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dach-managed-units
A fully-sourced bottom-up estimate finds ~15 million professionally-managed residential dwellings in Germany, Austria, and Switzerland, with a defensible range of ~11–19 million and a hard floor of ~11.4 million.
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Last updated
2026-07-14
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FR-AI / ANALYSISWhy it is worth attention
This repository provides the first honest, transparent, and fully-sourced estimate of professionally-managed dwellings in DACH, openly challenging the commonly cited ~20 million figure with reproducible public data and explicit assumptions.
Who it is for
- Real estate investors and asset managers seeking accurate market sizing
- Housing policy analysts and urban planners in Germany, Austria, and Switzerland
- Property technology and management firms targeting the DACH region
- Researchers and data journalists verifying industry claims
Use cases
- Benchmarking total addressable market for property management software and services
- Informing investment strategies based on actual managed unit counts rather than inflated figures
- Supporting policy decisions on housing regulation and subsidy allocation
- Validating or correcting third-party market reports and industry presentations
Strengths
- Every figure is linked to its public source (Zensus, Destatis, GdW, Statistik Austria, BFS, etc.) with URLs provided
- Assumptions are explicitly stated and their impact on uncertainty is quantified (private-landlord outsourcing share drives ±5M swing)
- Includes a hard floor (~11.4M) requiring no assumptions, derived from directly reported management figures (GdW's 9.1M, GBV's 1.0M, Swiss institutional ~1.3M)
- Independent cross-check with an automated deep-research pass that confirmed 22 of 25 claims and adversarially refuted overcounting risks
Considerations
- The dominant source of uncertainty is the assumed share of private-landlord outsourced management in Germany (15–35%), with no single study providing a clean figure
- The commercial layer (~1.5M units) is a low-confidence model based on assumed let-shares and average unit sizes, not census-grade data
- Condominium/WEG building administration is deliberately excluded to avoid double-counting, but its inclusion could push totals above 20M
README quick start
How many professionally-managed homes are there in DACH?
A bottom-up, fully-sourced estimate of professionally-managed (third-party-administered) dwellings in Germany, Austria and Switzerland, plus a separate lower-confidence commercial layer.
Answer: ~15 million professionally-managed residential dwellings (central case), in a defensible range of ~11M to ~19M, on a hard ~11.4M floor that needs no assumptions at all.
Everything here is built from public statistics: Zensus 2022 / Destatis, GdW/vdw, Statistik Austria and the GBV Verbandsstatistik, and the Swiss BFS. Every figure carries its source URL. Every assumption is stated as an assumption.
I built this because I needed the number for my own work and could not find an honest version of it. The figure most often repeated in this market is ~20M. When I sourced it properly, the number came out lower, so this is the lower number, with the workings. The uncertainty section at the bottom says plainly which single assumption drives most of the error, and it is not a small one.
Corrections and better sources are welcome. Open an issue.
Compiled 2026-07-10, commercial layer added 2026-07-11. Richard Dolmetsch. Licensed CC BY 4.0. Cite it, fork it, correct it.
Residential is the census-anchored core. Commercial was added as a separate, lower-confidence modeled layer, see "Commercial Hauptobjekte" below.
Bottom line: ~15 million professionally-managed residential dwellings in DACH (central case), in a defensible range of ~11M (low) to ~19M (high). The ~20M figure commonly cited in this market sits at or above the top of the independently-sourced range, not at the centre.
Commercial adds a separate, lower-confidence ~1.5M (range ~1.0–2.5M), see the Commercial Hauptobjekte section below. It is modeled, not census-grade, and materially larger by value than by unit count. Residential + commercial → ~16.5M DACH Hauptobjekte central (range ~12–21M).
Every unit below counts dwellings (Wohnungen): apartments and (where noted) commercial Lokale. Dwellings are already the primary lettable unit, so they map to residential Hauptobjekte. Parking bays and storage (Nebenobjekte) are not in any dwelling count. Where a source lets us see the split, it confirms this: Austria's GBV reports 1,006,700 Wohnungen separately from 483,030 Garagen. We count the former, drop the
Description
How many professionally-managed homes are there in DACH? A sourced bottom-up estimate: ~15M (range 11-19M).
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