// Project Horizon · Retail real estate

Every unit has a price. The evidence should set it.

Project Horizon combines lease, footfall, turnover and market data across 41 centres and 5,000 units to rank the leasing decisions with the greatest NOI impact.

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PROJECT HORIZON · CENTRE 07 · LEVEL 1

NOI MARGIN+2.0 pts+ vs last year

OCCUPANCY96.4%+1.1 pts

ARREARS12 flaggedEarly warning

RENT VS ERVA-114

At marketBelow

NEXT CONVERSATIONS

Re-gear · A-114Target £51/sqft · +£320k

Renewal · B-207Turnover −9%

Re-let · D-4F&B gap

shopping centres live

5,000

units, each one priced on its own

modules in production

68M+

visitors analysed

1.7M+

accounting records

4.4K+

lease contracts

Key capabilities

01

ERV and Rent Optimisation

Finds under-rented leases, tests the best comparable evidence and recommends target rent and terms with the expected NOI impact.

02

NOI and Leasing Scenarios

See the asset and portfolio impact before terms are agreed, with upside, downside and the assumptions behind each scenario.

03

Tenant Performance and Risk

Combines footfall, turnover and lease data to flag tenant risk before it appears in arrears or quarterly reporting.

04

Tenant Mix and Void Strategy

Compare units, zones and categories to prioritise renewals, re-lettings and void strategies by expected portfolio impact.

// Results

What has changed in the portfolio.

Measured against the portfolio before Project Horizon went live. Targets are labelled as targets.

NOI MARGIN

+2 pts

Two-point improvement in NOI margin across the live deployment.

LATE PAYMENTS · TARGET

25%

Targeting 25% fewer late receivables through earlier tenant-risk flags.

OPERATIONAL EFFICIENCY

65%

Monthly reporting and daily queries run up to 65% faster, freeing asset teams to focus on decisions.

Multi-level shopping centre atrium with escalators

// Beyond retail

Shopping centres first. The same framework extending to other assets.

Commercial real estate, hotels, data centres and mixed-use portfolios need different data and models. A-Core can reuse the same approach once their business logic is mapped.

Hotels

Connect bookings, rates, occupancy and costs to room-pricing and yield decisions.

Data Centres

Connect capacity, power, contracts and costs to pricing, renewals and capex decisions.

Modern office building with glass and brick facade

Other Commercial Real Estate

Connect lease events, vacancy, service charges and market data to asset-management decisions.

// How it runs

Connect. Model. Decide. Measure.

DATA LINEAGE · CENTRE 075 SOURCES → 1 RECORD

RRRent roll4.4K leases

ACAccounting1.7M records

FFFootfall68M+ visits

TOTurnoverDaily feed

MKMarket dataWeekly

Unit A-114LEVEL 1

LeaseExpires Q3 2027RR

Passing rent£42/sqftAC

FootfallZone A · highFF

TurnoverMonthly, by categoryTO

Market ERV£51/sqftMK

Every source resolved to the same unit, tenant and lease5,000units linked

01 / CONNECT

Connect

Rent rolls, turnover, footfall, budgets and market data are linked to the same assets, units and tenants.

02 / MODEL

Model

Run rent benchmarks, forecasts, scenarios and risk models at asset, zone and unit level.

SCENARIO MODEL · UNIT LEVELPASSING VS ERV

UNIT£/SQFTUNDER ◂ ▸ OVERVAR.

A-114£42 → £51+21%

B-207£36 → £38+6%

C-031£58 → £49−15%

Benchmarked against comparable lease evidence+£1.8mportfolio NOI

DECISION QUEUE · LEASING3 ACTIONS · RANKED

Re-gear lease · Unit A-114

Target rent £51/sqft · NOI +£320k

84% conf.

APPROVECHANGEREJECT

Renewal review · Unit B-207

Turnover down 9% · flag for leasing team

71%

Void re-let · Unit D-4

Category gap: F&B · 3 comparable deals

66%

Every approval logged. Every outcome checked against the forecast.+£320ktop action NOI

03 / DECIDE

Decide and learn

The leasing team gets ranked actions with expected impact and evidence. They approve, change or reject; actual outcomes are measured later.