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Reviewed · Updated 2026-06-19

tririga

Enterprise real estate and facility management platform for space optimization.

Reviewed by the Conversion Gems editorial team ·
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Pricing
Free Trial
Best for
Facility managers
Category
Productivity & Collaboration
The bottom line

The gold-standard enterprise IWMS for large organizations that can absorb six-figure annual spend and a lengthy implementation.

6.2
Our score
6.2 / 10
Conversion Gems editorial verdict
From $42,000/yr per module
Features9/10
9 - industry-leading IWMS breadth: lease accounting, space management, capital projects, maintenance, environmental tracking, AI/IoT.
Value4/10
4 - $42k/yr per module plus implementation costs puts this out of reach for all but large enterprises; no free tier.
Ease of use3/10
3 - complex UI, lengthy installation, requires multiple administrators, steep learning curve consistently flagged in reviews.
Ecosystem8/10
8 - deep integration with IBM Maximo suite, IoT, AI, OpenShift; strong certified partner network and IBM community.
Support7/10
7 - IBM enterprise support tiers, active documentation, and community; responsiveness can vary at lower contract tiers.

Community ratings

3.8/ 5 aggregate · across 1 source
G2
3.8200+ reviews

Third-party ratings shown verbatim; aggregate weighted by review volume.

What it really is

IBM Maximo Real Estate and Facilities (formerly TRIRIGA) — enterprise IWMS for large-org real estate, space, and facility management.

Our take

IBM TRIRIGA is a full-scope Integrated Workplace Management System (IWMS) now rebranded as IBM Maximo Real Estate and Facilities under MAS 9.1 (June 2025). The DB mislabels this as 'Productivity & Collaboration' with a 'Free Trial' tier — it is squarely an enterprise facility management platform with no free trial and flat-rate module pricing starting at $42,000/year per module. Software ordering for the legacy TRIRIGA/TAS SKUs closes January 28, 2026, with new customers directed to the MAS 9.x AppPoints licensing model.

Why we rate it

TRIRIGA/Maximo Real Estate and Facilities is the most feature-complete IWMS on the market, trusted by Fortune 500s for lease accounting, space utilization, and asset maintenance in a single system backed by IBM's enterprise support and roadmap.

The catch

Prohibitively expensive for mid-market buyers, complex to implement and administer, the UI is not intuitive, and the product is in active transition (legacy TRIRIGA SKUs end January 2026) requiring migration to MAS 9.x.

Best for
Large enterprises managing multi-site real estate portfolios
Facility and operations teams needing integrated lease accounting and space planning
Organizations already invested in the IBM Maximo ecosystem
Not good for
SMBs or mid-market teams with limited IT resources
Organizations needing quick time-to-value or a free trial
Teams outside the IBM ecosystem looking for lightweight CAFM tools
Friction report
Time to value
Slow: enterprise implementations typically require months of configuration, data migration, and admin training before going live.
Scale breakpoint
Per-module flat-rate pricing means adding capabilities compounds costs rapidly; custom integrations require IBM or certified partner involvement.
Walled garden
High: deep IBM ecosystem lock-in via Maximo Application Suite, AppPoints licensing, and Red Hat OpenShift containerized deployment.

Frequently Asked Questions

Alternatives

Step up

IBM Maximo Application Suite (full EAM + APM) for organizations needing asset performance management beyond facilities.

Lighter alternative

Archibus or FM:Systems for mid-market IWMS needs at a lower price point and faster deployment.

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Tags

#FacilityManagement#IBM

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