What Lello Condomínios does

Lello Condomínios is a privately held Brazilian condominium management company founded in 1954 and headquartered in São Paulo. It administers more than 4,200 residential, commercial, and association properties across the State of São Paulo, serving over 1.1 million residents and approximately R$ 260 billion in real estate patrimony under management. The company employs more than 1,000 people and operates three Super Hubs (Mooca, Paulista, Roque Petroni) plus the Casa Lello experience space on Rua Oscar Freire. Lello is positioned by the company among the top 10 largest condominium management firms globally.

The company's core offering is a subscription-based administration service covering financial management, staff oversight, access control, and security, delivered through a proprietary digital platform that includes the Lello para Moradores, Lello para Síndicos, and Lello para Colaboradores mobile applications, the Resolva Fácil self-service portal, and the Conta Comigo online quotation system. Adjacent product lines include Multifamily management (anchored by partnerships with Ilion Partners and Housi), Incorporadora developer services from project launch through delivery, the Tesouros do Bairro local-commerce platform, and the Lellolab innovation laboratory. The company has also built a 25+ partner ecosystem spanning retail, mobility, ESG, and pet services to deepen resident engagement within managed buildings.

Lello generates revenue through recurring monthly administration fees scaled to each condominium's admin fee tier (R$ 1,000 to R$ 2,500+ per month), professional services for developers and Multifamily investors, and digital platform fees. Go-to-market combines enterprise field sales through the Super Hubs, an inside-sales motion via WhatsApp and Conta Comigo, a partnership and referral channel, and brand marketing through social media, content (Vida em Condomínio blog), and PR. The company is privately held with no disclosed parent, no venture funding, and three adjacent subsidiaries: Lello Imóveis (real estate services), Lellolab (innovation lab), and Casa Lello (engagement space).

Name

Lello Condomínios

Legal name

Administradora Lello Condomínios

Website

https://lellocondominios.com.br

Company type

Private

Founded year

1954

Operating status

Operating

Headcount range

501–1,000 employees

Short description

Lello Condomínios is a privately held Brazilian condominium management firm, founded in 1954, administering 4,200+ residential, commercial, and association buildings across São Paulo state via subscription-based services, proprietary mobile apps, and three Super Hubs.

Ownership category

akta.pro rank

Headquarters

HQ city

Brasil

HQ country

Brazil

HQ region

Latin America

Offices4 records

Markets served

GTM type

B2B

Offering type

Services

Cost components

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

Revenue model

1. Condominium Administration Services: Monthly administrative fees charged to managed condominiums based on property size and services. Revenue from financial management, staff management, access control, and security services.
2. Digital Solutions and Apps: Revenue from digital platform services including the Lello Digital suite, apps, and self-service portals for condominium management.
3. Consulting and Advisory Services: Specialized consulting for new condominium projects, incorporadora services from launch to delivery, including project consulting, commercialization support, planning, pre-operation, and installation.
4. Multifamily Property Management: Exclusive product for managing multifamily properties, serving investors with rental returns, transparency, and optimized resource management.

Pricing tiers

Go-to-market motion3 records

Distribution channels5 records

Marketing channels6 records

Core offering

Lello Condomínios provides full-service condominium administration for residential, commercial, and association properties across São Paulo, covering financial management, staffing oversight, access control, security, and digital engagement via proprietary apps. It also offers specialized Multifamily management for rental-property investors and Incorporadora consulting that supports real estate developers from project conception through delivery and post-installation. Recurring administration fees are the primary revenue mechanism, complemented by digital platform subscriptions and advisory/consulting engagements.

Product overview

Lello Condomínios operates as a comprehensive condominium management platform with a modular architecture centered around its suite of mobile applications (App Lello para Moradores, App Lello para Síndicos, App Lello para Colaboradores) and web-based services (Resolva Fácil portal, Conta Comigo quotation system). The core offering includes residential and commercial condominium management, association services, and a dedicated Multifamily product for property investors. Supporting infrastructure consists of Lellolab for innovation, Casa Lello for physical community engagement, and three Super Hubs de Atendimento in São Paulo. Additional specialized modules include the Incorporadora for real estate development and Tesouros do Bairro for local economy connectivity. The platform emphasizes digital-first service delivery with a focus on urban regeneration and community building.

Differentiator

Problem solved

Functional benefit

Brands

• Resolva Fácil: Self-service portal for residents to access second copies of bills, payment agreements, and manage accounts
• Conta Comigo
• Viver Une
• Tesouros do Bairro
• ALIC (Agentes Lello de Inovação Condominial)
• Oficinas dos Tesouros do Bairro
• Esse Condomínio Une o Bairro
• Mais Vivida

Products and services

• Residential Condominium Management (Condomínios Residenciais) Full-service administration for residential condominium buildings covering financial management, staff oversight, access control, security protocols, resident digital engagement, and urban regeneration initiatives. Targeted at residential condominium boards in São Paulo.
• Commercial Condominium Management (Condomínios Comerciais) Specialized management for office and commercial buildings with dedicated teams focusing on offices, people, property, and connections. Includes contract management, occupancy rate optimization, directory planning, tenant services, and ESG practices implementation for commercial property owners.
• Association Management (Associações) Management of residential and sports associations, covering governance, member services, community development, shared space optimization, and financial management for associations and their boards.
• Multifamily Property Management Exclusive property management product for multifamily real estate investors covering rental returns, transparency, resource optimization, preventive maintenance, premium service, and integrated management of services for units and common areas. Used by named clients such as Ilion Partners and Housi.
• Incorporadora (Developer Services) Services from project launch to delivery for real estate developers, including project consulting, commercialization support, financial planning, pre-operation, condominium installation, post-installation control, and sustainability programs. Supports developers from conception through delivery and community formation.
• App Lello para Moradores (Residents App) Standalone mobile application for residents of Lello-managed condominiums providing access to second copies of bills, condo documents, common area reservations, occurrence logs, communication with reception, participation in digital assemblies, and visitor access management.
• App Lello para Síndicos (Building Managers App) Standalone mobile app for syndicate managers enabling connection with staff, bill access, revenue management and control, financial reporting, people management, unit information, and a token-based payment approval system.
• App Lello para Colaboradores (Employees App) Standalone employee application supporting time tracking (including offline mode), payslip access, medical certificate submission, monitoring of bonuses and discounts, exclusive discounts, overtime and absence consultation, and timesheet approval.
• Resolva Fácil Portal Standalone self-service customer portal enabling residents to access second copies of bills, set up payment agreements, and update addresses for Lello-managed condominiums.
• Conta Comigo (Quotation System) Online self-service quotation system enabling prospective customers to request service proposals for condominium administration; integrated with WhatsApp for direct handoff to the commercial team.
• Lello Digital Digital tools suite covering account services, debt management, dedicated support, payment processing, process management, and a technical support center for Lello-managed condominiums.

Quantifiable outcome

• 4,200+ condominiums managed
• +4 more outcomes

Named customers2 records

Segments5 records

Ideal customer profiles5 records

Technology focussed Yes

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature6 records

Partnerships

30 partnerships are on record, tiered minor and core.

• Instituto MudaminorOthersEnvironmental partner for waste management and environmental education services provided to condominiums through the Lello ecosystem.
• Vila VelhaminorOthersInsurance consulting partner for condominiums providing specialized insurance advisory services. Also provides health plan advisory services.
• VIP (Viação Interesse Público)minorOthersEngineering diagnostics partner providing complete solutions and engineering diagnostics for condominiums.
• Sem PararminorOthersTransportation partnership providing mobility services that take residents anywhere they need to go.
• EletromidiaminorOthersCommunication partner facilitating digital communication within condominiums through electronic displays.
• Power 2 GominorOthersElectric vehicle charging partner providing charging stations for electric vehicles in condominiums.
• Omo / Omo ExpressminorOthersShared laundry partnership providing laundry facilities and Omo Express specialized laundry services for residents.
• SodimacminorOthersConstruction materials partner for condominiums providing materials for construction, renovation, and decoration.
• Leroy MerlinminorOthersHome improvement partnership providing products to transform homes with discounts for residents.
• EntregaliminorOthersSmart locker partner providing password-protected lockers for package deliveries in condominiums.
• Market 4uminorOthersProduct stand partnership providing varied products in a stand format within condominiums.
• HPminorOthersE-waste collection partnership for electronic waste disposal from condominiums.
• Ri HappyminorOthersPlayroom partnership providing everything needed for condominium playrooms for children.
• Pro SecurityminorOthersVehicle access control partner providing vehicle access management systems for condominiums.
• KikosminorOthersGym and fitness equipment partner providing items for condominiums' gyms and training stations.
• Arquiteto de BolsominorOthersArchitecture partnership transforming spaces within budget for residents' homes.
• RefteraminorOthersMaintenance and renovation partnership reinventing maintenance and renovation services for residents.
• ParafuzominorOthersHome care partnership providing the easiest way to take care of residents' homes.
• PanasonicminorOthersElectronics partnership providing electronic products for residents with partner discounts.
• FloraminorOthersClean energy partnership providing clean energy solutions for residents.
• ElginminorOthersAppliances and electronics e-commerce partnership providing products with partner discounts.
• Minha RevisãominorOthersVehicle care partnership providing vehicle maintenance with the best cost-benefit for residents.
• SenseminorOthersBicycle partnership providing bicycles for residents to enjoy the city.
• LevminorOthersElectric bicycle partnership providing electric bicycles for residents' transportation needs.
• Petlove / Petlove SaúdeminorOthersPet health partnership providing pet health plans and products for residents' pets.
• Viu Meu PetminorOthersPet finding platform partnership helping owners find their lost pets through a geolocation platform.
• CondolivreminorOthersFinancial solutions partnership for condominium employees providing financial services and support.
• Ilion PartnerscoreOthersMultifamily property investor partner utilizing Lello's exclusive multifamily management services. Represents investor returns, transparency, and property value optimization.
• HousicoreOthersMultifamily property investor partner utilizing Lello's exclusive multifamily management services.
• LellolabcoreStrategic or Co-development PartnerInnovation laboratory of the Lello group that prototypes solutions to improve the experience of living in condominiums and the impact of condominiums on cities. Created the 'Mais Vivida' program for the silver economy and accelerates startups in the ecosystem.

Scale indicators7 records

Recent moves6 records

Expansion highlights5 records

Broad incumbents

• Cushman & Wakefield: Global commercial real estate services firm offering property management among its broader service portfolio. Comparable as a competitor in Lello's commercial condominium segment and as a potential acquirer given the global consolidation trend in property services.
• JLL (Jones Lang LaSalle): Global real estate services and investment management firm with significant property management operations. Relevant as both a competitor in commercial property management and a likely strategic acquirer for Latin American property services platforms.
• FirstService Corporation: NYSE-listed North American leader in residential property management with ~9,000 properties under management. Comparable as a scaled, vertically-integrated property manager serving both residential and commercial clients with diversified service lines, though operating in mature US/Canada markets versus Lello's Brazilian emerging-market focus.
• Asset Living: Large US-based multifamily and student housing property management firm managing 200,000+ units. Comparable as a scaled third-party property manager with diversified service offerings, providing a benchmark for what a scaled, technology-enabled property management platform can achieve.
• CBRE Group: World's largest commercial real estate services and investment firm, with growing residential and facilities management operations. Comparable as a global incumbent competing in property management services and a potential consolidator of regional players.

Emerging players

• Housi: Brazilian proptech specializing in multifamily rental management and branded residential experiences. Listed as a Lello partner, indicating strategic overlap in the multifamily investor-management space, with Housi representing the tech-native challenger model versus Lello's traditional management platform.
• QuintoAndar: Brazilian proptech unicorn focused on residential rental marketplace and property management technology. Represents the digital-native challenger model that may eventually expand into condominium management, posing long-term competitive risk to Lello's traditional delivery model.
• Greystar Real Estate Partners: World's largest multifamily property management and rental housing operator. Comparable through Lello's dedicated Multifamily product line targeting investor-owned rental properties with integrated resident services, preventive maintenance, and digital platforms.

Direct peers

• ABM Administração de Condomínios: Brazilian condominium management company directly competing with Lello in the residential and commercial condominium administration market. Most directly comparable peer as a regional Brazilian condo manager serving overlapping customer segments.
• Predial Inteiro: Brazilian condominium management firm providing administrative, financial, and operational services to residential and commercial buildings. Direct competitor to Lello in the Brazilian condominium administration market.

Market position

Weaknesses5 records

Competitive moat7 records

Key risks1 record

Key highlights1 record

Customer concentration

• Xx.com/contapralello
• YouTubeyoutube.com/channel/UC4P0EmIvm2CAHNaWIV_X9dA
• Facebookfacebook.com/LelloCondominios
• LinkedInlinkedin.com/company/lellocondominios
• Instagraminstagram.com/lellocondominios
• TikToktiktok.com/@lellocondominios

Compliance2 records

Revenue estimate

Valuation estimate

Number of profiles

Subsidiaries3 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 Lello Condomínios