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Operating model · Register interest

Data centre performance, MW by MW.

Contracted load, anchor escalation, power pass-through and opex over the hold. Operating yield runs alongside contracted revenue, not GFA.

  • Inputs7 blocks
  • Outputs8 metrics
  • CashflowMonthly
  • ScenariosPlanned

What this model does

Data centre operating operating model, end to end.

Track the data centre once it is live. Contracted MW, anchor escalation and power cost pass-through drive the operating yield, with opex and re-contracting horizon as scenario levers.

Calculation flow05 steps
  1. 01

    Asset

    IT load contracted, MW utilised and tier captured for the running asset.

  2. 02

    Contracted revenue

    Anchor and colo rent per kW, escalation and term applied.

  3. 03

    Power and opex

    Power pass-through, staffing and maintenance broken out.

  4. 04

    Hold cashflow

    Operating NOI runs through anchor term, with re-contracting modelled.

  5. 05

    Exit

    Exit cap rate applied to forward NOI; hold-period equity IRR returned.

Schema

Every input. Every output. In one view.

The full data centre operating operating model schema. 7 input blocks feeding 8 output metrics, with the calculation engine in between.

Inputs07 blocks
  1. 01

    Asset

    Contracted MWUtilised MWTierCooling type
  2. 02

    Anchor and colo

    Rent $/kWAnchor termEscalationColo rate
  3. 03

    Pass-through

    Power pass-throughNetwork revenueCross-connectAncillary
  4. 04

    Operating cost

    Power costStaffingMaintenanceInsurance
  5. 05

    Capex reserve

    Refresh cycleTier upgradeCooling capexReserve $/kW
  6. 06

    Hold finance

    Existing debtRefinance yearInterestCoupon
  7. 07

    Hold and exit

    Hold yearsExit cap rateRe-contractingVacancy
Outputs08 metrics
Primary outputAt base case
Operating yield7.2%
MetricValue
  • Year-one NOI$78.0M
  • Exit value$1.18B
  • Contracted revenue$96.0M
  • Power pass-through100%
  • Hold-period IRR12.4%
  • Cash-on-cash8.4%
  • Utilisation92%

Engine logic

Two engines. Scenarios and cashflow.

The two pieces that separate the data centre operating operating model from a spreadsheet. Scenarios that share one project, and a monthly cashflow wired to every input.

Scenarios01 / 02

Multiple scenarios, one project

Switchable in a click. No copied files.

  1. 01

    Anchor escalation and re-contracting horizon as scenario levers.

  2. 02

    Power cost movement and pass-through coverage per scenario.

  3. 03

    Tier upgrade or refresh capex per scenario.

  4. 04

    Each scenario carries its own exit cap rate.

Cashflow02 / 02

Monthly cashflow, fully connected

Every input touches the schedule.

  1. 01

    Monthly NOI across the anchor term, with annual aggregation alongside.

  2. 02

    Anchor rent escalates by clause; colo rent steps with utilisation.

  3. 03

    Power cost flows in as opex, with pass-through netting it off.

  4. 04

    Capex reserve drawn against refresh cycle and tier upgrade.

Excel replacement

Where the workbook quietly fails.

Every row is a recurring failure mode of the data centre operating operating workbook, and how the model handles it once.

SpreadsheetPopurise model
  • 01Anchor rent modelled as a flat lineAnchor escalation, term and re-contracting as live inputs
  • 02Power cost buried in opexPower cost and pass-through split out cleanly
  • 03Refresh capex assumed awayRefresh cycle and tier upgrade capex reserved

Use and verify

What it decides. What to check first.

The decisions the data centre operating operating model is built to support, alongside the things to verify before you trust it on a live deal.

What it decidesUse cases
  1. 01

    Forecast contracted NOI

    Anchor rent, escalation and re-contracting as live inputs. NOI follows.

  2. 02

    Stress-test power cost

    Power cost movement and pass-through coverage as scenarios.

  3. 03

    Plan tier refresh

    Refresh cycle and tier upgrade capex reserved against the hold.

  4. 04

    Pressure-test exit cap rate

    Exit cap rate sensitivity. Hold IRR follows.

Pre-flight checklist05 checks

  • Contracted MW and utilised MW as separate inputs.

  • Anchor escalation, term and renewal clauses captured.

  • Power cost and pass-through split out cleanly.

  • Refresh and tier upgrade capex as a reserved cycle.

  • Exit cap rate sensitivity as a scenario.

Worth checking before you stake a live deal on the data centre operating operating model.Register interest
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Questions

Data centre operating operating model, answered.

How Popurise handles the data centre operating operating model.

How is this different from the data centre feasibility model?

Feasibility answers whether to build. Operating answers how the stabilised facility runs through the anchor term.

Does it model power pass-through?

Yes. Power cost and pass-through coverage live as separate inputs. NOI follows the spread.

How is re-contracting handled?

Re-contracting horizon and assumed renewal terms sit as scenario levers.

Can I model partial utilisation?

Yes. Contracted MW and utilised MW are separate inputs. Colo revenue scales with utilisation.

Shape the data centre operating model in Popurise.

Tell us how your team runs this asset today. We are building the operating model with the owners and operators who will use it.

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