Fair pricing, per property
No surprises and no onboarding fee: you pay per property. Choose below what you do: let your own property, manage comunidades de propietarios, or manage property for others.
Not letting anything out? Then your account is free
As long as you don't let, Protiva costs nothing for up to 3 properties of your own. No payment details, no trial period.
Your comunidad
Join with the join code or set it up yourself. Your comunidad's member list, codes and documents in one place.
Your tradespeople
Put your plumber or gardener on your list, with an invitation or with their own code.
Reports and work orders
Report what is broken and send it to your tradesperson. They send a price and photos back.
Your property
Paperwork, codes and who did every job. Private, from your neighbours too.
Are you a tradesperson yourself? Your account is free too. How it works for tradespeople →
Starter
For landlords just getting started.
- ✓ 1 portfolio, 1 user
- ✓ Property management + units
- ✓ Document management + 10 AI recognitions per month
- ✓ Unlimited bank accounts · 1 bank connection included (+€3.50/mo per extra)
Essential
For every landlord — private or professional.
- ✓ 1 portfolio, 1 user
- ✓ Property management + units
- ✓ Document management + AI recognition
- ✓ Unlimited bank accounts · 1 bank connection included (+€3.50/mo each extra)
Professional
For the serious investor with a growing portfolio.
- ✓ Up to 3 portfolios, 3 users
- ✓ AI assistant across your whole portfolio
- ✓ Full reporting suite
- ✓ Unlimited bank accounts · 3 bank connections included (+€3.50/mo each extra)
Enterprise
For large portfolios.
- ✓ Unlimited portfolios & users
- ✓ API access
- ✓ Analytics + team management
- ✓ Migration service + personal onboarding
- ✓ Unlimited bank accounts · 5 bank connections included (+€3.50/mo each extra)
Pay only for what you use
Alongside your subscription you can add individual services per use, and you only pay for what you use. Per-item rates are shown in your account.
SEPA direct debit
No per-transaction fee. Protiva produces the SEPA direct debit file (pain.008) and you submit it to your own bank. Protiva does not collect for you or on your behalf.
Post & registered mail
Have an invoice or letter from your archive delivered by post: standard or registered, with a choice of delivery windows. You send it digitally; we print and deliver. Per-letter rates are shown in your account.
SMS notifications
Reminders and alerts by SMS alongside e-mail, for when an e-mail is not enough. The per-SMS rate is shown in your account.
Extra bank connection
€3.50 per month per connection above your plan (Essential 1, Professional 3, Enterprise 5). Bank accounts themselves are unlimited and free.
Extracts from public registers
Request official extracts straight from your file. Not available yet; once it goes live the rate is shown in your account.
Simple, fair billing
Per property, pooled
You settle per property, pooled across your whole account. The number of properties sets your tier and any volume step.
No charge per portfolio
Your properties are counted across all your portfolios together; no amount is added per portfolio. How many portfolios you can create does depend on your plan: Starter and Essential one, Professional three, Enterprise unlimited.
Monthly or yearly
Monthly prices are the default. Paying a year of the fixed subscription up front is optional, with ~8% off.
A base price per comunidad, plus an amount per home
For administrador de fincas offices, and for a junta that runs its comunidad itself. Owners and residents pay nothing.
Base per comunidad
This covers the AI, a bank connection and the translation of the noticeboard: the costs that arise per comunidad, however large it is.
| Comunidad 1–25 | €6.00 /mo |
|---|---|
| Comunidad 26–100 | €5.00 /mo |
| More than 100 comunidades | custom |
Per property
Per home or local in the comunidad. A trastero or parking space that belongs to a home does not count separately.
| Each home or local | €0.20 /mo |
|---|
- Minimum €25 per month
- Monthly, by invoice
- Prices excl. VAT
Each band applies to what falls within it, like tax brackets: the 26th comunidad costs the second band's rate and the first 25 keep theirs. Adding a comunidad never makes your whole bill jump.
Amounts per month, excl. VAT. Offices pay monthly, by invoice.
Per comunidad per month: 30 documents recognised (such as supplier invoices), 20 AI conversations and 150 noticeboard translations. Shared across all your comunidades, so a busy one borrows from a quiet one.
Troubleshooting help on repair requests is unlimited.
Need more? For €79 a month you get 1,000 extra documents and 500 extra conversations. We never add AI charges without telling you: if you are structurally above it, we get in touch and you decide whether to extend.
What's included
- ✓ Owner register with shares and votes, and importing the owner list
- ✓ Budget and contributions per owner
- ✓ Sales and purchase invoices, bank, reports and export to your accounting package
- ✓ Repair requests, work orders, inspections and maintenance plan
- ✓ Recording meetings and decisions
- ✓ Noticeboard with translation, messages and documents
- ✓ One calendar for the whole office
- ✓ Reminders when payments are overdue
Owners and residents use Protiva free of charge, in their own language. What owners get
You sign your office up yourself, without payment details. Rather see it first? In a demo we'll show it with your own comunidades.
Try 30 days freeBook a demoA price per property that drops as you grow
For offices that manage property on behalf of owners. Each owner gets their own administration, and you pay per property you manage.
Per property
A property is a home or commercial unit. Units, tenants and leases per property are unlimited; a storage room or parking space belonging to a home does not count separately.
| Property 1–250 | €2.50 /mo |
|---|---|
| Property 251–1,000 | €2.00 /mo |
| More than 1,000 properties | custom |
- Minimum €49 per month
- Monthly, by invoice
- Prices excl. VAT
Each band applies to what falls within it, like tax brackets: the 251st property costs the second band's rate and the first 250 keep theirs. Growing never makes your whole bill jump.
Amounts per month, excl. VAT. Offices pay monthly, by invoice.
Per property per month: 10 documents recognised (such as purchase invoices and leases) and 5 AI conversations. Drafting or rewriting a lease counts as 5 conversations. Shared across all your clients.
Troubleshooting help on repair requests is unlimited.
Need more? For €79 a month you get 1,000 extra documents and 500 extra conversations. We never add AI charges without telling you: if you are structurally above it, we get in touch and you decide whether to extend.
What's included
- ✓ A separate administration per owner, unlimited
- ✓ Properties, tenants and leases
- ✓ Sales and purchase invoices and bank
- ✓ Repair requests, work orders and inspections
- ✓ Messages and documents per owner and per property
- ✓ Colleagues and a shared calendar
- ✓ Owners can look into their own administration
- ✓ Reminders when payments are overdue
- ✓ Reports and export to your accounting package
You sign your office up yourself, without payment details. Rather see it first? In a demo we'll show it with your own clients and properties.
Try 30 days freeBook a demoSpain: what works there
For a property in this country. The core works everywhere, and below you see what differs per country.
Works
The core works in every country: your properties, leases, invoices, documents and repair requests.
- ✓ Collecting rent by direct debit (SEPA)
- ✓ Tourist tax on short stays
- ✓ The property rules of your municipality, with the source
Not yet
- Double-entry bookkeeping with a journal and balance sheet
- Reminders and formal notices that follow the statutory steps
- The yearly rent increase on the official price index
- The yearly service charge settlement
- Calculating the maximum rent with the points system
- Identity verification of your tenant
- Preparing the VAT return
- Figures for your tax return
- Property data straight from the registers
Are you a tradesperson? In this country Pro costs €9 a month per company, excluding VAT.
Frequently asked questions
What does an additional property cost?
Above the included number of properties there is a per-property surcharge that drops with each tier: +€6 on Starter, +€3 on Essential, +€2.40 on Professional and +€1.80 on Enterprise per month. That means the next tier eventually costs exactly the same as growing on your current one, at around 7, 25 and 50 properties. That is the natural moment to upgrade.
What counts as "per property"?
You pay per lettable property (building) you manage in Protiva. One building counts as one property, with unlimited units and leases per property. A multi-family building with ten leases therefore still counts as one property.
Do I pay per portfolio?
No, no amount is added per portfolio: your properties are counted across all your portfolios together and the price follows that number. How many portfolios you can create does depend on your plan: one on Starter and Essential, three on Professional and unlimited on Enterprise.
How do variable costs work?
Individual services are billed per use: an SMS, a letter by post or registered mail. You only pay for what you use, and the per-item rates are shown in your account. Bank accounts are unlimited and free; only bank connections (automatically fetching transactions from your bank) are capped, because we buy those per connection. Starter and Essential include 1, Professional 3 and Enterprise 5, and every additional connection costs €3.50 per month. Usage is billed monthly in arrears.
Can I pay yearly?
Yes. Paying a year of the fixed subscription up front is optional, with ~8% off (roughly one month free). Monthly prices are the standard; variable usage (extra properties, individual services) is always billed monthly in arrears.
What is included for free?
Every tier includes, at no cost: unlimited digital signing, the tenant portal and the supplier portal. Your tenant or contractor never pays for access.
I don't let anything out. Do I have to pay?
No. As long as you are not letting, Protiva is free for up to 3 properties of your own. You join your owners' association, put your tradespeople on your list and send out reports and work orders. We ask for no payment details and no trial runs out. If you start letting and want leases, tenants and invoicing on top, you pick one of the plans above yourself.
What counts as a property for a management office?
A home or a commercial unit. A storage room or parking space that belongs to a home does not count separately; a garage bought on its own does, because it is a property in its own right. The number is counted from what you manage in Protiva, never from a figure you enter yourself.
Do the owners in a comunidad pay anything?
No. The office or the junta pays; owners and residents use Protiva free of charge.
We manage both the comunidad and the letting for the same home. Does it count twice?
Yes, because they are two assignments: managing the comunidad and managing the letting for the owner. Within each list it counts once.
Which price list applies to my office?
The one for the country your office is based in, just as for owners. An office in Spain pays the Spanish price, including for a property or comunidad in another country.
Is AI really included in the price?
Yes. Every comunidad and every property comes with a generous amount of AI per month, shared across your whole office. We never add charges without telling you: if you are structurally above it, we get in touch and you decide whether to take an extension at a fixed monthly price.
Can I sign up as an office myself?
Yes. When you sign up, choose which kind of office you are and enter your name and email address. The link in the activation email then asks for your office's name and country. The first 30 days are free and you don't need payment details. After that you pay monthly on invoice. Rather see it first? Book a demo and we'll show it with your own comunidades or clients.
Ready to manage your property the smarter way?
Start today for free. Add your first property and let Protiva do the paperwork.