Shurgard Innovation Days · Dilbeek · 12 November 2026
The self-operating store
How digital access, AI and central operations can shape the next five years of self-storage.
Before we start
This is for learning and discussion.
Where the industry is heading
Our view on the next two to five years of self-storage operations.
What it can mean for Shurgard
Where we see the biggest levers for quality, efficiency and security.
The real thing, on the table
Live hardware instead of videos. Try it yourself.
Shurgard Innovation Days · 12 November 2026
01 · Company
Hardware, software and AI from one hand. Swiss engineered, built for self-storage.
25k+
systems in operation
50+
installations
24/7
remote monitoring
15
years of experience, spin-off for 4 years
Finalist, FEDESSA European Self Storage Innovation Award 2026
Member of FEDESSA and VDSSU · Integrated with Storeganise, Store-IT, Stora and any ERP via open API
Shurgard Innovation Days · 12 November 2026
01 · Platform
One platform, from the unit door to the control room
Mobile access
QR code and web app, no install
E-Lock
Certified, with door sensors
Retrofit
Existing doors, up to 12-year battery
Radar sensor
Virtually no false alarms
AI video
Nvidia edge AI, existing cameras
Portal
All stores in one view
HybridSphere-Communication®: wireless, industrial-grade, no NFC or Bluetooth. Open API to any ERP.
Shurgard Innovation Days · 12 November 2026
02 · Market trends
Five shifts are reshaping self-storage
1
Unmanned and hybrid stores
Longer opening hours without more staff
2
The smartphone is the key
No keys, no cards, a fully digital rental
3
AI video instead of night watch
Threats recognised early, no one at screens
4
100% remote control
Every system controlled remotely, in real time
5
Centrally managed operations
Few people running many stores
Shurgard Innovation Days · 12 November 2026
02 · The operator’s paradox
Customers expect more service. Operators need lower cost.
Digital and AI are not only a cost lever. They raise service quality while costs fall.
Most tenants are still first-time users. They need someone there to help, at any hour.
Shurgard Innovation Days · 12 November 2026
03 · Live
Enough slides. Let’s open a door.
Your own phone is the key, no app.
An intrusion, verified before anyone looks.
Any store, opened from here.
04 · Data & AI
From watching screens to knowing what is normal
Only verified alarms
Video and radar combined at the edge. Only real events reach a person.
Early warning
Fire risk and tenants in distress recognised before they escalate.
Beyond the unit alarm
Behaviour analysis replaces individual in-unit alarms, at lower cost.
Shurgard Innovation Days · 12 November 2026
04 · Data & AI
AI agents resolve most cases. People handle what matters.
90%
of service cases handled by AI agents. The rest escalates to a live operator, with a summary.
Automated, 24/7
In the tenant’s language
- Rental and access
- Guests and overlocking
- Alarm verification
- Remote opening
- First-level support by voice
People, where it counts
Central Operation
- Complex or sensitive cases
- Physical interventions
- Cleaning and maintenance
- Key B2B relationships
Shurgard Innovation Days · 12 November 2026
05 · The target picture
One central operation for seven countries.
More stores per person
Same processes and data in every country.
Fewer site visits
Remote opening, updates and diagnostics.
Faster response
Only verified events reach the control room.
Shurgard Innovation Days · 12 November 2026
05 · Roadmap
Three horizons, one direction
2026 – 2027
Digital foundation
- Smartphone access and e-locks: no more keys
- Video integrated with access and unit security
- One event manager and portal for all stores
2027 – 2029
Intelligent operations
- AI video learns what is normal
- AI agents resolve most service cases
- Digital parking: access and payment
- Goods reception in unmanned stores
2029 – 2031
Autonomous store
- Building management: climate, energy, ventilation
- On-site service robots
- Remote second- and third-level security centre
Each step: more stores per person, fewer site visits
06 · Our view on Shurgard
Europe’s leader, at a turning point
338
operating stores
7
countries
1.8M
m² rentable space
€451M
revenue FY2025
What the numbers tell us
+1.0%
same-store rent growth, H1 2026
−0.9 pp
NOI margin, H1 2026
3.5–4.5%
revised revenue growth guidance 2026
As growth slows, productivity per store becomes the lever.
Sources: Shurgard financial reporting; Public Storage Q3 2026 disclosure
06 · Our view on Shurgard
A fully digital store starts at the unit door
No key management, no doors left open
Rent a unit with no one on site
Overlocking at a click
Remote opening for tenants and prospects
No false alarms from tailgating
This is what makes remote, centrally managed stores possible.
Shurgard Innovation Days · 12 November 2026
06 · Our view on Shurgard
Beyond the door: a building that runs itself
Smart building control
Climate, light, ventilation and signage run only when someone is actually on site. keynexis Control already drives gates, ventilation and lifts.
Digital parking
Access and payment on the same platform as the store.
B2B services, unmanned
B2B tenants receive deliveries without staff on site.
Power access with metering per unit · Automated goods reception (parcel boxes) · Inventory management · Individual monitoring · and more
Shurgard Innovation Days · 12 November 2026
06 · Value creation
Three levers, one compounding effect on EBITDA
Higher prices
Better, faster service lifts satisfaction and supports pricing power.
Lower operating cost
Centrally managed stores, fewer FTEs per site, fewer call-outs.
Lower energy use
Building management driven by presence data cuts consumption.
Not a one-off. Every iteration improves service and profitability again.
Shurgard Innovation Days · 12 November 2026
Central support
Possible out of Switzerland
Proof in operation · Zebrabox
What keynexis enables for Zebrabox
3
countries, each one centrally managed: Switzerland, France, Spain
1
central support possible out of Switzerland
Shurgard Innovation Days · 12 November 2026
06 · For discussion
A first step to learn together
1
store to start, retrofitted
3
steps to scale: regional, national, international
90
days to measured results
Ready for the next generation of customers!
Four KPIs, then extrapolated to the portfolio
Staff hours per store
Verified versus false alarms
Visits outside staffed hours
Calls fully resolved by AI
Shurgard Innovation Days · 12 November 2026
Every store opens, protects and reports by itself.
The whole portfolio runs as one operation.
Higher quality for tenants, lower cost and more security for Shurgard.
Thank you