Arbio

Arbio is a Berlin-headquartered property management company for alternative accommodations (short-term and vacation rentals). It operates an AI-native operating system that functions as a full-stack property manager, covering distribution across booking channels, dynamic pricing, guest communication, on-site operations, accounting and reporting. Physical work such as cleaning and maintenance is carried out by local teams, while software orchestrates communication between owners, guests and service providers and provides decision support and price optimisation based on real-time market data.

The company serves two main constituencies: property owners, for whom it either takes over full management or supplies AI tools such as revenue management, and existing property management businesses, which it acquires or partners with. It also offers a free self-service product, the Arbio Portal, an AI chat interface aimed at operators running their own holiday rentals. Guests book fully equipped apartments in Arbio's locations, with features such as flexible self check-in.

Arbio states it manages over 1,000 units (reported elsewhere as more than 1,200 apartments across 10 cities) in Germany, Austria and the United Kingdom, and its own site cites more than 2,000 apartments, 20 locations, over 500,000 guests hosted and more than 60 employees.

Founding story

Arbio was founded by childhood friends Constantin Schröder and Paul Bäumler. Schröder, a former field hockey player in the German Bundesliga, studied business at WHU Otto Beisheim School of Management; Bäumler had previously founded and sold a maths-learning platform as a teenager and the CSR startup letsact during university. The idea emerged while the two travelled through Europe, Mexico and South America and stayed in around ten to twelve Airbnbs, where they encountered unreliable hosts, inconsistent standards and no round-the-clock check-in or support. Back in Berlin they took over a small hosting business operating a central Berlin apartment, initially handling cleaning and guest communication themselves, and introduced a dynamic pricing algorithm that materially increased the property's revenue.

Business model

Arbio combines an operated services model with software. It takes over the end-to-end management of vacation rental properties on behalf of owners, and separately licenses/offers AI capabilities such as revenue management and a free AI portal to owners and property managers who continue to run their own operations. A dedicated M&A team acquires existing property management businesses, rolling their portfolios onto the Arbio platform; the company also offers partnership arrangements in which managers operate jointly with Arbio.

Revenue is generated from managing vacation rental properties on behalf of owners and from the portfolios added through acquired management businesses; the company also markets AI-based revenue management and a free entry-level portal product to owners and managers. Arbio reports 10x revenue growth over the two years to October 2025.

Traction

As of the October 2025 Series A announcement: over 1,000 units under management in the DACH region (reported as more than 1,200 apartments across 10 cities in Germany, Austria and the UK), more than 460,000 guests served, 10x revenue growth over the prior two years, 30+ completed strategic acquisitions and over 60 employees. Arbio's own website cites more than 2,000 apartments, over 500,000 guests hosted, 20 locations, more than 50 businesses acquired, over 400,000 working hours saved and an average of 10% additional revenue per apartment.

Latest developments

In October 2025 Arbio announced a $36 million Series A led by Eurazeo, with participation from OpenOcean, existing investor Atlantic Labs and angels including Philipp Freise and Justin Reizes (KKR), Johannes Reck and Tao Tao (GetYourGuide) and Din Bisevac (Buena); law firm GÖRG advised Arbio Group GmbH on the round. Proceeds are earmarked for accelerating the acquisition pipeline, expanding AI capabilities and entering new European markets. The company continues to market its free Arbio Portal AI product and is hiring.