What FOCUS GmbH does

FOCUS GmbH is a privately held German property management and real estate services firm headquartered in Brühl, North Rhine-Westphalia, founded in 1992 and operating as a GmbH under HRB-Nr. 53329 (Amtsgericht Köln). The company manages, brokers, and develops residential and commercial real estate, with core services spanning WEG-Verwaltung (homeowner association management), Mietverwaltung (rental property management), and Sondereigentumsverwaltung (single ownership unit management), supplemented by Immobilienverkauf/Vermietung (sales and rental brokerage), Projektentwicklung (project development for renovation and new construction), and specialized management of student and senior housing complexes. Service delivery is supported by a proprietary digital ecosystem — the Focus Immo mobile app (iOS and Android) and a web-based Kundenportal (app.focus-immo.de) — which together with third-party property management software (Flowfact, Karthago) enable document access, damage reporting with photo upload, push notifications, and owner/tenant communication. Publicly disclosed pricing is limited to parking space rentals (€35/month underground, €25/month outdoor), while core management fees are quote-based and not listed.

The company's go-to-market is sales-led and relationship-driven, with approximately 30 employees operating from four physical locations (Brühl headquarters plus branch offices in Köln-Höhenberg, Köln-Niehl, and Sankt Augustin) across the Cologne/Bonn/Düsseldorf metropolitan region. The firm reports that over 90% of new management contracts originate from customer recommendations rather than active portfolio acquisition, reflecting a referral-based acquisition motion and high retention. Revenue is structured around recurring subscription-like fees for ongoing management services, transactional fees for brokerage, and project-based professional services for development work. FOCUS is co-led by founders Astrid Schultheis (Managing Director; certified Zwangsverwalterin since 2004 and publicly appointed expert for Wohnungseigentumsverwaltung since 2011) and Rainer Schultheis (Managing Director), with Tom Büttinghausen as Prokurist. The firm holds membership in VDIV NRW, was awarded "Property Manager of the Year 2008" by VDIV Deutschland, and reports an average employee tenure of approximately 10 years. No external funding rounds, AI/ML capabilities, or proprietary data assets are referenced in available source material.

Name

FOCUS GmbH

Legal name

FOCUS GmbH

Website

https://focus-immo.de

Company type

Private

Founded year

1992

Operating status

Operating

Headcount range

1–10 employees

Short description

FOCUS GmbH is a privately held German property management and real estate services firm founded in 1992, providing homeowner association, rental, and project development services to residential and commercial property owners across the Cologne/Bonn/Düsseldorf metropolitan region via four offices and a proprietary mobile app.

Ownership category

akta.pro rank

Product category

Real Estate Property Management

NAICS

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

SIC

Real Estate Agents & Managers (For Others) (6531)

akta.pro primary industry

Traditional Residential Brokerage (Existing Homes) (BPAJAAAA)

akta.pro secondary industries

Mixed-Use Property Management (BPAJAGAE), Land & Development Site Brokerage (BPAJABAG), New Development & Project Marketing (Pre-Construction Sales) (FSAEAJAE)

Keywords

• Property management services
• Real estate brokerage
• Homeowner association management
• Rental property administration
• Project development

Headquarters

HQ city

Brühl

HQ country

Germany

HQ region

Europe

Offices4 records

Markets served

GTM type

B2B

Offering type

Services

Cost components

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

Revenue model

1. WEG-Verwaltung (Homeowner Association Management): Ongoing property management services for residential homeowner associations including bookkeeping, annual accounts, assembly preparation, and maintenance coordination.
2. Mietverwaltung (Rental Property Management): Commercial and residential rental property management including tenant placement, rent collection, and maintenance coordination.
3. Sondereigentumsverwaltung (Single Ownership Property Management): Management services for individual ownership units within homeowner associations.
4. Immobilienverkauf (Property Sales): Real estate brokerage services including property marketing, valuation, and sales execution for sellers and buyers.
5. Immobilienvermietung (Property Rental): Rental brokerage services helping owners find tenants and tenants find properties.
6. Projektentwicklung (Project Development): Development and execution of renovation and new construction projects including owner representation as builder.
7. Stellplatzvermietung (Parking Space Rental): Rental of parking garage spots (35€/month) and outdoor parking spots (25€/month).

Pricing tiers

Go-to-market motion1 record

Distribution channels4 records

Marketing channels5 records

Core offering

FOCUS GmbH manages, brokers, and develops residential and commercial real estate properties in the Cologne/Bonn/Düsseldorf metropolitan area. Its core services include homeowner association (WEG) administration, rental property management, and individual ownership-unit management, complemented by real estate brokerage (sales and rentals) and project development covering renovations, new construction, and specialized housing such as student and senior living. Customers access services through direct in-person engagement plus a proprietary mobile app and customer portal for document access, damage reporting, and communication.

Product overview

FOCUS GmbH is a real estate management company offering a comprehensive portfolio of property management services (WEG-Verwaltung, Mietverwaltung, Sondereigentumsverwaltung), complemented by a digital customer ecosystem (FOCUS Immo App and Kundenportal), sales and rental services, and specialized project development including renovation measures, student housing, and senior living management.

Differentiator

Problem solved

Functional benefit

Products and services

• WEG-Verwaltung (Homeowner Association Management) Professional administration of homeowner associations (Wohnungseigentümergemeinschaften) including commercial administration of common property, bank account management, bookkeeping, annual financial statements, contract optimization, coordination of maintenance measures, preparation of owner meetings, and management of resolution collections.
• Mietverwaltung (Rental Property Management) Commercial and technical management of rental properties for owners of commercial properties and multi-family houses, including lease agreements, tenant screening, rent management, operating cost settlements, and coordination of maintenance.
• Sondereigentumsverwaltung (Individual Ownership-Unit Management) Management services for rental property owners within an owners' association, acting as tenant contact and representing the owner, including rental accounting, cost allocations, collections, and coordination of maintenance works.
• Verkauf (Real Estate Sales Brokerage) Real estate sales services including market analysis, strategy development, modern marketing tools, and optimal property presentation to find suitable buyers for self-used, investment, or rental properties.
• Vermietung (Rental Brokerage) Rental services including targeted marketing, tenant screening based on requirements, representation as agent, and honest assessment based on years of experience.
• Sanierungsmaßnahmen (Renovation Management) Renovation management services including roof and facade renovations, color concepts, balcony solutions, barrier-free conversions, and exterior redesign, with support in planning, bidding, execution, and warranty management.
• Projektentwicklung (Project Development) Support for owners, developers, and project developers in preparing and executing new construction or conversion projects, including assuming client function for individual owners and developing target-group-oriented innovative living concepts.
• Studentenwohnen (Student Housing Management) Specialized management of student housing complexes including coordination of high turnover and increased maintenance requirements, leveraging experience in planning, execution, management, and rental of student apartments.
• Seniorenwohnen (Senior Living Management) Senior living management combining WEG and special ownership management with facility management tasks and coordination of service staff, including an integrated rental pool for worry-free investment.
• Stellplatzvermietung (Parking Space Rental) Rental of parking garage spots at €35 per month and outdoor parking spots at €25 per month.

Quantifiable outcome

• Over 90% of new management contracts come from customer recommendations
• +2 more outcomes

Named customers3 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

Feature3 records

Partnerships

Five partnerships are on record, tiered core and minor.

• VDIV NRW (Verband der Immobilienverwalter Nordrhein-Westfalen e.V.)coreStrategic or Co-development PartnerProfessional membership organization providing practical exchange among property managers through industry events, regional manager meetings, and professional development. Serves as source of inspiration and new efficient solutions for daily work.
• SCALARAminorOthersQuality certification partner whose seal is displayed on the company website footer, indicating compliance with industry standards.
• Neck + Heyn Werbeagentur GmbHminorImplementation/ SI/ Consulting PartnerWeb design, development and hosting partner responsible for the company's website design and technical implementation.
• Gothaer Allgemeine Versicherung AGminorOthersProvider of property damage liability insurance (Vermögenschadenhaftpflichtversicherung) for the company.
• Euler HermesminorOthersProvider of fidelity insurance (Vertrauensschadenversicherung) for the company.

Scale indicators5 records

Recent moves5 records

Expansion highlights4 records

Regional players

• Domicil Real Estate AG: German property management and brokerage firm with similar service portfolio (WEG/Mietverwaltung, Verkauf/Vermietung). Comparable as a mid-sized dedicated residential real estate services firm.
• Hausverwaltung Zimmermann GmbH: Regional German property manager serving the NRW/Köln-Bonn area. Most directly comparable to FOCUS in scope (WEG/Mietverwaltung) and geography, representing a like-for-like local competitor.
• Schneider Immobilien GmbH: Regional German property management and brokerage firm comparable to FOCUS in size and service mix (WEG-Verwaltung, Mietverwaltung, brokerage). Operates in similar NRW/Rhineland markets.

Broad incumbents

• Vonovia SE: Germany's largest residential property company and a major WEG/Mietverwaltung operator. Comparable as a residential property manager with national scale, but vastly bigger and more vertically integrated than FOCUS GmbH.
• Engel & Völkers AG: German-headquartered international real estate brokerage and property services firm. Comparable through its residential brokerage (Verkauf/Vermietung) and real estate advisory services, though Engel & Völkers is far larger and franchise-driven.
• Jones Lang LaSalle (JLL) Germany: Global real estate services firm with significant German property management and brokerage operations. Comparable as a full-service residential/commercial property manager and broker, but operating at global scale.
• ista Deutschland GmbH: Major German property services company specializing in metering and ancillary management services for residential and commercial portfolios. Comparable as a value-added service provider to WEGs and landlords, with broader geographic reach.
• Apleona GmbH: Germany's largest facility and property management services provider. Comparable through its commercial and mixed-use property management business, though Apleona operates at far greater scale and broader scope than FOCUS.

Emerging players

• Hausgold GmbH: German digital PropTech platform for brokerage, property valuation, and connecting owners with local agents. Comparable as a tech-enabled competitor in the German residential brokerage and valuation space where FOCUS also operates.

Direct peers

• Accentro Real Estate AG: Berlin-based real estate company active in residential brokerage, property management, and value-add investment. Comparable through its residential real estate services and German market focus, though more capital-markets oriented.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat4 records

Key risks6 records

Key highlights6 records

Customer concentration

• LinkedInlinkedin.com/company/focusgmbh

Revenue estimate

Valuation estimate

Number of profiles

Profiles3 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 FOCUS GmbH