Comparing against Gen 1 LED baseline - typical for facilities upgraded 5-7 years ago
Hypothetical: Original Fluorescent
Show "what if" scenario (58W fluorescent baseline)
⚙️ Operating Hours Profile
Show Optimized Performance
Best-case smart control scenario
Conservative projection active Option A always 24/7 (no smart controls)
Note:Option B provides UGR-compliant lighting for superior visual comfort and learning
💷 Electricity Rates
⚙️ Zone-Specific Operating Hours
⏰ Existing Baseline
All zones default 16h day + 8h night
⏰ Proposed LED Operation
Zone-specific controls
💰 Financing Options
OpEx lease preserves capital for core acquisitions. Self-funded maximises IRR and NAV accretion.
🏦 Advanced Financial Controls
CRE-grade investment analysis parameters. Adjust to match your portfolio requirements.
Debt weight in capital structure
10-year gilt rate
Market risk premium
Asset beta (car park/retail)
Project-specific risk adjustment
Base debt interest rate
Arrangement/origination fees
Facility/commitment fees
Interest rate swap/cap cost
0 for REITs
Minimum acceptable return
Annual electricity inflation
% of energy savings
Annual maintenance inflation
Annual lumen output decline
Affects replacement cost escalation
Capitalisation rate for asset valuation
kg CO₂e per kWh (UK grid)
0 = landlord pays all, 1 = tenant pays all
CRE Car Park Analysis
A Comparative Study of LED Lighting Solutions
Strategic Investment Context
Not All LED Upgrades Are Equal
Across the UK property estate, most car park lighting has already been upgraded once—usually from fluorescent
to early-generation LEDs. Those projects delivered major savings, but they also created a false sense of completion.
The reality is that today's first-generation LED systems waste far more energy than their owners realise:
fittings that never truly power down, isolated PIR sensors with long delays, and no adaptive response to
daylight or occupancy patterns. Even so-called "smart" sensor systems—which appear to offer high efficiency—still
fail to capture the deeper, compound savings available today. Because they act as stand-alone, rule-based controls,
they cannot coordinate across zones or learn from usage patterns. The result is persistent, low-level waste—energy
and cost that remain permanently on the table.
Whole-of-Life Value Creation
Energy represents one of the few operating costs where car park operators retain full control and where
technology can deliver immediate, measurable reductions. Unlike rates, insurance, or staffing—where savings
often compromise service—modern LED infrastructure reduces costs while improving light quality and reliability.
The difference between a system that lasts 7-11 years and one that endures for 23+ years is not just twice
the lifespan—it's twice the compounding benefit, twice the avoided replacement cost, and twice the avoided
disruption. Every unnecessary hour of run-time shortens driver life, accelerates lumen depreciation, and
increases replacement frequency. Over a 23-year service life, the additional maintenance and component-replacement
savings from reducing burn hours can rival the energy savings themselves—savings most upgrade programmes never
even measure.
This analysis models the specific financial impact for a CRE Car Park based on current operating patterns and
demonstrates how Unifi.id's platform closes that gap. By combining real-time occupancy intelligence,
ambient-light sensing, and adaptive dimming within a unified control layer, it continuously optimises both
energy use and fixture life—capturing value that grows rather than decays.
Investment-Grade Returns
Beyond direct cost reduction, LED upgrades increasingly factor into property valuations. The relationship is
straightforward: every pound of verified operational saving translates to asset value at prevailing capitalisation
rates. For institutional-grade car parks, this typically means 14-20x multiples on sustainable cost reductions.
The calculations presented here use conservative assumptions throughout. All financial metrics can be adjusted
in real-time using the scenario planner to test different scenarios and validate assumptions against your
operational reality.
Why This Dashboard Matters
This dashboard transforms the decision-making process by providing real-time financial modelling that reveals the true economics of infrastructure investment at a CRE Car Park.
The analysis exposes the true cost of delayed action—every month of inaction represents quantifiable value destruction through excessive operating costs and missed carbon reduction targets. For this car park alone, the current lighting infrastructure consumes £160,000 annually—budget equivalent to a significant retail tenant's contribution.
Superior lighting quality also enhances safety perception and retail ambience. First and last impressions matter—car park lighting shapes the entire shopping experience from arrival to departure. This dashboard demonstrates how that capital drain becomes a value driver, converting operating expense into competitive advantage while enhancing the customer journey.
If you'd like to walk through any aspect together, our team is here to explain the detail behind every calculation and support your decision-making process.
Quick Start
This dashboard provides real-time financial modelling for LED lighting infrastructure investment.
Use the Scenario Planner (left sidebar) to adjust assumptions—all metrics update instantly across every section.
Select between Options A, B, and C to compare technology specifications and their investment returns.
Scenario Planner Controls
Header Actions
View Settings Summary: Export current assumptions for investment committee papers
Reset Defaults: Return to conservative baseline instantly
Technology Options (A/B/C)
Option A: Basic LED replacement (24/7 operation)
Option B: LED with occupancy sensors
Option C: Smart Bluetooth mesh system
Projection Toggles
Operating Hours Profile: Switch between Conservative and Optimized performance projections
Fluorescent Baseline: Compare against original fluorescent installation (if applicable)
Advanced Controls (Expandable Sections)
Click the ▼ arrows in the sidebar to access granular control over every assumption:
Zone Hour Controls: Adjust day/night operating hours for each zone individually
Financial Parameters: Modify cap rate, WACC components (risk-free rate, market premium, beta, LTV), tax rate, and service charge recovery
Lease Parameters: Configure funded scenario terms, interest rate, and deposit
Electricity Rates: Adjust day/night tariffs to match your actual contract
All default values use conservative assumptions. Adjust these to reflect your specific circumstances for more accurate projections.
Understanding the Metrics
Primary Investment Metrics
IRR: Internal Rate of Return—primary decision metric
NPV: Net Present Value at selected analysis horizon
NAV Uplift: Asset value creation via cap rate capitalisation
Simple Payback: Reference metric for context
Investment Committee Dashboard
WACC: Weighted Average Cost of Capital
Cost of Equity/Debt: Capital structure components
Annual NOI: Net Operating Income contribution
Discounted Payback: Time-value adjusted recovery period
NPV Growth Chart: Visualise value creation over time for all options
FCFE Tables: Free Cash Flow to Equity by period
Calculation Methodology
All financial calculations use industry-standard commercial real estate methodologies.
For detailed explanations of WACC derivation, NPV/IRR calculations, NAV uplift methodology,
and fixture lifespan modelling, refer to the Calculation Methodology & Assumptions section below.
Comparing Technology Options
Option Selection Behaviour
Click A/B/C buttons to switch the selected technology option
Executive Summary and Investment Committee metrics update for selected option
Zone hour controls reload with option-specific operating hours
Multi-Horizon Analysis shows all three options simultaneously for comparison
Key Differentiators
Capital Cost: Higher for smarter systems
Operating Hours: Smart systems enable significant reduction
Fixture Lifespan:7 years (A) → 16 years (B) → 40 years (C)
Whole-of-Life Value: Premium options deliver superior long-term returns
Stakeholder Perspectives
Investment Committee
Focus on IRR vs hurdle rate, NPV across horizons, WACC methodology. Export Settings Summary for committee papers. Compare funded vs self-funded scenarios.
Asset Management
Review NAV uplift impact, cap rate sensitivity. Test zone hour assumptions against operational reality. Evaluate whole-of-life cost implications.
Sustainability / ESG
Monitor CO₂ reduction metrics, energy efficiency gains. Quantify carbon savings for GRESB reporting. Track progress toward net-zero targets.
Tips for Effective Analysis
Use Reset Defaults between scenarios to ensure clean comparisons
Toggle between Conservative and Optimized profiles to present outcome ranges
The Multi-Horizon Analysis reveals how technology choice affects long-term value creation
Adjust cap rate in Advanced Controls to test NAV sensitivity for different property risk profiles
All metrics update in real-time—the dashboard is always presentation-ready
Investment Analysis Framework
Investment Performance
vs Gen 1 LEDConservative
Option:
Analysis Horizon:
10-year investment horizon | Replacement costs included where applicable
10-Year NPV
--
Net Present Value
NAV Impact
--
Asset Value Uplift
IRR
--
vs 7.5% Hurdle
Payback
--
Simple Payback Period
Investment Committee Dashboard
WACC
--
Cost of Equity (ke)
--
Cost of Debt (kd)
--
Annual NOI Δ
--
Cap Rate
--
Disc. Payback
--
Note: NAV Impact reflects immediate asset valuation uplift based on Year 1 stabilized NOI (Annual NOI Δ ÷ Cap Rate).
NPV provides the comprehensive value assessment including replacement cycles and time value of money.
Environmental Impact
vs Gen 1 LEDConservative
Carbon reduction & ESG performance: Every kWh saved reduces emissions and advances your net-zero commitments.
These metrics directly contribute to your science-based targets and CDP reporting.
Science-Based Target Contribution: This project supports your commitment to
40% absolute emissions reduction by 2030 and net-zero by 2040, validated by the
Science Based Targets initiative and suitable for CDP disclosure.
Multi-Horizon Analysis (Legacy Version)
Current option performance across investment timeframes
NPV Growth Over Time (All Options)
Year-by-year NPV accumulation showing how each option builds value over 40 years
Multi-Horizon Investment Analysis
Comparative performance across investment timeframes
vs Gen 1 LEDConservative
Option:
NPV Growth Over Time
vs Gen 1 LEDConservative
Technology Options Explained
Understanding the three LED upgrade pathways
A
Basic LED
Simple replacement
What it does:
Direct LED replacement of existing fixtures
Continuous 24-hour operation
No control systems or sensors
Standard 60,000-hour rated life
What it doesn't do:
No automatic on/off control
No dimming capability
No daylight harvesting
Lights remain at 100% continuously
Best for: Budget-constrained projects seeking wattage reduction only
B
LED + Sensors
Intelligent presence detection
What it does:
Integral PIR/microwave sensors in each fixture
Automatic on/off based on movement detection
Corridor function: dims to 10% or 30% after hold time
Intelligent daylight detection (holds off if sufficient natural light)
60,000-hour rated life
What it doesn't do:
No partial daylight compensation (either full on or full off)
No custom dimming percentages (factory presets only: 10% or 30%)
No remote adjustment (requires physical access to change settings)
No group/bank control (each fixture operates independently)
No energy monitoring capability
Best for: Projects seeking significant hour reduction with proven technology at mid-range investment
C
Smart Bluetooth
Full intelligent control
What it does:
Bluetooth mesh network with wireless communication
Precise dimming control (any percentage: 1%, 5%, 10%, 15%, etc.)
Maintained lux level (e.g., constant 75 lux for car parks)
Advanced daylight harvesting (full hold-off OR partial compensation)
Group/bank control (trigger one fixture, illuminate entire zone)
App-based remote adjustment (no physical access required)
Basic energy monitoring and usage tracking
100,000-hour rated life (premium LED technology)
What it doesn't do:
Not a comprehensive building management system (BMS)
Energy tracking is basic (not detailed analytics platform)
Best for: Sophisticated clients seeking maximum savings, longest life, and operational flexibility with minimal future intervention
Key Technology Differentiators
Daylight Harvesting
Option A: None Option B: Binary (light fully off if sufficient daylight) Option C: Proportional (partial output if natural light insufficient)
Adjustment Capability
Option A: None Option B: Physical access required, preset values only Option C: Remote app control, any value
Operational Pattern
Option A: Continuous 24h at 100% Option B: Individual fixture response Option C: Coordinated group/bank control
Calculation Methodology
Industry-standard financial modelling & energy calculations
All financial metrics in this dashboard use industry-standard commercial real estate (CRE) methodologies,
ensuring consistency with institutional investment analysis frameworks used by major REITs and property funds.
Energy calculations are based on fundamental physics and validated against manufacturer specifications.
£
Financial Calculations
Weighted Average Cost of Capital (WACC)
WACC represents the blended cost of capital across equity and debt financing, serving as our discount rate for NPV calculations.
NPV discounts all future cash flows (energy savings minus replacement costs) to present value using WACC,
then subtracts initial investment. Positive NPV indicates value creation.
NPV = Σ [CFt / (1 + r)t] - Initial Investment
Where:
• CFt = Cash flow in year t = landlord-retained savings (after service charge recovery) minus replacement costs when applicable
• r = Discount rate (WACC)
• t = Year number (1 to analysis horizon)
• Replacement costs included in years when fixture lifespan expires
📋 NPV Interpretation:
NPV > £0 → Project creates value and should be accepted
NPV = £0 → Project breaks even at the discount rate
NPV < £0 → Project destroys value and should be rejected
Internal Rate of Return (IRR)
IRR is the discount rate at which NPV equals zero—it represents the project's actual return rate.
We compare IRR against the hurdle rate to assess if the project clears the investment threshold.
0 = Σ [CFt / (1 + IRR)t] - Initial Investment
Method: Newton-Raphson iterative solver Convergence: Iterates until NPV ≈ 0 (within £0.01) Decision Rule: Accept if IRR > Hurdle Rate (typically 7-10% for CRE)
📊 IRR vs Hurdle Rate:
A typical hurdle for OpEx reduction projects: 7.5%
IRR above hurdle indicates value-accretive investment suitable for board approval.
Net Asset Value (NAV) Uplift
NAV uplift uses the cap rate method to convert annual NOI improvement into immediate asset valuation increase.
This is the standard CRE approach for valuing operational improvements.
NAV Uplift = Landlord NOI Improvement / Cap Rate
Where:
• Landlord NOI Improvement = Annual savings retained by landlord after service charge recovery
- Energy savings × (1 - recovery rate) = tenant-paid portion excluded
- Maintenance savings × 100% = always landlord OpEx, fully retained
• Cap Rate = Market capitalization rate for the asset class (typically 5-9% for car parks)
• Year 1 stabilized savings used (no growth/degradation assumptions)
Current Calculation:
🏢 NAV vs NPV: NAV Uplift = Immediate balance sheet impact (asset revaluation) NPV = Total economic value including time value of money
Both are critical for institutional investors but measure different value dimensions.
Service Charge Recovery Impact
Service charge recovery rates determine what proportion of operating cost savings are retained by the landlord versus passed through to tenants.
This significantly impacts investment returns and must be carefully considered in CRE financial analysis.
How Recovery Affects Returns:
Energy Savings: Subject to service charge recovery
• 0% recovery = landlord retains 100% of energy savings
• 95% recovery = tenant receives 95%, landlord retains only 5%
Maintenance Savings: NOT subject to recovery
• Maintenance is landlord OpEx, not tenant-recoverable
• Landlord retains 100% regardless of recovery rate
• Typically 20% of energy savings as additional benefit
Financial Impact:
At 0% recovery → Strong landlord returns (38%+ IRR typical)
At 95% recovery → Weak landlord returns (negative NPV possible)
At 100% recovery → Landlord only benefits from maintenance savings
🏢 Strategic Considerations:
High recovery rates create a "split incentive" problem where landlords pay all capital costs but tenants receive most benefits.
Solutions include green lease provisions, cost-sharing arrangements, or rent review clauses that capture upgrade value.
⚡
Energy & Operational Calculations
Energy Consumption (kWh)
Annual energy consumption calculated from first principles using fixture specifications and actual operating hours.
Annual kWh = (Quantity × Wattage × Daily Hours × Days per Year) / 1000
Zone-Specific Calculation:
• Different zones have different operating hours (e.g., ramps 24h vs floors with dimming 4.5h)
• Day/night split allows dual tariff pricing
• Smart controls (PIR/Bluetooth) reduce effective hours significantly
Example: Floor 5 with Option C (Smart Bluetooth)
Energy Cost (£)
Costs calculated using either dual tariff structure (day/night rates) or blended rate, depending on contract structure.
Annual Cost = (Day kWh × Day Rate) + (Night kWh × Night Rate)
Dual Tariff Method: Separates consumption by day (07:00-23:00) and night (23:00-07:00) periods Blended Rate: Single rate if contract doesn't distinguish day/night pricing
Carbon Emissions (CO₂e)
Carbon emissions calculated using UK Government's published grid intensity factors, updated annually.
Grid Intensity Factor: 0.233 kg CO₂e per kWh (2024 UK grid average) Source: UK Department for Energy Security and Net Zero Scope: Scope 2 emissions (purchased electricity)
🌍 Carbon Savings Context:
Supports Science Based Targets (40% reduction by 2030)
Suitable for CDP disclosure and sustainability reporting
Aligns with TCFD climate risk management frameworks
Fixture Lifespan & Replacement Cycles
Dynamic lifespan calculation based on actual operating hours and manufacturer-rated lifetime hours.
⚠️ Zone-Specific Operating Hours: Option A: All zones operate 24h (benchmark - illustrative only) Options B & C: Smart controls significantly reduce ramp/exit hours (sensors/dimming) and floor hours (deep dimming when unoccupied)
NPV calculations include all replacement costs based on actual operating hours throughout the analysis horizon.
Newton-Raphson method with validation against Excel XIRR
Energy Calculations
99% Confidence
Physics-based, validated against manufacturer data and actual installations
Fixture Lifespan
90% Confidence
Based on manufacturer specs, actual performance may vary ±10%
Audit Trail: All calculations can be independently verified.
Raw data, formulas, and parameters are available for review by your finance team.
We maintain full Excel models alongside this dashboard for audit purposes.
Estimated Energy & Cost Analysis
Estimated Consumption, Expenditure & Emissions
vs Gen 1 LEDConservative
Option:
Current Installation
Post LED Upgrade
Annual NOI Contribution
Permanent operational expense reduction with zero tenant dependency
Investment Performance Metrics
NPV analysis uses 10-year investment horizon. Energy savings based on landlord-controlled infrastructure with zero tenant dependency.
Value Creation Analysis
Comparative NPV analysis over 10-year investment horizon (7.5% discount rate). Shows both funded and self-funded scenarios to demonstrate capital efficiency and deployment flexibility.
NAV Impact: At a 7% cap rate, annual savings of
£0 translate to
£0 in immediate asset value uplift - exceeding the initial investment by
0x.
Option:
Consumption Comparison
Savings by Zone
Three-Way Option Comparison
40-Year Total Cost of Ownership
Lifetime Savings Breakdown
▶
Understanding UGR Compliance
Click to View
Why light quality matters in education - critical for Option C consideration
What is UGR<19 and Why Does It Matter?
✓ UGR Compliant (Options A & B)
Unified Glare Rating ≤ 19 for classrooms
Reduces eye strain and headaches
Improves concentration and sustained focus
Supports better reading fluency
Complies with EN 12464-1 standards
Protects student and teacher wellbeing
Creates effective learning environment
⚠️ Non-UGR Compliant (Option C)
No glare control measures in place
Causes visual discomfort and eye strain
Increases fatigue and distraction
May trigger headaches or migraines
Impairs reading comprehension
Can exacerbate vision strain
Undermines learning quality
Educational Research Findings
Studies consistently show that lighting quality affects how students learn and feel in class. International standards
(EN 12464-1, SLL Lighting Guide 5) recommend a Unified Glare Rating (UGR) ≤ 19 for classrooms to avoid
discomfort glare. When classrooms meet this benchmark, students experience less eye strain, fewer headaches, and improved
ability to concentrate for extended periods.
Research has linked low-glare, well-designed lighting to measurable academic benefits: faster and more
accurate reading, better comprehension, and calmer behaviour. Teachers also report less visual fatigue and more
effective classroom management when lighting conditions are comfortable and consistent.
By contrast, non-UGR-compliant lighting — such as bare LED fittings — has been
associated with headaches, visual discomfort, reduced clarity on boards and screens, and heightened distraction. Poor
glare control can undermine both attendance and attainment.
⚠️ Critical Decision Point
Option C's lack of UGR compliance means compromising on educational outcomes to save just £10,400 upfront.
You're essentially choosing between proper learning conditions and a small cost saving. Options A and B both provide full
UGR<19 compliance, ensuring optimal learning conditions for the next 34 years. The question is: can you afford NOT to
invest in your students' visual comfort and academic performance?
▶
Lighting Transformation Details
Click to View
Hardware specifications & performance analysis
🔄
Performance metrics update automatically with your settings
Values below reflect your current settings and will change as you adjust the controls.
Current Settings: Loading...
Hardware Transformation Overview
LED Upgrade Specifications
0
LED Fixtures
0kW → 0kW
Total Load
0 → 0
Fixture Types
0%
Load Reduction
▶
Detailed Fixture Specifications
Click to View
View complete fixture comparison for each option - Existing vs LED Upgrade
Current Fixtures (To Be Removed)
Fixture Type
Qty
Unit Power
Total Load
LED Replacements
Fixture Type
Qty
Unit Power
Total Load
▶
Performance by Floor
Click to ViewLive Updates
Floor-by-floor energy consumption and savings
Executive Investment Summary
Option C: Smart Bluetooth Mesh System - Recommended Solution
Option Cvs Gen 1 LEDConservative
The Opportunity
This CRE Car Park currently consumes £159,945
annually on lighting energy. The smart Bluetooth system delivers optimal 40-year value,
reducing operating costs by £48,884 per year
(31% reduction).
With 365 days of operation and zone-specific smart controls, this investment transforms lighting from
a fixed overhead into a strategic asset that enhances operational efficiency and property value.
Financial Performance
10-Year NPV
--
40-Year NPV
--
IRR--
Discounted Payback--
Strategic Value Creation
NAV Impact--
Monthly OpEx Reduction--
Energy Reduction--
CO₂ Reduction (annual)--
The Strategic Choice
This project demonstrates how selecting the right lighting solution can transform an operational expense
into a long-term value creator. Unifi.id's approach looks beyond simple payback and focuses on
whole-of-life performance — how efficiency, reliability, and asset life
interact to build exponential value over time.
By selecting technology that maximises efficiency and durability, the car park operator can capture value that
grows rather than decays — ensuring that today's investment strengthens
both sustainability targets and future financial resilience.
Total Operating Cost Reduction Over 40 Years
£0.00M
Methodology: All financial metrics calculated using industry-standard CRE methodology.
NPV and IRR based on discounted cash flow analysis with replacement cycles included. NAV impact calculated using
7.00% cap rate. Assumes 365 days annual operation
with zone-specific smart controls. All values dynamically update based on scenario planner settings.
