BEOS
BEOS AG is a leading German asset manager and project developer of corporate real estate, managing EUR 6+ billion across 174 mixed-use properties for institutional investors and corporate tenants as Swiss Life Asset Managers' European industrial and logistics competence center.
- Company typePrivate
- Founded1997
- HeadquartersBerlin, Germany
- Headcount101–250
- GTM typeB2B
- OfferingServices
What BEOS does
BEOS AG is one of the leading asset managers and project developers of corporate (enterprise) real estate in Germany, founded in 1997 and headquartered in Berlin with 6 regional offices across Berlin, Hamburg, Rhein-Ruhr (Cologne), Frankfurt am Main, Munich, and Stuttgart. The company develops, acquires, and manages mixed-use commercial properties combining office, production, service, and logistics functions, with a portfolio of 174 properties encompassing approximately 4 million square meters of rental space. Since its acquisition by Swiss Life Asset Managers in 2018, BEOS has operated as the European competence center for industrial and logistics real estate within the Swiss Life Group, managing over EUR 6 billion (EUR 6.3 billion as of mid-2022) in assets under management.
BEOS operates a dual-sided business model. On the asset-management side, it runs open-ended special real estate AIFs (Alternative Investment Funds) including the BEOS Corporate Real Estate Fund Germany series (currently in generation V), BEOS Light Industrial Germany I (distributed via Deka), BEOS Berlin Prime Industrial, the newly launched Berlin Prime Innovation premium-core fund, and the pan-European ESG European Industrial & Logistics fund (in partnership with Swiss Life). It charges recurring asset management fees calculated as a percentage of gross fund assets, supplemented by transaction, performance, and property management fees. On the corporate-services side, BEOS provides project development, asset management, portfolio management, property management, and sale-and-lease-back solutions to enterprise tenants, delivered through direct sales-led B2B relationships with corporate clients and a sales force targeting institutional investors (insurances, pension funds, foundations, savings banks). The revenue model is subscription-recurring on the fund side and project/transaction-based on the development side.
Notable technology and capability elements include ESG-oriented development with DGNB Platinum, BREEAM DE Excellent, and LEED Platinum certifications on flagship projects (FRANKFURT WESTSIDE, Curve Campus, Fugro TechCenter), a digital document/data-room partnership with Architrave GmbH, and a small in-house Data and Processes team under a Head of Digital Transformation. Tenant logos span automotive (Mercedes-Benz, thyssenkrupp, Daimler, MBition, Schaeffler), logistics (Deutsche Post DHL), technology/aerospace (Thales, OHB, Siemens), life sciences (Evotec), manufacturing (Hennecke, NORDEX, Sungrow), data centers (CyrusOne), and government entities (Deutsche Bahn, Kriminalpolizei, Federal Institute for Risk Assessment), reflecting a deliberately diversified occupier base across cyclical and secular-growth industries.
BEOS firmographics
Firmographics- Name
- BEOS
- Legal name
- BEOS AG
- Website
- https://beos.net
- Company type
- Private
- Founded year
- 1997
- Operating status
- Operating
- Headcount range
- 101–250 employees
- Short description
- BEOS AG is a leading German asset manager and project developer of corporate real estate, managing EUR 6+ billion across 174 mixed-use properties for institutional investors and corporate tenants as Swiss Life Asset Managers' European industrial and logistics competence center.
- Ownership category
- akta.pro rank
Where BEOS is headquartered
LocationHeadquarters
- HQ city
- Berlin
- HQ country
- Germany
- HQ region
- Europe
Offices6 records
Markets served
BEOS business model
Business model- GTM type
- B2B
- Offering type
- Services
- Cost components
- Personnel, Operations, Technology or R&D, Marketing or Sales, Infrastructure
Revenue model
- Asset Management Fees: BEOS earns recurring management fees based on assets under management across its open-ended special AIFs (Corporate Real Estate Fund Germany series, Light Industrial Germany I, Berlin Prime Industrial, and others). Fees are calculated as a percentage of gross fund assets.
Go-to-market motion1 record
Distribution channels4 records
Marketing channels6 records
BEOS product offering
Product offeringCore offering
BEOS AG is a leading German asset manager and project developer specializing in corporate real estate — mixed-use commercial properties combining office, production, service, and logistics functions. The company acquires, develops, repositions, and manages commercial property portfolios on behalf of institutional investors via open-ended special Alternative Investment Funds (AIFs). Core offerings include project development, asset management, corporate solutions (sale-and-lease-back), portfolio management, and property management across 174 properties and approximately 4 million square meters of rental space.
Product overview
BEOS AG operates as a comprehensive commercial real estate asset management and project development platform. The company offers a full suite of services including project development, asset management, corporate solutions, portfolio management, property management, and sale-and-lease-back arrangements. BEOS manages multiple specialized investment funds (BEOS Corporate Real Estate Fund Germany series, BEOS Light Industrial Germany I, BEOS Berlin Prime Industrial, BEOS Value Investment Fund Germany I) and develops major commercial projects such as FRANKFURT WESTSIDE (73 hectares) and BERLIN DECKS. The company integrates ESG principles across its operations with a stated goal to be the market leader in sustainable commercial real estate by 2025.
Differentiator
Problem solved
Functional benefit
Brands
- BEOS Corporate Real Estate Fund Germany: Offener Immobilien-Spezial-AIF mit Fokus auf Unternehmensimmobilien an Top-7-Standorten in Deutschland. Bisherige Generationen: CREFG I, II, III, IV, V.
- BEOS Light Industrial Germany I
- BEOS Berlin Prime Industrial
- Berlin Prime Innovation
- ESG European Industrial & Logistics (EIL)
Products and services
- Project Development (Projektentwicklung)
- Asset Management
- Corporate Solutions
- Portfolio Management
- Property Management
- Sale and Lease Back
- ESG Services
- BEOS Corporate Real Estate Fund Germany V (CREFG V)
Quantifiable outcome
- CO2 reduction of ~814 tons annually through sustainable district heating conversion
- +1 more outcomes
Companies that use BEOS
Customer profileNamed customers18 records
Segments2 records
Ideal customer profiles2 records
BEOS technology and API
TechnologyTechnology focussed No
API detail
- Has API
- No
- API docs
- API detail
Core technology
AI maturity
App detail
BEOS partnerships and signals
Strategic signalPartnerships
Five partnerships are on record, tiered minor and core.
- enercityminorEnergy provider partnership for sustainable district heating at Hamburg business park 'Ausschläger Elbdeich'. Utilizes waste heat from Aurubis copper plant, reducing CO2 emissions by ~814 tons annually.
- CyrusOnecoreCyrusOne, global data center developer and operator, is a strategic partner in FRANKFURT WESTSIDE development. Major milestone reached with official handover protocol for data center facility.
- Deka (Deka Immobilien)coreDeka distributes BEOS Light Industrial Germany I fund to institutional clients and handles coordination functions. BEOS acts as asset manager implementing investment strategy.
- BEOS Logistics JVcoreJoint venture between Swiss Life Asset Managers, Ingo Steves, and Stephan Bone-Winkel for logistics property development. Developing projects in Wülfrath (50,000 sqm) and Wesel/Duisburg (85,000 sqm).
- TRIWO AGcoreJoint venture partnership for Air Tech Campus Oberpfaffenhofen development. BEOS and TRIWO jointly manage asset development of the former Airbus airport area with ~40 hectares for aerospace-related commercial tenants.
Scale indicators7 records
Recent moves7 records
Expansion highlights6 records
BEOS competitors and assessment
Company assessmentRegional players
- Hamborner REIT AG: German REIT focused on commercial real estate (office and retail), with similar institutional investor base and German-centric property portfolio, though operating as a publicly listed investor rather than a fund manager/developer.
- alstria office REIT-AG: German office real estate specialist with a portfolio approach to commercial property investing; comparable in German market presence and institutional investor orientation, though focused on pure office rather than mixed-use/industrial.
Direct peers
- Patrizia SE: Augsburg-based European real estate investment manager with multi-strategy funds and direct investments, directly comparable to BEOS in business model (institutional asset management + project development) and geographic focus (DACH + broader Europe).
- DIC Asset AG: Frankfurt-based German commercial real estate manager operating direct investments, fund vehicles, and project development across office, logistics, and mixed-use — overlapping directly with BEOS's German corporate real estate focus and fund management activities.
- Garbe Industrial Real Estate: Hamburg-based German industrial and logistics real estate developer, fund manager, and asset manager — a focused peer in the same industrial/logistics niche BEOS occupies within the German market.
- Catella Real Estate: European real estate investment manager with German and broader European fund vehicles targeting institutional investors; comparable in cross-border fund management and mixed commercial property strategies.
Broad incumbents
- Deka Immobilien: One of Germany's largest real estate investment managers (part of Deka Group/Sparkassen), with EUR 30B+ AUM. Already partners with BEOS via Light Industrial Germany I fund distribution; broad incumbent comparable in fund management scale and German institutional focus.
- Union Investment Real Estate: Major German open-ended real estate fund manager (part of the Volkswohl Bund / DZ Bank group) managing EUR 50B+ in real estate AUM; broader incumbent comparable in fund vehicle structure and institutional LP relationships.
- CBRE Investment Management: Global real estate investment management arm of CBRE Group with EUR 100B+ in AUM, operating pan-European industrial/logistics strategies that directly overlap with BEOS's fund and asset management activities.
- LaSalle Investment Management: Global real estate investment manager (Jones Lang LaSalle subsidiary) with significant European logistics/industrial capability; broad incumbent with overlapping industrial/logistics investment strategy and institutional fund offerings.
Market position
Strengths5 records
Weaknesses4 records
Competitive moat6 records
Key risks5 records
Key highlights7 records
Customer concentration
BEOS social profiles
Digital presenceBEOS compliance and trust
Trust signalCompliance7 records
BEOS financial estimates
Financial estimateRevenue estimate
Valuation estimate
BEOS leadership team
Management profileNumber of profiles
Profiles10 records
BEOS subsidiaries and ownership
Company hierarchySubsidiaries2 records
BEOS funding detail
Funding detailFunding overview
Funding rounds
Investors
Funding detail is available on the Subscription and Enterprise plan.Contact sales →
BEOS M&A and investment
M&A and investmentM&A
Investments
M&A and investment is available on the Subscription and Enterprise plan.Contact sales →
Frequently asked questions about BEOS
What does BEOS do?
BEOS AG is a leading German asset manager and project developer specializing in corporate real estate — mixed-use commercial properties combining office, production, service, and logistics functions. The company acquires, develops, repositions, and manages commercial property portfolios on behalf of institutional investors via open-ended special Alternative Investment Funds (AIFs). Core offerings include project development, asset management, corporate solutions (sale-and-lease-back), portfolio management, and property management across 174 properties and approximately 4 million square meters of rental space.
Is BEOS a public or private company?
BEOS is a private company. It is classified as corporate owned and is currently operating.
When was BEOS founded?
BEOS was founded in 1997. It employs 101 to 250 people.
Where is BEOS based?
BEOS is headquartered in Berlin, Germany, in the Europe region.
How does BEOS make money?
One revenue line is on record: asset Management Fees.
Who are BEOS's main competitors?
Regional players on record are Hamborner REIT AG and alstria office REIT-AG. Direct peers are Patrizia SE, DIC Asset AG, Garbe Industrial Real Estate and Catella Real Estate. Broad incumbents are Deka Immobilien, Union Investment Real Estate, CBRE Investment Management and LaSalle Investment Management.
Does BEOS have an API?
No public API is recorded for BEOS.