Gemeinnütziges Siedlungswerk

Name

Gemeinnütziges Siedlungswerk

Legal name

Gemeinnütziges Siedlungswerk GmbH

Website

https://gsw-ffm.de

Company type

Private

Founded year

1949

Operating status

Operating

Headcount range

51–100 employees

Ownership category

akta.pro rank

Product category

Affordable Residential Housing

NAICS

Architectural, Engineering, and Related Services (5413), Management of Companies and Enterprises (5511), Architectural Services (541310)

SIC

Services-To Dwellings & Other Buildings (7340), General Bldg Contractors - Residential Bldgs (1520), Services-Engineering Services (8711)

akta.pro primary industry

Corporate / Executive Housing Management (BPAJAFAK)

akta.pro secondary industries

Building Management & Facility Control Systems (BMS/BAS, Power Monitoring, EPMS) (EUAEAFAJ), Mass Timber & Structural Engineered Wood (CLT, Glulam, NLT/DLT) (IMADADAC)

Keywords

• Affordable rental housing
• Residential property management
• Real estate development
• Social housing services
• Energy-efficient modernization

Headquarters

HQ city

Frankfurt

HQ country

Germany

HQ region

Europe

Offices6 records

Markets served

GTM type

B2C

Offering type

Services

Cost components

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

Revenue model

1. Rental Income: GSW manages approximately 9,000 rental apartments across Hessen, Rheinland-Pfalz, and Thüringen. Revenue is generated through monthly rents from tenants in various property types including standard apartments, student housing, and senior living facilities.
2. Property Sales (Bauträgerprojekte): GSW develops and sells new-build residential property (Eigentumswohnungen, townhouses, single-family homes) as a developer. Projects include the Darmstadt Ludwigshöhviertel with 41 units, Lincoln Areal with 141 units, and various other developments across its operating regions.
3. Building for Third Parties: GSW acts as general contractor or general subcontractor for third parties, providing architectural and engineering services. Projects include the Seniorenzentrum Eppertshausen for Caritas and various other construction projects.
4. Commercial Property Rental: GSW rents commercial spaces including office lofts in historic buildings (e.g., SEEGER-Bau in Offenbach with approximately 2,000m² of modern office space) and commercial units in mixed-use properties.
5. Property Management Services: GSW provides comprehensive property management services for its own portfolio and potentially for third parties. This includes tenant management, maintenance, energetical modernization, and general property administration.

Pricing tiers

Go-to-market motion1 record

Distribution channels4 records

Marketing channels5 records

Core offering

GSW is a non-profit housing company that owns, manages, and develops approximately 9,000 rental apartments across Hessen, Rheinland-Pfalz, and Thüringen, providing affordable long-term housing for over 13,000 people. Beyond rental management, GSW develops and sells new-build Eigentumswohnungen (ownership apartments) and townhouses as a property developer, constructs social infrastructure (e.g., senior living facilities) for institutional clients such as Caritas, and conducts energy-efficient modernization across its portfolio. The company is organized into five business fields: Immobilienmanagement (property management), Bauen für den eigenen Bestand, Bauträgerprojekte (developer projects), Projektentwicklung (project development), and Bauen für Dritte (third-party construction).

Product overview

GSW (Gemeinnütziges Siedlungswerk GmbH) is a non-profit housing company founded 75 years ago by the Catholic dioceses of Limburg, Mainz, and Fulda, operating as Frankfurt's fourth-largest residential housing company. It is not a technology product company but rather a diversified real estate services organization. Its core offering is the management of approximately 9,000 rental apartments across Hessen, Rheinland-Pfalz, and Thüringen, supported by a Mieterportal (tenant portal) and Interessentenportal (prospective tenant portal) integrated with the Aareon CRM platform. GSW's services are organized into five business segments: Immobilienmanagement (property management), Bauen für den eigenen Bestand (own-portfolio construction), Bauträgerprojekte (developer projects for sale), Projektentwicklung (project development), and Bauen für Dritte (third-party construction). Supporting functions include Vermietungsangebote (rental housing listings), Studentenwohnungen (student housing under the Campus Living GSW brand), Gewerbeflächen (commercial spaces), Ankauf (property acquisition), and the Torbogen-Quartier Fulda (historic residential quarter). GSW also pursues an active ESG-driven modernization agenda, deploying digital heating automation (PAUL system), photovoltaic installations, heat pumps, and green energy procurement to achieve climate neutrality by 2045.

Differentiator

Problem solved

Functional benefit

Brands

• Mary&Abe: A mixed-use residential quarter at the Lincoln Areal in Darmstadt, comprising 141 apartments for rent and ownership, developed in partnership with the city of Darmstadt.
• Torbogen-Quartier Fulda
• SEEGER-Bau
• Campus Living

Products and services

• Vermietungsangebote (Residential Rental Housing) Rental housing portfolio of approximately 9,000 apartments for individuals, couples, and families in Frankfurt, Mainz, Limburg, Erfurt, and Fulda. Average cold rent of ~€7.30/m², well below market. Includes standard apartments, student housing, and senior living facilities.
• Campus Living (Student Housing) Purpose-built student apartments managed under the Campus Living GSW brand, offering fully equipped single apartments for students at locations in Mainz and Rüsselsheim (95 units for Hochschule RheinMain).
• Gewerbeflächen (Commercial Spaces / SEEGER-Bau) Commercial office loft space for lease, including approximately 2,000 m² in the renovated SEEGER-Lederwaren factory building in Offenbach at €9-15/m², with units of 62-1,183 m², fiber internet, video intercom, and underground parking. Leasing managed by Dr. Kehrer Immobilien.
• Kaufen / Wohneigentum (Developer Ownership Apartments) New-build ownership apartments (Eigentumswohnungen), townhouses, and single-family homes developed by GSW and sold to end buyers. Projects include Darmstadt Ludwigshöhe (41 units), Homburger Landstraße Frankfurt, Lincoln Areal Darmstadt, and Königstein Privatquartier KÖNIGSBLICK. Some units carry state subsidies (up to €100,000-150,000 per unit) and price restrictions for middle-income buyers. Sales handled via broker partners.
• Immobilienmanagement (Property Management) Comprehensive property management for the ~9,000-unit residential portfolio across multiple German states, covering maintenance, tenant relations, lease administration, ancillary cost billing, and energy management.
• Bauen für den eigenen Bestand (Construction for Own Portfolio) Development and construction of new residential units to add to GSW's own rental housing stock, including infill development (Nachverdichtung), vertical extensions (Aufstockung), and new-build projects. Current focus is on energy-efficient modernization and densification to expand affordable housing.
• Bauen für Dritte (Third-Party Construction Services) General contractor / general supplier (Generalunternehmer / Generalübernehmer) services for third-party clients including church institutions (e.g., Caritas) and public bodies. Includes architectural and engineering support, construction management, and turnkey delivery of social infrastructure such as the Seniorenzentrum St. Hildegard in Eppertshausen.
• Projektentwicklung (Project Development) Full-cycle project development from site analysis and land acquisition through planning, permitting, and construction of residential and social buildings. Services include market analysis, land development, conversion of sites, feasibility studies, and turnkey construction of housing projects and social facilities.
• Ankauf (Property Acquisition) Acquisition of properties for residential development, including existing buildings, construction/demolition sites, project development sites, and revitalization areas in Hessen, Rhein-Main area (Frankfurt, Wiesbaden, Mainz, Darmstadt, Fulda), and Thüringen (Erfurt).
• Torbogen-Quartier Fulda (Heritage Renovation Quarter) A residential quarter in Fulda featuring three heritage buildings (Baudenkmäler) that have been comprehensively and climate-appropriately renovated, creating 18 new 2-4 room apartments with modern heat pumps, solar energy, and balconies/gardens. All apartments in the first phase were rented upon completion.

Quantifiable outcome

• Average cold rent of €7.30/m², approximately half of market rates
• +7 more outcomes

Named customers5 records

Segments5 records

Ideal customer profiles5 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Integration8 records

AI capability2 records

Feature1 record

Partnerships

Eleven partnerships are on record, tiered core and minor.

• Westbridge (Energy Advisor)coreImplementation/ SI/ Consulting Partner · 20 December 2024Westbridge served as GSW's energy and sustainability advisor, successfully renegotiating energy supply contracts for 631 electricity and 178 gas supply points. Through strategic negotiations with regional energy suppliers, Westbridge secured green energy supply and helped GSW save 19,972 tonnes CO2 over the contract term.
• Bitsch + Bienstein Architekten PartGmbB (Wiesbaden)minorImplementation/ SI/ Consulting Partner · 7 May 2024Winner of architectural competition for Baufeld C1 in Darmstadt Ludwigshöhviertel. One of two Wiesbaden-based architecture firms selected through a planning competition to design the new residential buildings.
• grabowski.spork GmbH (Wiesbaden)minorImplementation/ SI/ Consulting Partner · 7 May 2024Winner of architectural competition for Baufeld A1 in Darmstadt Ludwigshöhviertel. Selected through planning competition among architecture firms.
• BVD New Living GmbH & Co KG (Bauverein Darmstadt AG)coreStrategic or Co-development Partner · 4 March 2024GSW acquired fully developed building plots 'Baufeld A1' (over 1,000 m²) and 'Baufeld C1' (over 2,000 m² total) in the new Darmstadt Ludwigshöhviertel district from BVD New Living GmbH & Co KG, a subsidiary of Bauverein Darmstadt AG. These acquisitions enabled GSW to develop approximately 41 new owner-occupied apartments.
• Caritasverband Darmstadt e.V.minorChannel Partner/ Reseller/ Distributor · 1 January 2022GSW built 7 apartments and 3 shared living communities (Wohngemeinschaften) for 30 senior citizens in Bensheim on behalf of Caritasverband Darmstadt.
• Schwind Immobilien (Darmstadt)coreChannel Partner/ Reseller/ DistributorSchwind Immobilien serves as the exclusive sales broker for GSW's 41 Eigentumswohnungen in the Darmstadt Ludwigshöhviertel project. The broker organizes informational walks through the development site and handles all sales inquiries.
• SELECT Immobilien GmbHminorChannel Partner/ Reseller/ DistributorSELECT Immobilien GmbH handles the marketing and sales of GSW's 11 Eigentumswohnungen in Königstein Ölmühlweg.
• Dr. Kehrer Immobilien (Offenbach)minorChannel Partner/ Reseller/ DistributorDr. Kehrer Immobilien handles the rental marketing for the approximately 2,000 m² of commercial office space in the SEEGER-Bau building in Offenbach.
• Caritasverband Darmstadt e.V.coreStrategic or Co-development PartnerCaritasverband Darmstadt is the general tenant for the Eppertshausen Seniorenzentrum, taking over 38 barrier-free senior apartments and 4 house communities (56 rooms) after GSW completes construction. GSW built the facility on behalf of Caritas.
• VdW südwest (Verband der Südwestdeutschen Wohnungswirtschaft)minorOthersGSW is a member of VdW südwest, the regional housing industry association. Vorstand Dr. Axel Tausendpfund attended GSW's 75th anniversary and presented the commemorative certificate of the housing industry.
• Lupp (Darmstadt)minorStrategic or Co-development PartnerLupp is the co-developer with GSW on the two building sites A1 and C1 in the Darmstadt Ludwigshöhviertel, where together they are developing approximately 41 Eigentumswohnungen.

Scale indicators14 records

Recent moves7 records

Expansion highlights5 records

Direct peers

• Bauverein Darmstadt AG: Darmstadt-based housing cooperative/non-profit active in the same Ludwigshöhe district where GSW is developing. Directly competes with GSW on land acquisitions and the affordable-housing mandate in the Darmstadt market.
• degewo AG: Berlin-based non-profit municipal housing company with ~75,000 units. Similar non-profit residential mandate and German public-interest housing model to GSW.
• Gewobag AG: Berlin's municipal non-profit housing company managing ~80,000 units. Comparable as a German non-profit residential landlord with a social mandate, though operating in a different city and at substantially larger scale.
• GBG Mannheimer Wohnungsbaugesellschaft mbH: Non-profit municipal housing company in Mannheim managing ~20,000 units. Highly comparable on mission, German non-profit housing model, and scale (slightly larger than GSW).
• SAGA Siedlungs-Aktiengesellschaft Hamburg: Hamburg's municipal non-profit housing company managing ~135,000 units. Same German non-profit housing model as GSW with a social mandate to provide affordable housing; comparable on business structure though materially larger and geographically distinct.
• GWG der Stadt Kassel mbH: Non-profit municipal housing company in Kassel, northern Hessen — same German non-profit housing model and Hessen regional footprint as GSW. Mario Emmermann, GSW's incoming technical MD, was previously technical director at GWG Kassel.

Broad incumbents

• Vivawest GmbH: Large German residential company (~120,000 units) operating across NRW with mixed non-profit/profit structure. Comparable on portfolio scale, energy-modernization program, and German residential landlord model.
• Vonovia SE: Europe's largest residential real estate company with ~550,000 German units. Broad incumbent in the same German residential market — comparable on rental housing operations, energy-modernization scale, and regulatory exposure, though for-profit.
• LEG Immobilien SE: Major German residential landlord (~165,000 units, NRW-focused). Comparable on German residential rental operations and energy-modernization programs; relevant as a publicly listed benchmark for portfolio valuations in the German residential market.
• Nassauische Heimstätte Wohnungs- und Entwicklungsgesellschaft (NHW): Largest non-profit housing company in Hessen with ~60,000 units across the Rhein-Main region and beyond. Directly comparable to GSW on mission, geography (Hessen/Rhein-Main overlap), and non-profit housing mandate, but materially larger.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks6 records

Key highlights7 records

Customer concentration

• LinkedInlinkedin.com/company/gemeinn%C3%BCtziges-siedlungswerk-gmbh/posts/?feedView=all&viewAsMember=true

Revenue estimate

Valuation estimate

Number of profiles

Profiles3 records

Subsidiaries4 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 Gemeinnütziges Siedlungswerk