Built by UrSpayce for Embassy Office Parks REIT
The plant rooms already know what is running and at what efficiency. The meters already know what the portfolio consumed last night. The lanes already know how long a car waited at the boom. None of it reaches one screen, and none of it reaches an occupier at all. Pulse is the layer that changes both — in the terms the lease and the disclosure are already written in.
The problem, in your own words
A 51.2 msf portfolio across five cities, built over two decades, runs on other people's software: Honeywell in one plant room, Metasys in the next, a Modbus gateway on a panel nobody has the drawings for. Each of them is right about its own building and silent about everything else.
A chiller drifting from 0.62 to 0.79 kW/TR costs a park lakhs a year and shows up nowhere until the bill arrives. The head end knows. Nobody above the plant room does.
Energy and water are read for billing, not for operating. By the time a variance is visible it is a line in a reconciliation rather than something anybody can act on.
Nine good months leave no trace; one bad afternoon does. A renewal conversation opens with a discount because there is no service record to open it with instead.
What you asked for on 12 September
Taken from the minutes of the Teams call, in the order they were raised. Each one is a working surface in the console rather than a roadmap item.
"Interested in integrating BMS data, including high-side and low-side equipment, into a centralised platform."
A connector per plant room, an edge agent inside the park network pushing outward, and a point map that records both what the vendor calls a point and what it means. Every chart downstream reads the meaning, so a Siemens park and a Honeywell park produce the same view without a single conditional in the interface. The split an engineer actually uses — central plant against air distribution — is a field on every machine, not a filter somebody has to remember.
"Share relevant use cases specifically for Commercial Real Estate."
Everything here is modelled the way a REIT is: assets, buildings, leasable units, leases with their own service levels, and WALE computed from the rent roll rather than typed into a slide. Occupancy is a property of operating stock. Parking bays are a lease term the barrier enforces. Utility recovery is generated from the occupier's own sub-meters, with each line naming the meter it came from.
"Parking operations, equipment performance, water consumption, energy consumption, overall operational efficiency — what is operating, at what efficiency, and how resources are being consumed."
Four of those are four screens; the fifth is the one they compose into. Equipment efficiency is arithmetic on live points — kW/TR for a chiller, coil delta-T for an air handler, load factor for a diesel set, power factor for a capacitor bank — each judged against its own nameplate rather than a borrowed benchmark. Energy and water separate supply from demand, so the source mix and the consumption breakdown can never double-count each other. Parking is written by the lane controller, which is the only way turn time at the boom becomes measurable at all.
"Found the dashboard interesting, and want to know more about it for better monitoring and analysis."
The command dashboard is that idea carried into commercial real estate and made honest about its own limits. It composes fourteen sources at request time and names any that did not answer, because a dashboard that silently drops a source understates a number without telling anyone. Every tile either carries a target beside it or a place to click through to.
"PPM and Reactive Maintenance — monitor maintenance activities, equipment status, issues and interventions through the platform."
Eighteen frequency templates written once and materialised into jobs week after week, drawn as a 52-week planner where the weeks behind today carry what actually happened. Planned, reactive and occupier-raised work share one register, because a technician's day is one day. The SLA clock is set from the contract at the moment a job is created and never edited afterwards, and a job cannot be closed without a root cause — which is the field the reliability report is built from.
The service architecture underneath is already proven in production on other UrSpayce deployments — the same tenancy model, the same service factory, the same discipline about a composed view naming what it could not reach. Everything above that line is modelled for commercial real estate, and for a REIT specifically: assets, leases, WALE, occupancy on operating stock, and recovery from an occupier's own sub-meters.
How the integration actually works
An agent sits inside each park network, polls the head end on its own interval and pushes outward over TLS. There is no inbound path from the cloud to a controller, writes are disabled on every connector until somebody deliberately enables them, and a point that stops reporting is marked stale rather than quietly holding its last value.
| The machine | What is read | What is computed | What good looks like |
|---|---|---|---|
| Chiller | Status, trip, kW, TR, CHW supply and return, flow, setpoint, run hours | Specific power in kW/TR, coil delta-T, load against capacity | Within 5% of the machine's own nameplate |
| Cooling tower & pumps | Status, VFD speed, basin temperature, motor power, discharge pressure | Motor load against rating; whole-plant efficiency with auxiliaries counted | A variable-speed pump not pinned at full |
| Air handling unit | Fan status, supply and return air, VFD speed, filter ΔP, return-air CO₂ | Delta-T across the coil, filter loading, ventilation adequacy | 5.5 °C or better across the coil; ΔP under 250 Pa |
| DG set | On-load status, output kW, run hours, day-tank level | Load factor against nameplate at 0.8 pf | Above 50%. Long runs under 30% wet-stack the engine |
| Transformer & APFC | Load, line current, secondary voltage, winding temperature, power factor | Power factor against the discom threshold; winding headroom | 0.98 or better. Below 0.95 a penalty is accruing |
| STP & WTP | Plant status, treated flow, tank levels, blower power | Plant utilisation against KLD capacity; contribution to the water balance | Treated output covering flushing and tower make-up |
Swipe the table sideways →
Every row above is a working calculation in the platform today, not a specification. The demonstration environment carries 7,400 mapped points across nineteen head ends and seven protocols, and the console shows which of them are live, which are stale, and which link has stopped answering.
What it is built on
MongoDB and Node throughout, with every service owning its own database and speaking HTTP. Nothing reads another service's collections. A slow service costs one tile rather than the whole dashboard — and says so by name.
Assets, buildings, leasable units, leases, WALE and the expiry horizon.
Every machine, its AMC cover, its spares and its health — the register everything else points at.
Connectors, the point map, telemetry ingest, alarms and the efficiency engine.
Meters, tariffs, energy, water, carbon and occupier recovery.
Zones, bays, passes against lease entitlement, ANPR sessions and turn time.
PPM templates, the 52-week planner, work orders, the SLA clock and occupier requests.
Visitor pre-registration, gate passes, material movement and work permits.
Forty connectors in the catalogue, sync history per run, outbound webhooks.
Alert rules with an escalation ladder that climbs past whoever did not answer.
Owns no data. Composes the rest with the caller's own token and names what fell short.
Accounts, roles and park scoping. A Manyata ops head cannot read TechVillage — the API refuses.
One TLS surface, one rate limiter, one place to verify a token. Every service re-verifies for itself.
Embassy's estate already runs on Yardi, SAP, Entra ID, Darwinbox, Lenel, Milestone, FASTag, BESCOM and a dozen head ends. Forty connectors sit in the catalogue with what moves and which way named for each, so a scoping conversation is a checklist rather than a promise. Anything not on it is a REST endpoint and a webhook away.
An operations console for Embassy, a portal for occupiers and a field app for technicians — reading the same records, scoped so nobody sees anything they should not. An occupier's portal shows their own space, their own consumption and their own service levels, and cannot be made to show another's.
Three ways in
Sign in with any demonstration account listed on each door; the password is the same throughout. The scoping is enforced by the API, not hidden by the interface — a park-scoped account that asks for another park's equipment is refused.
Demonstration password: Embassy@2026. Start as [email protected] for the portfolio, then [email protected] to watch the same platform narrow to one asset.