Property Management Costs 2026: Prices, Studies and Worked Examples

Anyone looking for a property manager in Germany, or checking their current manager's fees, quickly runs into very different numbers. Some sources say 20 euros per flat, others more than 50. Both can be right, depending on the size of the building, what the price includes and whether it is quoted with or without VAT.

We went through the two current industry studies: the 2026 Branchenbarometer of the German association of property managers (VDIV) and the 2026 fee study (Verwalterentgeltstudie) by the Center for Real Estate Studies (CRES). Below you will find what condominium management (WEG-Verwaltung), rental management (Mietverwaltung) and separate property management (Sondereigentumsverwaltung) cost in 2026, which services are charged on top, and how to judge an offer.

Key facts at a glanceLink to this section

• Condominium management (WEG): For new contracts, the base fee is between 29.75 and 47.60 euros gross per unit per month (CRES 2026). Across all existing contracts, the 2025 average was 29.12 euros (VDIV).
• Size matters: In buildings with more than 99 units, the fee per unit is around 38 percent lower than in buildings with up to ten units.
• Rental management: 29.75 to 41.65 euros gross per unit for new contracts, 30.19 euros on average (VDIV 2025).
• Separate property management: just under 42 euros gross per flat per month.
• Minimum fee: Many managers charge a minimum per property, 357 euros gross per month on average. For very small associations, that is often the real price.
• Rising: For 2026, managers plan an average of 31.77 euros per unit, 9.1 percent more than in 2025.
• Who pays: All owners share the cost of condominium management through the monthly service charge (Hausgeld). It cannot be passed on to residential tenants.

How much does a property manager cost per month?Link to this section

For a condominium owners' association (WEG) signing a new management contract in 2026, expect to pay between 30 and 48 euros gross per flat per month. The smaller the building, the closer the price is to the upper end. If you let your flat and want it managed as well, add around 42 euros for separate property management. Rental management for an entire apartment building costs between 30 and 42 euros per unit.

When comparing, check where a number comes from. The CRES figures are gross prices for new contracts. The VDIV averages also include older, often cheaper existing contracts. According to CRES, new contracts are on average five euros net above existing ones. So if your manager has charged 25 euros for the last ten years, that is no benchmark for a new offer.

Want to know what managing your own property would cost? Request a no-obligation quote from Ralph.

How prices have developed since 2023Link to this section

Property management has become noticeably more expensive in recent years. According to the VDIV Branchenbarometer, the average fee for condominium management developed as follows:

• 2023: 26.60 euros per unit per month
• 2024: 28.35 euros
• 2025: 29.12 euros
• 2026 (planned): 31.77 euros

From 2023 to the 2026 plan, that is an increase of almost 20 percent. The CRES study shows the same picture for new contracts: in 2025 the range was 27.37 to 41.65 euros gross, in 2026 it is 29.75 to 47.60 euros.

The main reason is staff. In the current Branchenbarometer, 62.1 percent of property managers describe themselves as overstretched. Only 14.2 percent still consider every enquiry from a new owners' association. 57.1 percent want to give up particularly time-consuming mandates, 49.5 percent unprofitable ones. For you as an owner, this means managers now often choose their associations just as much as the other way round. Small and difficult buildings feel this first.

Cost of condominium management (WEG-Verwaltung)Link to this section

Condominium management looks after the common property: roof, façade, stairwell, heating and the association's bank account. It is almost always billed as a base fee per unit per month, plus special services charged by effort.

Base fee by building size

The size of the building affects the price per unit more than anything else. An owners' meeting, an annual budget and an annual statement are hardly less work for six flats than for sixty. The effort is just shared by fewer owners.

• Buildings with up to 10 units: around 47.60 euros gross per unit per month (CRES 2026, new contracts)
• Buildings with more than 99 units: around 29.75 euros gross per unit per month (CRES 2026, new contracts)
• Average across all building sizes and existing contracts: 29.12 euros (VDIV 2025), 31.77 euros planned for 2026

There are no fixed steps in between. An association with 20 or 50 units falls somewhere in this range, closer to the lower end the larger it is. The full breakdown by size class is only available in the paid long version of the CRES study.

Minimum fee: why small associations pay more

Many managers do not just charge per unit but also set a minimum amount per property. According to CRES, this minimum averages 357 euros gross per month. At 47.60 euros per unit, it applies to buildings with up to seven flats. Only from eight units does the regular calculation exceed it.

Worked examples for 3, 6, 20, 50 and 120 units

The following examples are our own calculations based on the study figures. They show the order of magnitude but do not replace an actual offer.

• 3 units: 3 × 47.60 = 142.80 euros on paper. If the manager charges the average minimum fee, the association pays 357 euros per month, or 119 euros per flat.
• 6 units: 285.60 euros on paper. With the minimum fee, again 357 euros per month, just under 60 euros per flat.
• 20 units: between 595 euros (20 × 29.75) and 952 euros (20 × 47.60) per month.
• 50 units: between 1,487.50 and 2,380 euros per month.
• 120 units: around 3,570 euros per month (120 × 29.75), just under 42,840 euros per year.

These are base fees for the whole association. Each owner pays their share through the Hausgeld.

What the base fee includes

The management contract sets out which services the base fee covers. Typically:

• Annual budget (Wirtschaftsplan) and annual statement (Jahresabrechnung)
• Invitation to, preparation and chairing of the ordinary owners' meeting once a year, including minutes and the resolutions register
• Managing the association's account and collecting the Hausgeld
• Hiring and supervising caretakers, cleaning and maintenance companies
• Minor maintenance and handling insurance claims
• Ongoing communication with owners and the advisory board

Read more about the legal duties in our article on the tasks of a condominium manager.

Special services: what costs extra

Anything not in the list of basic services is billed separately, usually by the hour or as a flat fee. According to the CRES study, the main ones in condominium management are:

• Construction projects: For supervising works above 5,000 euros, managers usually charge three to five percent of the contract value (CRES 2025). For a 200,000-euro roof renovation, that is 6,000 to 10,000 euros.
• Extraordinary owners' meetings: 98 percent of condominium managers charge extra for them (CRES 2025). When such a meeting is needed is explained in our article on the extraordinary owners' meeting.
• Consent to sale (Veräußerungszustimmung): when the declaration of division requires the manager to approve the sale of a flat.
• Court representation: for example in challenges to resolutions or claims for unpaid Hausgeld.

Before signing, ask for the full list of special services with prices. A low base fee with a long list of extras can end up costing more than a higher all-in price.

Cost of rental management (Mietverwaltung)Link to this section

Rental management looks after let flats or entire apartment buildings on behalf of the owner: rent collection, service charge statements, tenant communication and repairs. Here too, a fixed price per unit per month is standard.

Base fee

• New contracts: 29.75 to 41.65 euros gross per unit per month (CRES 2026)
• Average across all contracts: 30.19 euros per unit, 3.4 percent more than the previous year (VDIV 2025)

Instead of a fixed price, some landlords agree on a percentage of the net cold rent. This ties the fee to income: if the rent goes up, so does the manager's fee. With low rents, this model can be cheaper than a flat fee; with expensive city-centre flats, it can be more expensive. Run both options with your own rents.

Included and extra services

The base fee usually covers rent accounting, rent collection, the annual service charge statement, communication with tenants and hiring tradespeople. According to CRES, the main extras are:

• re-letting as a complete service, including listing, viewings, credit checks and the tenancy agreement
• construction projects
• clean-up work left by the previous manager, such as open statements from earlier years

We explain how rental management, condominium management and separate property management differ in our article on the pros and cons of rental management.

Cost of separate property management (Sondereigentumsverwaltung)Link to this section

If you let a single flat in a condominium, the condominium manager only looks after the common property. Your flat and your tenancy are not their responsibility. Separate property management fills this gap.

According to the CRES study, the average fee is just under 42 euros gross per flat per month. Per unit, that is usually more than condominium management, because the effort is not shared across many flats.

For a let condominium flat you therefore pay twice: your share of the condominium management through the Hausgeld, and the separate property management directly. Some managers offer both from a single source if they already manage the association. That saves coordination, for example for the tenant's service charge statement, which is based on the association's annual statement.

Read what exactly it covers in our guide to separate property management.

Who pays for the property manager?Link to this section

In a condominium, the owners' association is the manager's contractual partner. The fee is part of the annual budget and is split among all owners through the Hausgeld. Unless the owners decide otherwise, it is split by co-ownership share (§ 16(2) WEG). Many associations split the management fee by unit instead, because the effort per flat is similar regardless of its size. Since the 2020 reform of the Condominium Act, a simple majority resolution is enough for this. More in our article on the cost allocation key.

If you let your flat, the management costs stay with you. Under § 1(2) no. 1 of the Operating Costs Ordinance (BetrKV), they are not operating costs and cannot be passed on to residential tenants. This applies to your share of the condominium management just as much as to separate property or rental management. In commercial leases, passing them on is possible if clearly agreed. Details and exceptions are in our article Can management fees be passed on to tenants?

Can you deduct property management costs from tax?Link to this section

That depends on whether you let the flat or live in it yourself.

For let flats, management costs are income-related expenses (Werbungskosten) against rental income. You can deduct your share of the condominium management fee from the Hausgeld as well as the cost of separate property or rental management. In the German tax return, they go in Anlage V under "Sonstige Werbungskosten".

For owner-occupied flats, the management fee is not deductible. The Federal Ministry of Finance explicitly lists it as not eligible for the household services deduction under § 35a EStG. Other items in the Hausgeld, such as caretaker, stairwell cleaning or garden maintenance, can be claimed proportionally. Which ones is explained in our guide Is Hausgeld tax-deductible?

What to look for when comparing offersLink to this section

The price per unit alone says little. These points decide what you actually pay and what you get for it.

Gross or net?

Managers quote prices sometimes with, sometimes without 19 percent VAT. 30 euros net are 35.70 euros gross. Always compare gross figures, because a purely residential owners' association cannot reclaim the VAT.

Condition and age of the building

An old building with a maintenance backlog means more resolutions, more coordination of tradespeople and more special services. Some managers add a surcharge to the base fee for this. That is legitimate but should be justified in the offer.

Scope of services

Put the offers side by side and check what each base fee includes. How many owners' meetings are included? Are implementing resolutions, dunning and insurance claims covered? What does an hour of special services cost? These points belong in the management contract, not just in the offer.

Contract term

After an association is founded, the first manager can be appointed for a maximum of three years, and after that for up to five years (§ 26(2) WEG). Since the reform, however, the association can dismiss its manager at any time. The contract then ends no later than six months later. A long contract therefore ties you less than it used to. How a switch works is explained in our article on terminating your property manager.

Certification

Since December 2023, owners can require their manager to have passed a chamber of commerce (IHK) exam as a certified manager (§ 26a WEG). It hardly affects the price, but it is a minimum standard. More in our article on the certified property manager.

Very cheap offers

If an offer is well below the study figures, take a second look. Cheap can be legitimate, for example when a manager runs many processes digitally and needs less time per property. But it can also mean the low entry price is recovered through special services, or that support is thin. Ask: How many properties does each manager look after? How quickly do enquiries get answered? What is on the list of special services?

What about self-management?

For very small associations with committed owners, self-management can be an alternative, especially when a manager's minimum fee weighs heavily. It saves money but takes time and requires expertise. We have summarised the pros and cons in our article on self-managing a condominium.

For criteria beyond price, see our guide What should I look for when choosing a property manager?

Frequently asked questions about property management costsLink to this section

How much does a property manager cost per month?

For condominium management, a new contract in 2026 costs between 29.75 and 47.60 euros gross per unit per month, depending on the size of the building. Rental management costs 29.75 to 41.65 euros per unit, separate property management for a single flat just under 42 euros.

Who pays for the property manager?

In a condominium, all owners pay together through the Hausgeld, split by co-ownership share or an agreed key. Separate property management and rental management are paid by the owner of the flat. The costs cannot be passed on to residential tenants.

What does property management cost with Haus & Grund?

Haus & Grund is an association of private property owners organised in local clubs. Some of these clubs also offer property management through their own companies. There is no nationwide price list; each local provider sets its own terms. Where relevant, factor in the club's membership fee and compare the offer with the study figures in this article.

How much is a property manager allowed to charge?

There is no statutory fee schedule. The fee is freely agreed and approved by the owners' meeting together with the management contract. If it is well above the market rate without a clear reason, the resolution can be challenged because it does not constitute proper management. The study figures in this article are a good reference point.

Is the property manager included in the Hausgeld?

Yes, the condominium management fee is a fixed item in the Hausgeld. Separate property management for a let flat is not included; the manager bills it to you separately.

What does a property manager cost for a building with 6 flats?

If the building is divided into condominiums, condominium management costs 6 × 47.60 = 285.60 euros gross per month on paper. If the manager charges the average minimum fee of 357 euros, it is just under 60 euros per flat. If the whole building belongs to one owner, rental management applies instead, around 180 to 250 euros per month for six units.

How much does a property manager cost per square metre?

Property managers almost never charge per square metre but per unit. To convert: 35 euros for a 70-square-metre flat equals 50 cents per square metre per month.

Methodology and sourcesLink to this section

All prices in this article come from the following sources. Where we calculated figures ourselves, such as in the worked examples, this is marked. As of September 2026.

• VDIV Branchenbarometer 2026, German association of property managers: online survey from 4 March to 11 May 2026, 1,078 participating companies, 476 of them with a complete questionnaire. Averages across all building sizes and contract years. We derived the 2024 figure from the 2.7 percent increase to 2025 stated there; the 2023 figure is from the Branchenbarometer 2024.
• Verwalterentgeltstudie 2026, Center for Real Estate Studies (CRES) on behalf of IVD and BVI, published 22 April 2026: gross figures for new contracts. The breakdown by all size classes is only in the long version.
• Verwalterentgeltstudie 2024/2025, CRES, published 11 February 2025: source for the 2025 range, construction supervision and extraordinary owners' meetings.
• Federal Ministry of Finance letter of 9 November 2016 on § 35a EStG, Annex 1: classification of the management fee.

Have you met Ralph?Link to this section

Ralph manages owners' associations and rental properties with digital processes and dedicated contacts, for example in Berlin and many other cities across Germany. See how we work on our pages on condominium management and rental management.

Want to know what managing your property with us would cost? Request a free, no-obligation quote with all included services at a glance.