Transforming Mixed-Use Operations with KODE OS

Driving Integration, Efficiency, and Tenant Experience in Complex Urban Environment

A major mixed-use development in one of Europe’s busiest capitals set out to create a modern destination, combining premium office spaces, a vibrant retail hub, first class residential properties and public amenities. Behind the striking architecture, the project aimed to deliver a smart, efficient, and connected experience for both building operators and tenants. 

To make their vision of a smart, interconnected destination a reality, the development team needed more than just modern infrastructure. They needed a platform that could bring everything together. With numerous systems installed across office spaces, retail zones, residential apartments, and shared amenities, the challenge was integration, visibility, and control. KODE OS was selected as the unified platform to bring these disparate systems into a single interface, offering operational clarity, proactive control, and real time insights across the entire mixed-use portfolio.

The Challenge

Despite being a new build, the development faced an all too common challenge, operational complexity. The properties were equipped with intricate systems for HVAC, lighting, metering, access control, elevators and more, each operating in isolation and with their own interfaces (if any). This fragmentation made day to day operations inefficient and reactive. Property management teams, across all designed functions, lacked a unified view into performance. Tenants had limited visibility into their own energy use and limited options to personalize or control their environments. Managing issues often meant responding to alarms without context, jumping between systems, and relying on manual analysis and coordination.  

To move beyond this fragmented and reactive approach, property management teams needed more than oversight, they needed orchestration. What was missing was a central operating system, a digital “brain” connecting and orchestrating every system, device and sensor integrated.

The Solution

After an extensive evaluation of available solutions, the development team selected KODE OS as the backbone of their smart building strategy. KODE OS was deployed as the portfolio’s operating system, offering a unified user interface for all portfolio operations and bringing together over 10,000 data points across HVAC, lighting, metering, access control, IAQ, and more. 

With all these different systems and devices integrated into a single, cloud-based platform, the portfolio management teams gained real time visibility, centralized command, advanced analytics, and automated optimization capabilities, amongst other important functionalities of the platform. From a single platform, they could monitor performance, make adjustments, identify and respond to issues before they escalate, and proactively manage the entire ecosystem. 

The deployment and implementation followed a structured three step approach:

1. Define the use cases and expected outcomes
   Every requirement and desired use case ranging from alarm prioritization and fault detection to occupancy based lighting, tenant app integration, and more, was mapped to a measurable outcome. These were defined collaboratively with stakeholders to align technical functionality with operational goals.
   
2. Integrate, validate, and normalize data points
   KODE collaborated closely with third-party vendors to gather documentation for their systems and devices, validate capabilities, and build API integrations. Data from each system was normalized and structured to enable control and advanced analytics.
   
3. Deploy, track progress and performance, and provide continuous support
   Customized dashboards and logic routines were built to match user roles, KPIs were benchmarked to measure system performance, and ongoing support was provided to adapt the platform as needs evolved, ensuring the platforms continued delivery of value over time.

Seamless Integration

The platform brought together a wide range of systems from different vendors, including Tridium Niagara, Fludia, Awair, Point Grab, and KONE. Systems and devices integrated include:  

• HVAC and BAS 
• Lighting systems 
• Metering and sub-metering
• Work order management  
• Occupancy and IAQ sensors 
• Elevators 
• Wayfinding 
• Parking systems 
• Digital signage and more 

By leveraging open protocols and a flexible integration framework, KODE OS was able to break down traditional silos and consolidate all system data into a single, normalized layer. This not only enabled consistent logic and communication across systems, but also ensured that data could be acted upon reliably, regardless of where it originated.

Instead of managing each system in isolation, the operations teams now benefit from a fully integrated platform through which these systems interact intelligently, triggering automation routines, surfacing detailed insights, and empowering proactive management across the entire portfolio.

Unified Operations

KODE OS centralized all building systems and IoT devices into a single, intuitive interface, providing operations teams with real time, interactive view of the entire portfolio. Digitized floor plans were overlaid with device-level data, allowing teams to quickly assess system status, execute commands, and access historical performance trends, all from one single view. 

Alarm management, traditionally a noisy and reactive process, was completely transformed. KODE OS prioritizes and contextualizes each alert, surfacing the most relevant issues and providing the insights needed to understand performance outliers and anomalies quickly. Fault Detection and Diagnostics (FDD) runs continuously in the background, automatically grouping related alarms into actionable incidents and surfacing the root cause of issues. The reduced noise, prevents escalation and eliminates unnecessary and costly service dispatches, significantly impacting OpEx and freeing time for property management teams to focus on more strategic operations.

Enhanced Tenant Experience

In today’s day and age, tenant experience goes beyond comfort. It’s about empowerment, transparency, and engagement. KODE OS provides tenants with real time visibility and control over their environments. Through intuitive dashboards, tenants can monitor their energy consumption and control HVAC setpoints and lighting within their leased spaces, enhancing both comfort and energy accountability. 

Layered on top of this is a suite of environmental sensors tracking occupancy levels and indoor air quality. This data not only ensures optimal comfort and wellbeing for the occupants, but also enables smarter automation, adjusting airflows or lighting based on real time usage, reducing energy waste. 

Further streamlining engagement, property management teams can easily communicate with occupants and visitors across the site, displaying building updates, sustainability metrics, promotions, directions, and more, in the integrated digital signage and wayfinding solutions, creating a connected and informed experience for everyone within the space.

The Results

With KODE OS in place, the development made a fundamental shift. The platform became the digital foundation of the site, enabling it to respond in real time to changing conditions, optimize performance across systems, and deliver a seamless experience for both operators and occupants. 

Operations teams now work proactively, armed with insights, control, and automation. Tenants have greater transparency and influence over their spaces, fostering trust, sustainability alignment, and comfort. 

With all systems connected and a future-ready platform, the development is no longer just a collection of buildings, but rather a unified, responsive ecosystem built and continuously optimized for long term success and effortless scalability. From centralized control, to data-driven strategy, KODE OS has turned a vision into reality, bridging to life a more sustainable model for modern real estate management.