SIAN - Správa investic a nemovitostí

What SIAN - Správa investic a nemovitostí does

Správa investic a nemovitostí s.r.o. (trading as SIAN, currently 'SIAN by Livendo') is a privately held Czech limited-liability company headquartered in Ostrava (Ruská 83/24, 703 00 Ostrava; IČ 247 80 189), founded in 2011 and operating for more than 11 years. The company provides a vertically integrated suite of real estate services — property investment advisory, full-service property management with optional yield guarantees, real estate brokerage, in-house apartment reconstruction, mortgage brokerage, and free property valuation — directed primarily at individual and small-business buy-and-hold landlords and at apartment renters across the Moravian-Silesian and (since 2024) Olomouc regions. The business model combines recurring tariff-based management fees with transaction commissions on sales and tenant placements, plus project-based reconstruction revenue executed through the sister entity Livendo Rekonstrukce a Development s.r.o.

The operational and customer-facing platform is delivered through six dedicated subdomain websites covering the full lifecycle: investice.sian.cz (investment advisory), sprava.sian.cz (property management), reality.sian.cz (real estate brokerage), rekonstrukce.sian.cz (renovation), najmy.sian.cz (rental listings), and najemnici.sian.cz (existing-tenant portal). SIAN manages 700+ residential units in Ostrava, Havířov, Frýdek-Místek, Opava, Hlučín, and Olomouc and surrounding cities, has executed 4,000+ real estate transactions, and completed 800+ apartment reconstructions. A multi-layer tenant scoring system supports tenant creditworthiness assessment, and management KPIs include a reported ~98% occupancy rate and a tenant non-payment rate reduced from 7.7% (Q1 2023) to 1.5% (Q1 2025). The investor client base exceeds 200, with several relationships spanning 5–10+ years.

Pricing is structured in three property-management tiers — Standard (full service, no yield guarantee), Garant 50 (50% of net rent as fee, 50% yield guaranteed during vacancy), and Garant 100 (100% of net rent as fee, full yield guaranteed including vacancy periods) — plus a standard tenant-placement fee of one month's rent inclusive of services and custom-quoted reconstruction jobs. SIAN joined the Livendo Group in 2024 while retaining its brand, team, and service approach. Founder and managing director Jakub Vysocký was elected President of the Association of Rental Housing (ANB) in June 2024, and SIAN participates in the ANB 'Férový inzerát' (Fair Listing) transparency initiative.

Name

SIAN - Správa investic a nemovitostí

Legal name

Správa investic a nemovitostí s.r.o.

Website

https://sian.cz

Company type

Private

Founded year

2011

Operating status

Operating

Headcount range

11–50 employees

Short description

SIAN - Správa investic a nemovitostí s.r.o. is a privately held Czech real estate services firm headquartered in Ostrava, serving individual property investors and renters across the Moravian-Silesian and Olomouc regions with integrated property acquisition, management with yield guarantees, brokerage, reconstruction, and tenant placement services.

Ownership category

akta.pro rank

Product category

Residential Property Management

NAICS

Real Estate Property Managers (53131), Residential Property Managers (531311), Offices of Real Estate Agents and Brokers (5312)

SIC

Real Estate Agents & Managers (For Others) (6531), Operators Of Apartment Buildings (6513)

akta.pro primary industry

Property Management Advisory & Leasing Administration (FSAEAJAN)

Keywords

• Property management services
• Real estate investment
• Apartment rental brokerage
• Residential renovation services
• Guaranteed rental yield

Headquarters

HQ city

Ostrava

HQ country

Czechia

HQ region

Europe

Offices1 record

Markets served

GTM type

B2C

Offering type

Services

Cost components

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

Revenue model

1. Property Management Fees (Tariff-based): SIAN charges property owners a percentage of net rent for managing their investment apartments. Three tariff options are offered: Standard, Garant 50 (50% of net rent), and Garant 100 (100% of net rent). Under Garant 50 and 100, the company guarantees monthly yield to the property owner regardless of occupancy.
2. Apartment Reconstruction Services: SIAN provides full apartment renovation services including electrical work, plumbing, bathroom remodeling, flooring, painting, and general contracting. Over 800 renovations have been completed. Livendo Rekonstrukce a Development s.r.o. is the entity delivering reconstruction services.
3. Real Estate Transaction Fees: SIAN earns commissions on property sales and purchases facilitated for investors. The company claims over 4,000 completed real estate transactions. Commission covers full service: property valuation, professional photography, virtual tours, listing on real estate portals, organizing viewings, and legal contract services.
4. Rental Listing and Tenant Placement Fees: SIAN charges a referral/procurement fee for placing tenants in rental apartments. A standard fee of one month's rent including services is charged for tenant placement.

Pricing tiers

Go-to-market motion2 records

Distribution channels3 records

Marketing channels6 records

Core offering

SIAN provides full-cycle real estate services for individual property investors and renters in the Moravian-Silesian and Olomouc regions of the Czech Republic: investment advisory and property acquisition, tariff-based property management with optional yield guarantees (Garant 50 and Garant 100), real estate brokerage, apartment renovation, mortgage financing, and free property valuation. The company manages 700+ apartments and has completed 4,000+ real estate transactions and 800+ apartment reconstructions since 2011.

Product overview

SIAN operates as a comprehensive real estate platform offering integrated services through multiple specialized portals: investment advisory (investice.sian.cz), property management (sprava.sian.cz), real estate brokerage (reality.sian.cz), apartment rentals (najmy.sian.cz), tenant services (najemnici.sian.cz), and renovations (rekonstrukce.sian.cz). The company provides end-to-end real estate services including property investment, full-service property management with guaranteed returns (Garant 50/100 models), brokerage, reconstruction, mortgage financing, and free property valuation. With over 700 apartments under management, 800+ completed renovations, and a team of 60+ professionals across business, technical, legal, and construction divisions, SIAN serves the Moravian-Silesian and Olomouc regions. The company joined the Livendo group in 2024 while maintaining its brand and service approach.

Differentiator

Problem solved

Functional benefit

Products and services

• Property Management (Správa) Comprehensive property management for investment apartments, including tenant communication, SVJ/SBD coordination, payment processing, maintenance handling, and monthly yield distribution. Offered in three tariff variants: Standard (no yield guarantee), Garant 50 (50% yield guarantee during vacancy), and Garant 100 (100% yield guarantee during vacancy). Covers 700+ apartments across Ostrava, Havířov, Frýdek-Místek, Opava, Hlučín, and Olomouc.
• Real Estate Investment Advisory (Investice) Investment advisory and property acquisition services for individual investors seeking rental apartments in the Moravian-Silesian and Olomouc regions, including property sourcing, evaluation, and portfolio building guidance.
• Real Estate Brokerage (Reality) Full-service real estate brokerage covering residential property purchase, sale, and rental with professional photography, virtual tours, legal support, and financing assistance. SIAN has completed over 4,000 real estate transactions.
• Apartment Reconstruction (Rekonstrukce) Full apartment renovation services including electrical work, plumbing, bathroom remodeling, flooring, painting, and general contracting, delivered by Livendo Rekonstrukce a Development s.r.o. Over 800 renovations have been completed.
• Rental Listings (Pronájem) Searchable rental listings platform offering sublease opportunities across Ostrava, Olomouc, Havířov, Frýdek-Místek, Opava, Hlučín, Nový Jičín, Přerov, Prostějov, and other regional cities, with filters by type, layout, size, and city. A standard placement fee of one month's rent including services applies.
• Mortgage Financing (Financování) Mortgage brokering services through experienced advisors who have facilitated hundreds of successful financings worth hundreds of millions of CZK for property investors and buyers.
• Property Valuation (Odhad ceny) Free property valuation service assessing value based on property condition, comparable sales, and current market conditions, used as a lead-generation tool for investors and sellers.
• Tenant Self-Service Portal (Nájemné portál) Online portal for existing tenants to report maintenance issues, submit absence notifications, change tenant count, and access downloadable documents including service pricing, SIAN brochure, and fee/penalty overviews.

Quantifiable outcome

• 98% of managed apartments are regularly rented
• +3 more outcomes

Named customers9 records

Segments4 records

Ideal customer profiles3 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature4 records

Partnerships

Five partnerships are on record, tiered flagship, core and minor.

• Livendo Group (Skupina Livendo)flagshipStrategic or Co-development Partner · 1 January 2024SIAN became part of the Livendo Group in 2024. The entry into Livendo brings broader professional expertise, shared know-how, and new opportunities for service development. For clients, nothing changes — the same team, same services, and personal approach remain. SIAN by Livendo: same partner, stronger foundation.
• Association of Rental Housing (Asociace nájemního bydlení, ANB)coreOthersSIAN is a member of the Association of Rental Housing (ANB) and its owner Jakub Vysocký was elected ANB President in June 2024. SIAN participates in ANB initiatives including the 'Férový inzerát' (Fair Listing) initiative aimed at increasing transparency in the rental market. ANB represents professional rental housing providers in Czech Republic.
• Patrioti MSK (Patriots of the Moravian-Silesian Region)minorOthersSIAN is part of the Patrioti MSK organization, a regional civic association in the Moravian-Silesian Region.
• Ministry of Culture of the Czech Republic (Ministerstvo kultury ČR)minorGTM or Marketing PartnerThe Ministry of Culture provided EU co-financing through the National Recovery Plan for SIAN's graphic design and web redesign project under the Creative Voucher program.
• Flat Zone (Deloitte Real/Rent Index data provider)minorOthersSIAN uses rental and property price data from Flat Zone (Deloitte Real Index and Rent Index) to analyze market trends and publish research on the Moravian-Silesian property market.

Scale indicators9 records

Recent moves5 records

Expansion highlights5 records

Broad incumbents

• CPI Property Group: One of the largest real estate groups in Central Europe with residential, office and retail exposure across the Czech Republic. A broad incumbent whose residential rental and investment segments overlap with SIAN's target market.
• Sreality.cz: Czech Republic's largest real estate listings portal owned by Seznam.cz. A broad incumbent whose platform SIAN's listings flow through; comparable as a primary listing and lead-generation channel.
• Heimstaden Czech Republic: Major European residential rental operator with a significant Czech portfolio. Comparable as a large-scale residential rental operator competing for institutional and professional-landlord demand in overlapping Czech cities.

Direct peers

• Bezrealitky: Czech online real estate marketplace enabling direct landlord–tenant and buyer–seller transactions without traditional broker commissions. Competes with SIAN's rental listings and brokerage services, particularly in Ostrava.
• European Housing (Evropští nájemníci): Czech institutional rental housing operator focused on professional rental of residential units. Comparable in managed-rental residential portfolio and investor-oriented yield products, operating at larger institutional scale.
• M&M reality holding: One of the largest Czech real estate franchise networks offering brokerage, property management and investment services across regions. Highly comparable to SIAN's full-service model, though with national rather than regional focus.
• RE/MAX Czech Republic: Global real estate franchise operating in the Czech Republic with brokerage and some property management services. Comparable in transaction-driven brokerage and investor services, but more franchised and less vertically integrated than SIAN.
• SATPO: Czech rental housing operator providing professional residential property management and tenant services. Directly comparable to SIAN's property management and Garant-style yield service offering.
• Bonatium Group: Czech residential property management and rental services firm serving investors with full-service management. Comparable target customers (private landlords/buy-and-hold investors) and similar service scope.

Regional players

• Daramis: Czech real estate group active in residential investment, brokerage and property management, with stronger Prague-centric focus. Comparable business model though operating primarily in a different Czech geography.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat4 records

Key risks6 records

Key highlights7 records

Customer concentration

• LinkedInlinkedin.com/company/sian-sprava-investic-a-nemovitosti

Revenue estimate

Valuation estimate

Number of profiles

Profiles1 record

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 SIAN - Správa investic a nemovitostí