How much is a property management portfolio really worth for a concierge company?

You’re juggling bookings, keeping your properties turning over, handling emergencies: your concierge company is running. But if tomorrow you want to raise funds, sell the business, or just find out what you’re worth, what do you answer? The value of your portfolio is a key indicator when you want to grow your concierge business, and the truth is that most concierge companies run a profitable business with little asset value. And that’s a problem.

Short-term rental: cash, but little capital

A 100% short-term model means fast revenue, a lot of effort, dependence on the platform (Airbnb, Booking…), and zero long-term guarantee.

If you stop working tomorrow, nothing is left: no contracts, no recurring flows, no possible valuation. Your business rests on your presence, your network, your availability. And that isn’t easy to sell.

Long-term rental: an asset you build

By contrast, a property management portfolio means contracts signed for several years, rent that comes in every month, more predictable activity, and a value you can put a number on. It’s not just a source of income: it’s an asset. You can hand it over, value it, sell it.

Some agencies sell for several hundred thousand euros, based on their management mandates alone. A concierge company can do the same, as long as you know how much it really costs to move into long-term rental, and what it earns, and you know how to convince an owner to entrust you with all their properties instead of one isolated unit.

How a portfolio’s value is calculated

The principle is simple. You take:

• the number of units you manage;
• the average revenue per unit (often €50 to €100/month excl. VAT);
• and you apply a multiple (often 12 to 36 months of revenue, depending on the quality of the portfolio).

A concrete example: you manage 25 long-term units at €80/month excl. VAT each, so 25 × €80 = €2,000/month excl. VAT. At a 24-month multiple, that gives €2,000 × 24 = €48,000 in valuation.

And that’s only the theoretical value. With solid organization, loyal owners and little vacancy, it can climb much higher.

Unlocker gives you access to this model

You might be thinking: “Sure, but I don’t have a carte G (the French property management license), so I can’t do long-term management.” That’s exactly the point: Unlocker holds the carte G for you. Thanks to our delegation model, you can offer your owners a full management service, completely legally, without changing your status. You stay a concierge company, you keep your brand, your tools, your team, and you build a portfolio that has real value. It’s a lever you can pull today, starting by automating what you need before you reach 20 properties.

Want to know what your portfolio would be worth if you took the leap? We can talk about it here: book a call.