Custom software for property managers, housing associations, owners' association administrators and investment funds. From portfolio dashboards and maintenance modules to tenant portals and integrations with the Kadaster, BAG and your existing package. We build what Aareon, REMS or Twinq can't do, or replace them entirely where that makes sense.
Aareon, REMS, Twinq, Empire, Cebus: the well-known property suites do a lot well, but hardly any property manager has their entire process within a single package. Lease administration runs in isolation. Maintenance sits in another system. Heating cost settlements still happen partly in Excel. And a tenant portal that truly feels like your brand is usually missing.
We build custom software that closes the gaps where off-the-shelf packages fall short. Sometimes that's an additional module with an API integration, sometimes a full property suite for organisations that have outgrown their package or operate in a niche the market doesn't serve.
We work with commercial property managers, housing associations, owners' association managers, investment funds, property developers and estate agents who have grown beyond the starter package. The question is always the same: how do we keep control of our portfolio without an army of spreadsheets and manual steps? And how do we let tenants, owners and engineers do digitally what is still done by phone?
We have no preconceived view on which package is good or bad. We look at what runs in your organisation, where it chafes, and build on top of it, or replace it where that is economically and operationally sensible. An addition is often smarter than a rip-and-replace; sometimes a new suite is the only way forward.
Which form suits your organisation depends on what is already in place, how large your portfolio is and which workflows are causing pain. We will advise during our introductory call which route makes sense.
You already run Aareon, REMS or a similar package, but there's one process that falls outside it. A maintenance app for engineers with photo reports. A tenancy-change tool with key management. A dashboard that shows rental yield and vacancy in real time. We build the module and connect it to your core system via API.
A secure environment where tenants, owners or owners' association members can handle matters themselves: view invoices, report complaints with photos, retrieve contracts, submit changes, and review service-charge statements. Fully in your house style, with DigiD or eHerkenning where appropriate, and connected to your back office.
For organisations that have outgrown their standard package or operate in a niche with no suitable off-the-shelf offering. Portfolio management, contracts, tenants, move-ins and move-outs, maintenance and financial settlements, all in one coherent system that grows with you. Often with deep integrations with the Kadaster, BAG, WOZ data and accounting software.
If you only reconstruct the condition of your property at the end of the year, you are working with estimates. For that, see the app for property observations.
A working system that connects to your existing infrastructure, plus everything you need to manage and further develop it yourself.
Four signs that tell us a property organisation would benefit from its own solution rather than yet another off-the-shelf package.
Aareon, REMS or Twinq does 80% of what you need, but the last 20% is exactly where your competitive edge lies. Workarounds in Excel or standalone tools make the work slow and error-prone.
Student housing, short stays, holiday parks, care property, a specific type of commercial space: your segment has its own rules and its own processes, which generic packages do not cater for.
What worked with a few dozen properties in Excel does not scale to hundreds. Transfers, maintenance and rent collection call for automation and clear dashboards.
Tenants expect an app or portal where they can handle things themselves. A phone call for every complaint or invoice query is no longer acceptable, and your team could spend that time better.
A selection of the modules and workflows we have delivered for property organisations, or that we most often hear about during introductory conversations.
A real-time overview of properties, contracts, tenants, vacancies, rental income and returns per property or cluster. Filter by location, segment or manager. Drill down to an individual property with move history, maintenance orders, outstanding items and market value. For investment funds, a stronger focus on IRR and loan-to-value ratios; for managers, more on operational KPIs.
Scheduling, work orders, photo reporting and cost tracking for minor and major maintenance. Technicians work in a mobile app with an offline mode for locations with poor reception. Inspections with checklists, photo evidence and automatic report generation. Built for housing associations with their own maintenance service, but equally useful for managers working with external contractors.
A secure, branded environment where tenants, owners or association members can manage their own affairs. Report complaints with photos, view invoices and payment status, retrieve rental contracts and attachments, submit change-of-tenancy requests, review service charge statements and, in an owners' association context, look back through meeting documents and decisions. Log in via DigiD for social housing, via eHerkenning for business users, or via magic link for lighter use cases.
Handover, inspection, change-of-tenancy maintenance and key handover in one digital flow. Inspection reports with before-and-after photos, cost allocation to the outgoing or incoming tenant, automatic generation of final statements, and a link to your accounting software. For managers with high tenant turnover, this saves days of administration every month.
Automatic calculation of service charges, heating costs and shared expenses based on consumption, allocation keys and owners' association decisions. Includes an explanation of each item for the tenant, a draft version for review, a final version with PDF and optional payment. For organisations currently running an annual manual Excel process, this is often the first module that delivers a return.
With OneDayBuild, we turn your idea into something tangible in one day for €1,150, so you can see whether further development is worth the investment. Decide to go ahead with the full build? Then we credit the full cost.
Explore OneDayBuild →We map out together what currently runs, where the pain points are, and which integrations are essential. For teams with an existing suite, we also look at that suite's API capabilities, as there is often more possible than the vendor lets on.
Workshops with your property team and, where relevant, with maintenance staff or tenants. We outline the properties, contracts, changes of tenancy and financial flows, prioritise what belongs in which sprint, and deliver a concrete scope and plan.
A working build at the end of every sprint. Your key users test along the way, and for portals for tenants or maintenance staff we bring in a small group of users early to gather feedback. Adjustments can be made right up to the final sprint.
Data migration from Excel or your old package, phased rollout across your portfolio, training for managers and users, and ongoing maintenance for security and further development, for as long as you wish.
We don't build in a silo. Our solutions connect with the packages and datasets that are standard in property management, so data doesn't need to be maintained twice.
API integrations with the well-known management suites, so that our module complements them rather than competes with them. Property and contract data remains authoritative in your core system.
Addresses and property details from the Key Register of Addresses and Buildings (BAG), ownership information from the Land Registry (Kadaster), and WOZ valuations from municipal datasets. Automatically enriched, automatically kept up to date.
Rental invoices sent to your accounts, with payment status returned to the portal. For housing associations and social rental, authentication via DigiD; for business parties, via eHerkenning or SSO.
What property management clients often want to know before we start.
A free, half-hour introductory conversation. We listen to your portfolio, your current package and the processes that cause friction, and give direction where it is useful to you. Whether you are looking at a letting software solution, a field service app for engineers or a full enterprise project.
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