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tririga

Enterprise real estate and facility management platform for space optimization.

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).

Best forFacility managers
ReviewedPricing: Paid
6.2 out of 105 criteria · see breakdown
Try tririgaFrom $42,000/yr per module
The bottom line

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

Our score

Reviewed by the Conversion Gems editorial team. Hover a facet to focus it; click to pin.Tap a facet to focus it.

Community ratings

Shown for context only. Our score is independent.

G2
3.8 out of 5
200+ reviews

3.8 / 5 aggregate · across 1 source

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

What it is, and why we rate it

One line each. Open a row for detail.

What it really isIBM Maximo Real Estate and Facilities (formerly TRIRIGA) — enterprise IWMS for large-org real estate, space, and facility management.
Our takeIBM 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).
It is 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 itTRIRIGA/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 catchProhibitively 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 / not good for

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
Trade-offs

Friction report

Trade-offs to know before signing up.

  1. Time to value
    Slow: enterprise implementations typically require months of configuration, data migration, and admin training before going live.
  2. Scale breakpoint
    Per-module flat-rate pricing means adding capabilities compounds costs rapidly; custom integrations require IBM or certified partner involvement.
  3. Walled garden
    High: deep IBM ecosystem lock-in via Maximo Application Suite, AppPoints licensing, and Red Hat OpenShift containerized deployment.
Still a fit?
If none of these block you, try it on the official site.
Try tririga

Frequently Asked Questions

What integrated workplace management (IWMS) capabilities does this IBM platform offer?

It offers space planning, asset management, maintenance tracking, and facility optimization within a single IWMS platform.

Does this facility management system track real estate portfolios and lease agreements?

Yes, this facility management system tracks real estate portfolios, lease agreements, occupancy data, and financial performance to optimize property management strategies.

How can I manage facilities, real estate, and sustainability projects in TRIRIGA?

TRIRIGA manages facilities, real estate, and sustainability projects with workflow automation and asset tracking.

What tools are available for tracking facilities maintenance, space utilization, and real estate lease obligations?

Facilities management tools track maintenance, space usage, and lease obligations, supporting operational efficiency and strategic planning.

What solutions does this platform offer for real estate and corporate facility management?

The platform supports real estate and corporate facility management by tracking spaces, maintenance, and operational tasks.

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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