What Victoriahem does

Victoriahem AB is a private Swedish residential property management company and a subsidiary of Vonovia SE, Europe's largest residential real estate company. Headquartered in Malmö, the company manages approximately 40,000 apartments across 31 municipalities from Uppsala to Trelleborg, with two-thirds of the portfolio built during the Swedish million program era (1965-1974). Victoriahem serves general residential tenants, students (via the Early Bird program in eight university cities), corporate housing clients, and commercial tenants (lokaler), making it one of Sweden's largest private residential landlords and the largest private landlord in Eskilstuna.

The company's core product is the rental apartment (hyreslägenhet), complemented by parking, storage units, commercial spaces, and supplementary services (electricity distribution margins via IMD, broadband via ITUX, expanded TV via Tele2, insurance via ICA Försäkringar). The operating platform is anchored by the Mina sidor tenant portal — accessible 24/7 via BankID or Freja eID — supporting service requests, rent payment, lease management, and an alert subscription system. Properties are equipped with individual measurement and billing (IMD) for water and electricity, forecast-controlled heating plants (prognosstyrda värmecentraler), and solar panel installations, reflecting a sustainability-led retrofit strategy that has already approached 2030 energy reduction targets and doubled solar output in 2025.

Victoriahem generates revenue almost entirely through monthly recurring rent on its apartment portfolio, with additional subscription income from parking (via partners Apcoa Parking and Securitas), storage, commercial leases, and a small electricity margin on IMD (cost plus 25% VAT). Rent levels are negotiated annually through the collective bargaining framework between Fastighetsägarna and Hyresgästföreningen. Go-to-market combines direct digital channels (victoriahem.se listings, Mina sidor portal), area-based rental agents (uthyrare) in 34 operating areas, and the Bostadsförmedlingen municipal allocation agencies (mandatory in Stockholm and Uppsala). The Lojalitetsprogram (loyalty program) — automatically enrolling all tenants and providing priority access to vacant apartments across all 31 municipalities — functions as both a retention moat and an internal rehousing channel, while social sustainability programs (environmental wardens with ~330 participants since 2013, ~900 summer jobs per year, 70 annual community days) underpin community engagement and the company's positioning as a neighborhood developer backed by parent Vonovia.

Name

Victoriahem

Legal name

Victoriahem AB

Website

https://victoriahem.se

Company type

Private

Founded year

2022

Operating status

Operating

Headcount range

251–500 employees

Short description

Victoriahem is a Swedish private residential landlord and Vonovia SE subsidiary managing approximately 40,000 apartments across 31 municipalities, serving general tenants, students, corporate clients, and commercial lessees through a rental portfolio built largely on million program housing.

Ownership category

akta.pro rank

Product category

Residential Rental Housing

NAICS

Facilities Support Services (561210)

SIC

Real Estate Agents & Managers (For Others) (6531), Lessors Of Real Property, Nec (6519)

akta.pro primary industry

Affordable & Subsidized Housing Property Management (LIHTC, Section 8) (BPAJAFAD)

akta.pro secondary industries

Off-Campus Purpose-Built Student Housing (PBSA) Management (BPAJAJAB), Space & Occupancy Services (Move/Add/Change, Seating, Wayfinding) (IMAIALAF)

Keywords

• Residential property management
• Rental housing services
• Student housing
• Social housing programs
• Commercial space leasing

Headquarters

HQ city

Malmö

HQ country

Sweden

HQ region

Europe

Offices2 records

Markets served

GTM type

B2C

Offering type

Services

Cost components

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

Revenue model

1. Residential Apartment Rent: Core revenue is generated from monthly rent payments on approximately 40,000 apartments across 31 Swedish municipalities. Rent includes heating, water, and basic cable TV. Individual electricity and water consumption is metered and billed separately via IMD. Rent increases are negotiated annually between Fastighetsägarna and Hyresgästföreningen.
2. Parking Space Rental: Revenue from renting parking spaces and garage spots to tenants. Managed through partners such as Apcoa Parking and Securitas in specific areas.
3. Storage Unit (Förråd) Rental: Revenue from renting storage units to tenants.
4. Commercial Property Rental: Revenue from renting commercial spaces (lokaler) to businesses. Requirements include 3-5 months' rent as economic security, company registration with F-skattesedel, and a clean credit report. The company seeks long-term tenancy relationships where business activities contribute positively to the local area.
5. Supplementary Services and Concessions: Additional revenue streams include electricity distribution margins on IMD (cost plus 25% VAT), discounted insurance products through ICA Försäkringar, broadband services via ITUX, and extended TV channel packages via Tele2.

Pricing tiers

Go-to-market motion3 records

Distribution channels5 records

Marketing channels8 records

Core offering

Victoriahem is a Swedish residential rental housing company that owns and manages approximately 40,000 apartments across 31 municipalities, from Uppsala in the north to Trelleborg in the south. The company provides first-hand rental contracts for residential apartments, student housing, parking, storage units, and commercial spaces. Operations are supported by a digital tenant portal (Mina sidor) and a nationwide loyalty program that grants tenants priority access to vacancies across the entire portfolio.

Product overview

Victoriahem is a Swedish residential property management company offering rental housing across 31 municipalities from Uppsala to Trelleborg. The core offering is rental apartments (hyreslägenheter) including student housing, complemented by parking, storage units, and commercial spaces. The company operates a loyalty program providing tenant priority across all locations. Tenant services are delivered through the Mina sidor self-service portal with BankID authentication. Victoriahem also runs social sustainability programs including environmental warden employment and summer job initiatives for youth. The company manages approximately 40,000 apartments, with two-thirds built during the Swedish million program era (1965-1974), while also developing new construction projects.

Differentiator

Problem solved

Functional benefit

Products and services

• Hyreslägenheter (Rental Apartments)

Quantifiable outcome

• 75.4% service index (customer satisfaction) in 2025 per AktivBo survey
• +6 more outcomes

Segments4 records

Ideal customer profiles4 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Integration10 records

Feature6 records

Partnerships

Eleven partnerships are on record, tiered minor and core.

• Forum för innanförskap (Forum for Inclusion)minorStrategic or Co-development Partner · 22 April 2026Victoriahem joined Forum för innanförskap, a business coalition of 70+ Swedish companies coordinated by David Orlic, aimed at strengthening inclusion and reducing exclusion for 100,000 young people over 10 years. Victoriahem contributes its experience in bosocial work and neighborhood development. The initiative focuses on the 179 Swedish exclusion areas where 250,000 children and young people grow up.
• FreetrailerminorGTM or Marketing PartnerFreetrailer provides Victoriahem tenants with free trailer rentals to facilitate moving and waste disposal. Trailers are stationed in residential areas and booked via the Freetrailer app, with digital lock/unlock functionality. 59 trailers are available across the portfolio. The partnership supports tenant retention and environmental goals by enabling easier access to recycling centers.
• Apcoa ParkingminorChannel Partner/ Reseller/ DistributorApcoa Parking is the parking operator for Victoriahem in several areas including Örebro and general portfolio areas. They manage parking space rentals, pricing, and agreements for Victoriahem tenants seeking vehicle parking near their residences.
• Securitas Parking (Växjö Dalbo)minorChannel Partner/ Reseller/ DistributorSecuritas handles parking space rentals in the Dalbo area of Växjö on behalf of Victoriahem. Tenants contact Securitas directly for parking agreements in this area.
• Tele2minorChannel Partner/ Reseller/ DistributorTele2 provides expanded TV channel packages for Victoriahem tenants. Basic cable TV is included in the rent; tenants who want additional channels order directly through Tele2.
• BixiaminorGTM or Marketing PartnerBixia is Victoriahem's preferred electricity supplier partner, offering tenants 100% renewable electricity (hydro, wind, solar) at discounted rates. Tenants receive 50% discount on the monthly fee for 48 months (value ~960 SEK). Bixia also sources one-third of its electricity from local small-scale producers, aligning with Victoriahem's sustainability positioning.
• ICA FörsäkringarminorGTM or Marketing PartnerICA Försäkringar offers Victoriahem tenants discounted home insurance, car insurance, and pet insurance through a preferred partner arrangement. The company promotes ICA Försäkringar on its tenant benefits page as a recommended provider for home and related coverage.
• AnticimexminorGTM or Marketing PartnerAnticimex is Victoriahem's recommended pest control partner. Tenants with pest issues (vermin, insects, etc.) are directed to contact Anticimex directly. The partnership ensures rapid professional response to pest infestations which is critical in multi-unit residential buildings.
• Bostadsförmedlingen StockholmcoreChannel Partner/ Reseller/ DistributorBostadsförmedlingen Stockholm is the municipal housing allocation agency that distributes Victoriahem's vacancies in Stockholm, Uppsala, and for selected apartments in Eskilstuna, Katrineholm, and Nyköping. All tenant applications in these regions must go through the agency.
• BID Föreningar (Business Improvement District Associations)coreStrategic or Co-development PartnerVictoriahem participates in 16 property owner associations following the BID (Business Improvement District) model across 15 municipalities. These associations coordinate area improvement efforts including safety (Trygga trappan), youth employment (sommarjobb), environmental maintenance, and community activities between property owners, municipalities, police, fire services, and local businesses. Bro Utveckling in Upplands Bro is cited as an example with participation from the church, housing cooperatives, local ICA store, and other businesses.
• Ramboll Management ConsultingminorImplementation/ SI/ Consulting PartnerRamboll conducted an independent socio-economic analysis ('Att vända utvecklingen') of Victoriahem's residential areas, evaluating employment, safety, and education indicators from 2018–2022. Ramboll also evaluated Victoriahem's environmental warden program. The report is published publicly as a key sustainability communication tool.

Scale indicators10 records

Recent moves6 records

Expansion highlights6 records

Direct peers

• Willhem: Willhem is a top-tier Swedish residential landlord owned by AP1, operating thousands of apartments across Swedish growth regions. Directly comparable on residential rent-roll business model, geographic focus, and institutional ownership structure, with similar million-program exposure.
• Wallenstam: Wallenstam is a Swedish residential and commercial property company focused on Stockholm and Gothenburg. Comparable on Swedish residential rent-roll economics and customer segments, though more geographically concentrated in the two largest metros than Victoriahem.
• Rikshem: Rikshem is a Swedish residential property company owned by AP pension funds with a portfolio of roughly 55,000 apartments across Sweden. Directly comparable as a large Swedish private residential landlord serving similar mass-market and senior renter segments, with overlap on million-program assets.
• Stena Fastigheter: Stena Fastigheter is a major Swedish residential landlord with a multi-regional portfolio including million-program housing. Directly comparable as a private Swedish residential operator serving similar renter segments and operating under the same rent regulation framework.
• Heimstaden Bostad: Heimstaden Bostad is the Swedish-listed arm of Heimstaden with a portfolio concentrated in Swedish residential assets. Comparable on geography, rent-roll model, and customer segments, and competes directly for Swedish tenants and assets including million-program stock.
• Heimstaden: Heimstaden is the largest Nordic residential property owner with a major Swedish portfolio. Directly comparable to Victoriahem on geography (Sweden/Denmark/Germany/Poland), customer segment (mass-market renters), and revenue model (regulated residential rent rolls), and is the most direct scale competitor in Sweden.
• Akelius Residential: Akelius is a Stockholm-headquartered residential landlord with a portfolio concentrated in Swedish growth regions, including significant million-program housing. Highly comparable business model and customer base to Victoriahem, with similar exposure to Swedish rent regulation and urban housing demand.

Broad incumbents

• Vonovia: Vonovia is Victoriahem's parent company and Europe's largest residential real estate company with ~540,000 apartments. Comparable as the broader incumbent that sets strategic, capital, and sustainability frameworks for Victoriahem; not a direct competitor but the relevant scale benchmark and capital source.

Regional players

• MKB Fastighets AB: MKB is the municipal housing company of Malmö and Victoriahem's home city. Comparable as a Swedish residential landlord serving the same local renter pool under the same rent regulation system, with significant overlap on million-program stock in Malmö.
• Stockholmshem: Stockholmshem is the municipal housing company for Stockholm with a large portfolio of rental apartments. Comparable on Swedish residential rent model and customer base in the Stockholm metro, where Victoriahem must list all vacancies through Bostadsförmedlingen alongside Stockholmshem's stock.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat6 records

Key highlights7 records

Customer concentration

• Facebookfacebook.com/victoriahem.se
• LinkedInlinkedin.com/company/victoriahem

Compliance1 record

Revenue estimate

Valuation estimate

Number of profiles

Profiles5 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 Victoriahem