Your properties
Four properties · tap for full details
Where the cash flow comes from
One month, four properties
Repayment is not a loss, it builds wealth. Costs per the 2025 service charge statements, interest and repayment per the loan agreements.
Who holds the debt
Outstanding balances per the annual loan statements of 31/12/2025, rolled forward with the repayment schedules.
Wealth development
Since 2011 and over the next ten years
Your holdings
Yield = annual net cold rent ÷ current value. Click a row to see the property with all figures and their sources.
How it works
From a pile of paper to a portfolio.
In four steps.
No forms, no spreadsheets, no manual input. Driftmark reads the documents every owner already has.
Upload
Photo or PDF, unsorted. Even a 200-page purchase agreement.
1 minuteExtract and evidence
Every figure with its source in the original. You confirm, nothing is guessed.
automaticCalculate
With fixed, tested formulas: value, debt, cash flow, yield, scenarios.
instantStay on top of it
Fixed-rate periods, energy certificates, rents. Together with LBBW, if you wish.
ongoingWhat four documents turn into
Every metric has a source
| Document | Driftmark reads | Which becomes |
|---|---|---|
| Purchase agreement | Purchase price, date, property, floor area, co-ownership share | Acquisition costs, equity invested, value gain |
| Loan agreement | Amount, interest rate, fixed-rate period, repayment, instalment | Outstanding debt today, expiry date, follow-on instalment, stress test |
| Tenancy agreement | Net cold rent, service charges, start of tenancy, floor area | Rental income, €/m², yield, scope for rent adjustments |
| Owners’ association or service charge statement | Non-recoverable costs, reserve fund | Cash flow, debt service coverage, tax schedule for rental income (Anlage V) |
| Energy certificate (optional) | Class, final energy, heating, validity | CO₂ costs, refurbishment trigger, ESG data |
Try it out
Adding the building in Stuttgart
What if
The next ten years,
calculated in seconds.
Move the sliders. Driftmark recalculates every loan month by month, including every refinancing at fixed-rate expiry.
Monthly cash flow, annual average
When it gets tight and when it eases
Refinancings in this scenario
Stress test · as of 10/2028, after two refinancings
Does the portfolio hold if things go wrong?
Traffic light: debt service coverage ratio (DSCR) from 1.2 green, from 1.0 amber, below that red. Loan-to-value (LTV) up to 60% green, up to 80% amber. Thresholds are examples, each bank sets its own.
Energy and CO₂
Where the portfolio stands.
And what doing nothing costs.
From the energy certificates Driftmark calculates efficiency, CO₂ emissions and the share of CO₂ costs the landlord bears under the Carbon Cost Allocation Act (CO₂KostAufG).
Efficiency classes under the German Buildings Energy Act (GEG)
Final energy per m² per year
By property
CO₂ emissions and landlord share
Estimate based on the energy certificate (final energy × living area × 0.201 kg CO₂ per kWh of natural gas). The heating cost statement makes it exact. Landlord share per the CO₂KostAufG tier model; commercial space 50%. CO₂ price 2026: corridor €55–65/t; €150/t is an assumption for the period under the EU Emissions Trading System.
Biggest lever
MFB Reutlingen: class F, gas from 1996
Open property Request energy advice
A refurbishment roadmap shows measures, costs and subsidies. Driftmark does not recommend any provider; the request goes to an adviser of your choice.
CO₂KostAufG tier model · residential buildings
The worse the building, the more the landlord pays
Your next 24 months
Driftmark thinks ahead.
From the contracts Driftmark recognises when something expires, gets more expensive or becomes worthwhile. In good time, not when the letter arrives.
Your loans
When each fixed-rate period ends
Bar = elapsed part of the fixed-rate period.
Your calendar
What comes round every year
| Service charge statements to tenants | by 31/12 for the previous year |
| Check owners’ association statements | May to July |
| Anlage V for the tax return | exportable from the portfolio |
| Annual loan statements | January, reconciled automatically |
Self-disclosure statement · real estate assets
Done in a second.
Instead of a whole weekend.
LBBW view · Private Banking (example)
You see the opportunity
before your competitors do.
This week’s opportunities
Who you should call now
| Client | Trigger | Due | Volume | Currently with | |
|---|---|---|---|---|---|
| Dr M. Schäfer 5 properties · client since 2009 | Fixed rate ends, 2 loans | 05/2027 | €12,400,000 | other bank | |
| Berger family 4 properties · client since 2014 | Fixed rate ends · MFB Tübingen | 09/2027 | €2,498,345 | other bank | Prepare meeting |
| K. Wieland 2 properties | Refurbishment planned · heating replacement | Q1/2027 | ~ €1,800,000 | still open | |
| H. and S. Brandt 7 properties | Fixed rate ends | 11/2027 | €8,600,000 | LBBW | |
| R. Okafor 3 properties | Self-disclosure updated | today | – | Info |
Refinancings by quarter
€312m within 24 months
What this is worth
≈ €3.2m earnings value
| Retain own refinancings €125m, retention rate 76% → 90% | ≈ €1.0m |
| Win loans from other banks €187m, of which 20% won | ≈ €2.2m |
| Self-disclosures without rework approx. 1.5 hours per case | in addition |
Model calculation: present value of a 10-year refinancing ≈ €14,500 per €250,000 (margin 0.8% p.a.). Retention rates: Simon-Kucher 2025. Win rate of 20% is an assumption.
ESG reporting
Energy classes of your real estate collateral
In their Pillar 3 ESG disclosure, banks must break down their real estate collateral by energy efficiency. Missing energy certificates are often estimated today. Driftmark supplies them from the clients’ own documents, with their consent.
1,280 properties of portfolio clients, example data.
Meeting preparation · generated automatically
Berger family
Thomas and Anna Berger · clients since 2014 · portfolio active since 03/2026 · 4 of 4 properties shared on 14/10/2026
Trigger
Fixed rate ends in 11 months
Further triggers
What you can raise in the same meeting
| MFB Reutlingen your own loan, fixed rate ends 03/2028 | |
| Heating replacement Reutlingen gas from 1996, energy class F, 80 flats | Refurbishment finance |
| Rent adjustments Building 3 and Building 7 in Reutlingen below €9.50/m² | Cash flow reserve |
Conversation guide
“Do you want to hold the building in Tübingen for the long term, or would you consider selling?”
“Would you like to lock in the rate for 2027 today, or would you rather wait?”
“Shall we look at Tübingen and Reutlingen together? The fixed-rate periods end only six months apart.”
Driftmark supplies the trigger and the figures. Terms and advice remain entirely with the adviser and within the bank’s advisory process.
What Driftmark means for LBBW
A portfolio for the wealth
you cannot see today.
Refinancings at fixed-rate expiry in Germany, 2026 to 2031.
Source: Simon-Kucher, Prolongation Study 2025
The share of clients who stay with their bank. With early contact it is over 90%.
Source: Simon-Kucher, Prolongation Study 2025
Earnings value to the bank of a ten-year refinancing.
Own model calculation, assumptions available on request
For your clients
All their real estate assets in one place. Deadlines that cost money arrive in good time. The self-disclosure statement is generated at the touch of a button.
For your advisers
Concrete triggers instead of cold calling: expiring fixed-rate periods, refurbishments, sales. Including loans held with other banks.
For your IT
Runs independently alongside the core banking system, under the LBBW brand. No core banking project required. Servers in Germany.
Per 1,000 active portfolio clients per year
≈ €404,000 gross income for the bank
| Own refinancings retained 12.5 additional per year | €181,000 |
| External loans won 14.6 per year | €211,000 |
| Self-disclosure without rework 120 cases at 1.5 hours each | €11,700 |
Model calculation with assumptions: avg. outstanding balance €250,000, 1.8 loans per client, 9% of fixed-rate periods ending p.a., 45% held elsewhere, 20% win rate. Calculation available on request.
The market
Who needs a portfolio
| Refinancings 2026–2031 | €555bn |
| of which per year up to | €94bn |
| Regional banks’ share of the existing book | ≈ 45% |
| Private landlord households | 5.5m |
| of which with 3 or more flats | 23% |
Sources: Simon-Kucher Prolongation Study 2025; IW Köln / DI Landlord Report 2026.
Law and trust
Property by property, revocable at any time. Without consent the bank sees nothing.
Driftmark reports the trigger, not the interest rate. No credit brokerage under § 34i GewO (credit brokerage licence).
AI only reads the documents. Calculations use fixed, tested formulas.
Every figure comes with its source in the original. Assumptions are marked as such.
Proposal
Pilot with 100 Private Banking clients, 6 months
Three figures are measured: How many clients upload a document within 4 weeks? How many triggers arise? How many of them turn into an advisory meeting?