Janus International)coreTechnology or IntegrationNokē Bluetooth electronic lock integration provides total access control. Nokē is a global smart entry supplier. Integration enables automated access permissions tied to Kinnovis tenant accounts.
• BearboxcoreTechnology or IntegrationBearbox access control integration provides automatic overlocking, CCTV, and features required for running unstaffed facilities. Partnership enables fully automated unstaffed operations.
• Paxton Net2coreTechnology or IntegrationPaxton Net2 integration provides complete access control solution encompassing wireless door handles and door entry systems. Complete solution for UK and international facilities.
• OpenTech AlliancecoreTechnology or IntegrationOpenTech Alliance integration combines access management with move-in kiosks and third-party customer phone support. Enables fully automated customer journey.
• PTI Security SystemscoreTechnology or IntegrationPTI integration provides surveillance systems for self-storage security and access control. Serves UK market with comprehensive security solutions.
• Amax MarketingcoreGTM or Marketing PartnerAmax Marketing builds free self-storage websites for Kinnovis customers. Provides websites, SEO, PPC, and social media services. Exclusive website partnership delivering free professional websites to Kinnovis customers.
• Microsoft Dynamics 365coreTechnology or IntegrationMicrosoft Dynamics 365 integration provides integrated cloud software for finance, sales, customer service, and business operations.
• Power BIcoreTechnology or IntegrationPower BI integration connects Kinnovis to Microsoft's business intelligence platform, replacing spreadsheet exports with live dashboards.
• ZendeskcoreTechnology or IntegrationZendesk integration handles leads and support in one omnichannel inbox, reducing manual back-and-forth for customer service teams.
• Azure OpenAIcoreTechnology or IntegrationJaneAI is built on Azure OpenAI technology with servers in Europe ensuring GDPR compliance and data residency requirements are met.
• SSA UK (Self Storage Association UK)coreOthersOfficial supplier/member of SSA UK. Active participant in conferences, innovation awards, and industry initiatives.
• FEDESSA (Federation of European Self Storage Associations)coreOthersMajor sponsor and active participant in FEDESSA conferences. 2023 was first conference as major sponsor showing JaneAI to global operators.
• CSTA (Container Self Storage & Traders Association)coreOthersOfficial member and participant in CSTA conferences and networking events for UK container storage operators.
• BSSA (British Self Storage Association)coreOthersOfficial member of BSSA representing UK self-storage industry.
• ISS (Inside Self-Storage)coreOthersActive participant in ISS World Expo and international conferences in Las Vegas, building momentum in US self-storage market.

Scale indicators5 records

Recent moves6 records

Expansion highlights6 records

Direct peers

• storEDGE: Self-storage management platform combining facility-management software, payment processing, and insurance. Direct competitor serving the same operator base as Kinnovis, with US-centric geographic presence.
• Storable: US-based leader in self-storage software, formed via the merger of SpareFoot and StorageMart's software arm. Directly competes with Kinnovis on the same vertical SaaS category, with payment processing, online rentals, and AI customer service features.
• OpenTech Alliance: US self-storage automation company offering kiosks, call-center services, and access control — overlapping with Kinnovis Access on unattended operations despite being a listed integration partner.
• Storage Commander: Long-standing self-storage management software from Australia with global deployment. Comparable all-in-one platform covering bookings, billing, access control, and online rentals for the same self-storage operator customer.
• SiteLink: Established self-storage management software provider serving thousands of facilities globally. Closest comparable on the core property-management-system layer of Kinnovis Manager, including payments, access control integrations, and tenant portals.

Broad incumbents

• Yardi: Major property-management suite that includes self-storage among broader commercial real estate verticals. Overlaps with Kinnovis on enterprise self-storage operators but offers a much wider portfolio beyond the niche vertical.
• AppFolio: Broader property-management platform with self-storage capabilities. Competes for the same operator's software budget at the broader mid-market, but does not specialize in self-storage-specific workflows like Kinnovis does.
• Janus International: Public self-storage building products and technology company owning Nokē (Kinnovis partner) among other access-control and management-software assets. Larger incumbent that combines hardware and software across the same vertical.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks5 records

Key highlights7 records

Customer concentration

• YouTubeyoutube.com/@KINNOVIS
• LinkedInlinkedin.com/company/kinnovis-gmbh
• Xx.com/kinnovis
• Facebookfacebook.com/kinnovisgmbh

Compliance1 record

Revenue estimate

Valuation estimate

Number of profiles

Profiles9 records

Funding overview

Funding rounds

Investors

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

M&A1 record

Investments

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

Frequently asked questions about Kinnovis