S Immo Ag

What S Immo Ag does

S IMMO AG is a Vienna-headquartered real estate investment company that acquires, manages, and divests commercial properties across Central and Eastern Europe. The company owns a portfolio of approximately 105 properties spanning 1.1 million m² of gross leasable area across six countries (Austria, Germany, Hungary, Romania, Czech Republic, and Slovakia), with a book value of EUR 3,207.5m as of 31 March 2026. The portfolio is weighted approximately 68.4% offices, 28.7% retail, and 2.9% hotels by book value, and operates under three proprietary property brands — myhive (offices), VIVO! (shopping centres), and STOP SHOP (convenience retail) — alongside owner-managed hotels. Portfolio occupancy stood at 91.1% as of March 2026, with multiple flagship assets holding BREEAM sustainability certifications (Excellent, Very Good, or Pass) including The Mark and Sun Offices in Bucharest and Zlatý Anděl in Prague.

S IMMO generates revenue through three primary streams: recurring rental income from office and retail tenants (EUR 223.6m in 2024, up 36.5% YoY), hotel operations from owner-managed hotels (EUR 76.5m in 2024), and one-time gains from property disposals as part of active portfolio management (EUR 497.0m of disposals in 2024 in Germany, Austria, and Croatia, with ongoing sales in Czech Republic, Hungary, and Slovakia). The company pursues acquisitions alongside disposals, completing EUR 414.6m of acquisitions in 2024 focused on Prague office and commercial portfolios. Pricing is negotiated per-property rather than published, and tenant relationships are sourced through direct enterprise leasing supported by anchor tenants such as Deloitte, Dentons, WPP, Infosys, Leroy Merlin, Cora, and H&M at flagship Bucharest assets.

Since a mandatory takeover by CPI Property Group S.A. in 2022, culminating in a squeeze-out and delisting from the Vienna Stock Exchange on 3 December 2024 (last trading day 2 December 2024), S IMMO has operated as a wholly-owned subsidiary of CPI Europe AG / GENA NEUN Beteiligungsverwaltung GmbH. An August 2025 strategy update expanded the company's mandate to cover all asset classes and markets of the CPI Europe AG group, ending the German portfolio's role as a discontinued operation and broadening geographic and vertical scope, while signalling continued rotation of non-core assets. FY2024 results were EUR 381.0m total revenue, EUR 184.8m EBITDA, and EUR 134.6m FFO 1, supported by a 40.8% equity ratio and 49.9% net LTV.

Name

S Immo Ag

Legal name

S IMMO AG

Website

https://simmoag.at

Company type

Public

Founded year

1999

Operating status

Acquired

Headcount range

11–50 employees

Short description

S IMMO AG is a Vienna-based real estate investment company owning approximately 105 office, retail, and hotel properties across Austria, Germany, Hungary, Romania, Czech Republic, and Slovakia (1.1 million m² GLA, 91.1% occupied), operating under wholly-owned subsidiary status within the CPI Property Group S.A. group.

Ownership category

akta.pro rank

Headquarters

HQ city

Vienna

HQ country

Austria

HQ region

Europe

Offices1 record

Markets served

GTM type

B2B

Offering type

Services

Cost components

Operations, Personnel, Infrastructure, Others

Revenue model

1. Rental Income: S IMMO generates rental income from office, retail, and other commercial properties across Austria, Germany, Hungary, Romania, Czech Republic, and Slovakia. The portfolio consists of approximately 105 properties with 1.1 million m² of gross leasable area at 91.1% occupancy rate. Rental income was EUR 223.6m in 2024, up 36.5% from EUR 163.8m in 2023.
2. Hotel Operations: S IMMO operates owner-managed hotels generating revenues from hotel operations. Revenues from hotel operations were EUR 76.5m in 2024 (up 9% from EUR 70.0m in 2023), with gross profit from hotel operations at EUR 20.9m. The Germany segment was classified as discontinued operation in 2024.
3. Property Disposals: Active portfolio management through property divestments. In 2024, disposals totalled EUR 497.0m primarily in Germany, Austria and Croatia. Sales activities continued in Czech Republic, Hungary and Slovakia. Successful hotel sale in Prague (Julis Hotel) and office properties in Vienna were completed.

Go-to-market motion1 record

Distribution channels1 record

Marketing channels3 records

Core offering

S IMMO AG is a Vienna-based real estate investment company that owns and actively manages a portfolio of approximately 105 commercial properties (offices and retail) plus owner-operated hotels across six CEE/EU countries (Austria, Germany, Hungary, Romania, Czech Republic and Slovakia). The portfolio totals around 1.1 million m² of gross leasable area at a 91.1% occupancy rate and generates revenue via rental leases to corporate tenants, hotel operations, and opportunistic property acquisitions and disposals.

Product overview

S Immo AG operates as a unified real estate investment platform with distinct property sub-brands rather than a modular software product. The company's offering consists of three main property brands: myhive offices (office space solutions), VIVO! Shopping (shopping center retail), and STOP SHOP Easy Shopping (easy-access retail). These brands encompass various individual properties including office buildings, shopping centers, and hotels across Austria, Germany, Hungary, Romania, Czech Republic, and Slovakia. The portfolio breakdown is approximately 68.4% office buildings, 28.7% retail properties, and 2.9% hotels, with a focus on properties in the European Union.

Differentiator

Problem solved

Functional benefit

Brands

• myhive offices: Office brand operated by S IMMO AG for flexible office spaces
• VIVO! Shopping
• STOP SHOP Easy Shopping

Products and services

• myhive offices Office space brand operated by S IMMO AG offering flexible and modern workspace solutions across the company's property portfolio, marketed to corporate tenants including professional services and IT firms (e.g., Deloitte, Dentons, WPP, Infosys at The Mark in Bucharest).
• VIVO! Shopping Retail shopping centre brand under S IMMO AG, featuring premium retail properties across Central and Eastern Europe with anchor tenants such as Leroy Merlin, Cora and H&M at Sun Plaza in Bucharest.
• STOP SHOP Easy Shopping Retail shopping brand operated by S IMMO AG offering easy-access shopping centres for retail tenants and consumer brands.
• Hotel Operations Owner-managed hotel operations providing accommodation services for business and leisure travellers in company-owned hotels in Prague, Bucharest, Bratislava and (until announced divestment June 2025) Budapest. Generated EUR 76.5m of revenue in 2024 (up 9% from EUR 70.0m in 2023) with gross profit of EUR 20.9m.

Quantifiable outcome

• Rental income increased by 36.5% to EUR 223.6m in 2024
• +4 more outcomes

Named customers10 records

Segments4 records

Ideal customer profiles4 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Partnerships

Five partnerships are on record, tiered minor.

• BDPST GroupminorStrategic or Co-development Partner · 27 June 2025Hungarian consortium led by BDPST Group and Diorit Private Equity Fund agreed to acquire the 364-room Budapest Marriott Hotel from S IMMO AG for EUR 115 million, pending regulatory approval.
• BREEAMminorOthersBREEAM is the world's leading sustainability assessment method for masterplanning projects, infrastructure and buildings. S IMMO plans projects according to BREEAM green building standards and evaluates property acquisitions based on existing or future certifiability.
• WELL Building StandardminorOthersWELL Building Standard is a performance-based system for measuring, certifying, and monitoring features of the built environment that impact human health and wellness. S IMMO uses WELL standards for planning development projects.
• LEEDminorOthersLEED (Leadership in Energy and Environmental Design) is a green building certification program. S IMMO uses LEED standards for planning development projects alongside BREEAM and WELL.
• Ernst & YoungminorOthersErnst & Young Wirtschaftsprüfungsgesellschaft m.b.H. was appointed as the auditor of the annual financial statements, consolidated financial statements, and non-financial report for the 2026 financial year at the 37th Annual General Meeting on 04 May 2026.

Scale indicators15 records

Recent moves7 records

Expansion highlights5 records

Broad incumbents

• Vonovia SE: Europe's largest listed residential real estate company with growing commercial exposure; broader incumbent with overlapping Austrian/German office interests and similar public-market governance profile.
• Aroundtown SA: Lux-listed European office and hotel real estate major with significant German and CEE investments; comparable as a broad incumbent in commercial real estate and adjacent to S IMMO's office and hotel holdings.

Direct peers

• NEPI Rockcastle: Largest listed CEE retail and office real estate investor; closely comparable on CEE geographic focus and retail-heavy asset mix, competing for similar anchor-tenant relationships across Romania, Hungary and the Czech Republic.
• IMMOFINANZ AG: Austrian-listed commercial real estate company focused on office and retail in CEE/Austria; previously S IMMO's main shareholder and now co-investing alongside CPI Europe, making it the most directly comparable peer on geography, asset mix and tenant base.
• CA Immobilien Anlagen AG: Vienna-listed REIT focused on office properties in Austria, Germany and CEE; directly comparable in geography, asset class (office) and corporate structure as a publicly traded Austrian commercial real estate investment company.
• Pandox AB: European hotel property specialist; directly comparable for the hotel operations segment (~2.9% of S IMMO's portfolio), including assets in CEE such as the recently divested Budapest Marriott.
• CPI Europe AG: Parent company of S IMMO AG and itself a major CEE/Austrian commercial real estate platform; directly comparable by geography, asset classes (office/retail) and tenant strategy, and effectively S IMMO's sister vehicle within the CPI Property Group.
• Globe Trade Centre (GTC): CEE-focused commercial real estate developer and investor with Class A offices and retail centres in Poland, Romania, Hungary and Serbia; directly comparable on asset strategy, geographic footprint and tenant quality.
• Atrium European Real Estate: CEE retail real estate specialist with shopping centres across Poland, Czech Republic, Slovakia, Hungary and Romania; directly comparable on the retail segment (28.7% of S IMMO's book value) and regional tenant base.

Regional players

• UBM Development AG: Austrian-listed real estate developer active in office, hotel and residential across CEE/Germany; comparable as an Austrian-headquartered peer operating in the same CEE markets and asset classes.

Market position

Strengths4 records

Weaknesses5 records

Competitive moat4 records

Key risks6 records

Key highlights7 records

Customer concentration

• Xx.com/simmoag

Compliance10 records

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 S Immo Ag