Siedlungswerk Nürnberg

What Siedlungswerk Nürnberg does

Siedlungswerk Nürnberg GmbH (SWN) is a state-owned residential and commercial property manager headquartered in Nürnberg, Germany, founded in 1919 as a public-law corporation and converted to a GmbH in 1974 through merger with Neue Heimat Nürnberg GmbH. The Freistaat Bayern (Free State of Bavaria) is the main shareholder, and since 2023 the company has operated under the newly formed Baunova Bayern GmbH holding alongside sister companies BayernHeim and Stadibau. SWN currently manages approximately 8,000–9,000 apartments distributed across the Nürnberg metropolitan area (Nürnberg, Fürth, Erlangen) and broader Franconia, plus complementary commercial spaces such as restaurants, retail, medical practices, child-care facilities, and offices integrated into its residential quarters.

The core product portfolio comprises residential rentals (both free-market and income-subsidized EOF/WBS units), commercial space rentals, and tenant services including an online Wohnungsbewerbung application portal, downloadable forms, and a tenant-advisor finder. The company is executing a 1,000-unit new construction program under the Wohnungspakt Bayern Bayern framework with active developments in Nürnberg-Lichtenreuth, Nürnberg-Rauhäckerstraße, Fürth-Lange Straße, and Heßdorf-Sonnenring. Under its 'Prima Klima' climate program, SWN operates 76 rooftop photovoltaic systems totaling 1,742 kWp (≈1.6 GWh/year, saving 1,000 tonnes CO₂), a district-heating (Nahwärmenetz) network in Regensburger Viertel, EV charging stations installed in partnership with N-ERGIE, and a 1,000-trees-by-2040 planting initiative.

Revenue is generated through recurring monthly rental subscriptions on residential units (with WBS income-limits raised 25% as of September 2023) and commercial leases. Go-to-market is direct-to-consumer via the corporate website (swnuernberg.de), supplemented by in-person service at the Heroldsberger Weg 8 headquarters, public opening ceremonies, and a Clubfreund sponsorship with 1. FC Nürnberg. Tenant eligibility for subsidized units is coordinated with municipal housing offices through the Wohnberechtigungsschein system, and the company is structured for low customer churn typical of the German social/regulated rental market.

Name

Siedlungswerk Nürnberg

Legal name

Siedlungswerk Nürnberg GmbH

Website

https://swnuernberg.de

Company type

Private

Founded year

1919

Operating status

Operating

Headcount range

51–100 employees

Short description

Siedlungswerk Nürnberg is a state-owned (Freistaat Bayern) housing company that manages approximately 8,000–9,000 residential and commercial rental units across Nürnberg, Fürth, Erlangen, and Franconia, with a 1,000-unit new construction pipeline under the Wohnungspakt Bayern program.

Ownership category

akta.pro rank

Product category

Residential Property Management & Affordable Housing Services

NAICS

Lessors of Residential Buildings and Dwellings (53111), New Multifamily Housing Construction (except For-Sale Builders) (236116)

SIC

Operators Of Apartment Buildings (6513), Services-To Dwellings & Other Buildings (7340)

akta.pro primary industry

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

akta.pro secondary industry

Association Maintenance, Vendor & Capital Project Management (BPAJAHAM)

Keywords

• Affordable housing management
• Residential property rental
• Social housing administration
• Commercial space leasing
• Sustainable property development

Headquarters

HQ city

Nuremberg

HQ country

Germany

HQ region

Europe

Offices1 record

Markets served

GTM type

B2C

Offering type

Services

Cost components

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

Revenue model

1. Residential Rental Income: Primary revenue stream from renting approximately 8,000-8,800 residential apartments in Nürnberg, Fürth, Erlangen and wider Franconia region. Apartments offered at fair/social prices with mix of free-market and subsidized (EOF/WBS) units.
2. Commercial Space Rental: Rental income from commercial spaces including restaurants, cafes, bakeries, grocery stores, medical practices, physiotherapy, nursing services, hairdressers, beauty salons, and offices. Also includes childcare facilities (Kitas, Kinderhorte) operated by various operators.

Pricing tiers

Go-to-market motion1 record

Distribution channels4 records

Marketing channels6 records

Core offering

Siedlungswerk Nürnberg is a state-owned housing company that builds, manages, and rents approximately 8,800 residential apartments across Nürnberg, Fürth, Erlangen, and broader Franconia, offering both free-market and income-subsidized (EOF/WBS) housing alongside commercial space rentals and community facilities. Its portfolio combines traditional property management with sustainability infrastructure including rooftop photovoltaic systems, district heating networks, and EV charging stations under the "Prima Klima" climate initiative.

Product overview

Siedlungswerk Nürnberg is a state-owned housing company (GmbH) offering a comprehensive portfolio of residential and community services. Core offerings include approximately 8,000 managed rental apartments across Nürnberg, Fürth, Erlangen, and Franconia, with both market-rate and income-subsidized (EOF) units. Supporting services include commercial spaces, daycare facilities, community rooms, and an online apartment application system. The company operates environmental programs under the 'Prima Klima' initiative, including 76 photovoltaic installations and E-charging stations. Tenant support features an advisor finder and damage reporting system. A comprehensive download center provides forms for all rental-related procedures.

Differentiator

Problem solved

Functional benefit

Products and services

• Mietwohnungen (Residential Apartment Rentals) Management and rental of approximately 8,000–8,800 residential apartments in Nürnberg, Fürth, Erlangen, and other Franconian cities. Includes both free-market units and income-subsidized (EOF/WBS) housing; 1,000 new units under construction.
• Gewerbeflächen (Commercial Space Rentals) Rental of commercial spaces within SWN residential quarters, including restaurants, cafés, bakeries, grocery stores, medical practices, physiotherapy, care services, hairdressers, beauty salons, offices, and childcare facilities (Kitas, Kinderhorte).
• Einkommensorientierte Förderungen (EOF Subsidized Housing) Income-based housing subsidy program allowing lower-income households to access affordable apartments via a Wohnberechtigungsschein (WBS) housing eligibility certificate.
• Gemeinschaftsraum (Community Room Rental) Rentable community spaces within SWN residential quarters, available to private individuals, clubs, and for commercial events such as yoga, gymnastics, Christmas markets, and clothing bazaars.
• E-Ladestationen (E-Mobility Charging Service) Electric vehicle charging stations installed on SWN property via partnership with N-ERGIE, available to tenants and non-tenants, with preferential tariff for SWN tenants.

Quantifiable outcome

• 1,000 new socially affordable apartments under construction through Wohnungspakt Bayern program
• +6 more outcomes

Named customers10 records

Segments5 records

Ideal customer profiles4 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature4 records

Partnerships

Eleven partnerships are on record, tiered core, minor and strategic.

• N-ERGIE AktiengesellschaftcoreTechnology or Integration · 25 September 2025Partnership for E-mobility infrastructure. N-ERGIE installs and operates electric vehicle charging stations on SWN property, available to both tenants and non-tenants. SWN tenants receive preferential rate of 42 cents/kWh (standard 48 cents/kWh). N-ERGIE operates over 500 charging points in Nürnberg as part of LadeVerbundPlus cooperation of 50 municipal utilities in North Bavaria.
• Technische Hochschule Nürnberg (Georg Simon Ohm Hochschule)coreStrategic or Co-development Partner · 1 January 2025Architecture student competition for redesign concepts for the 'Zedernwald' residential complex from the 1960s-70s era. Ten students developed future-oriented concepts addressing societal, technological, and climate changes. SWN funded all models and awarded prize money to top 3 designs. Project repeated for subsequent semesters.
• 1. FC Nürnberg (FCN)minorGTM or Marketing Partner · 1 March 2024Clubfreund (Club Friend) sponsorship partnership. SWN supports the football club as a neighbor to the new Regensburger Viertel development located in immediate proximity to the stadium. Leverages shared tradition and passion connecting Nürnberg residents.
• WBG Fürth (Wohnungsbaugenossenschaft Fürth)strategicStrategic or Co-development Partner · 1 February 2024Cooperation 'Wohnen' (Housing) providing second chances for homeless people. Extends previous 'Begleitetes Wohnen' project initiated in 2022. Since 2022, 11 children and 6 adults have moved into their own apartments. SWN joined as additional partner to expand the initiative.
• Stadt FürthstrategicStrategic or Co-development Partner · 1 February 2024Municipal partner in Kooperation 'Wohnen' providing housing opportunities for homeless individuals, building on 'Begleitetes Wohnen' project started in January 2022.
• Baunova Bayern GmbHcoreStrategic or Co-development PartnerParent holding company created in 2023 uniting BayernHeim, Siedlungswerk Nürnberg, and Stadibau under one umbrella. Aims to bundle competencies, strategically align structures, and leverage synergies.
• BayernHeim GmbHcoreStrategic or Co-development PartnerSister company under Baunova Bayern holding. SWN supports BayernHeim in renting EOF-funded new construction apartments.
• Stadibau GmbHcoreStrategic or Co-development PartnerSister company under Baunova Bayern holding. Collaboration with Stadibau for digitalization and operational synergies.
• N-Ergie AktiengesellschaftcoreTechnology or IntegrationDistrict heating (Nahwärmenetz) implementation for Regensburger Viertel development. Heating plant produces 836 MWh electricity annually meeting GEG 2020 standards and CO2-neutral under GEG accounting rules.
• Tierschutzverein für Stadttauben und Wildtiere in Nürnberg e.V.minorOthersPartnership to establish a managed pigeon loft (Taubenschlag) in Ludwigsfeld district. Tierschutzverein provides expertise and volunteer caretakers for humane pigeon population management on SWN property.
• N-Ergie AGcoreTechnology or IntegrationElectricity provider for energy supply and metering services. Data sharing for energy consumption optimization and billing.

Scale indicators14 records

Recent moves9 records

Expansion highlights6 records

Broad incumbents

• Vonovia SE: Germany's largest residential landlord with a national portfolio of ~500,000 units. Provides direct comparison on operating efficiency, rental yield, and capex burden at scale, though Vonovia is a privatized for-profit operator rather than a state-owned subsidized-housing specialist.
• Deutsche Wohnen SE: Major institutional residential landlord in Germany, now majority-owned by Vonovia. Comparable on portfolio size, urban apartment management, and exposure to regulated German rental markets, though concentrated in Berlin rather than Franconia.
• Gewobag Wohnungsbau-Aktiengesellschaft Berlin: Berlin's largest municipal housing company with ~70,000 units. Closest publicly-owned peer to SWN in structure (municipal ownership, mixed subsidized/market portfolio, public mission), though serving Berlin rather than the Nuremberg metropolitan area.
• TAG Immobilien AG: Listed German residential operator focused on affordable housing in Northern/Eastern Germany. Comparable on lower-priced residential portfolio, social housing legacy units, and exposure to regulated German rental market dynamics.
• LEG Immobilien SE: Public-listed residential landlord focused on North Rhine-Westphalia with ~165,000 units. Comparable on German social/market-rate rental mix, energy-retrofit programs, and digital tenant services, though operates as a private for-profit rather than state entity.

Direct peers

• Wohnungsbaugenossenschaft Fürth (WBG Fürth): Cooperative housing organization in Fürth and active cooperation partner of SWN. Direct operational peer in the same Nuremberg metropolitan region, running its own affordable housing portfolio with similar tenant base and political alignment.
• Wohnungsbaugesellschaft Nürnberg GmbH: Municipal housing company of the City of Nuremberg (Stadt Nürnberg). Most direct local peer operating in the same city and same EOF-subsidized rental market with comparable mission, regulatory environment, and customer base.
• SAGA Siedlungs-Aktiengesellschaft Hamburg: Hamburg's state-owned housing company managing ~140,000 apartments. Direct structural peer to SWN: state-owned, mixed subsidized/market portfolio, similar social mission, comparable focus on energy renovation and e-mobility infrastructure.
• Stadibau GmbH: Third member of the Baunova Bayern Holding alongside SWN and BayernHeim, focused on municipal housing in Bavaria. Direct sister-company peer with shared holding, governance, and explicit digitalization collaboration with SWN.
• BayernHeim GmbH: Sister state-owned Bavarian housing company under the Baunova Bayern Holding alongside SWN. Both manage EOF-subsidized rental apartments for the Freistaat Bayern and share the same public-mission mandate, governance, and digital platform roadmap.

Market position

Weaknesses5 records

Competitive moat4 records

Key risks5 records

Key highlights6 records

Customer concentration

Revenue estimate

Valuation estimate

Number of profiles

Profiles6 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 Siedlungswerk Nürnberg