The Investment Case

A New 100-Year Asset Class.

Twelve independent revenue streams from one civil asset, certified and quantified carbon offsets, and the terms of Umpireal's €100M development raise.

Revenue Architecture

Infrastructure that pays for itself.
Twelve independent revenue streams.

Twelve revenue streams. One asset. Five distinct layers — each independent of the others. If any single stream underperforms, the remaining four layers continue to flow. This is not complexity. It is diversification built into the geometry of the junction itself.

Layer 1 · The Foundation
AI Edge Compute — IaaS or HaaS. The entire financial model rests on this single stream. Everything else is upside.
€3M–€12.1M/yr
Layer 2 · The Infrastructure Dividend
BESS grid services, EV charging, rooftop solar, district heating. Flow from equipment already installed. No additional business required.
€380K–€740K/yr
Layer 3 · The Location Premium
Commercial tenancy, digital advertising, mobility data, insurance partnerships, carbon credits. Flow because a junction is the highest-footfall point in any catchment.
€215K–€785K/yr
Layer 4 · The IP Return
IP licence fees and design fees flow to Umpireal Ireland Ltd HoldCo on every node deployed — regardless of node SPV performance.
€240K–€280K/node
Layer 5 · The Undisclosed Layer
Proprietary thermal recovery system. Second technology moat. Not included in the base model. Available under NDA to qualifying investors.
NDA Only
NODE FINANCIALS · STANDARD 4-RACK CONFIG
€3–6M
Node CAPEX ex compute
€3M
IaaS NOI / yr · base case
<3 yrs
CAPEX Payback
€12.1M
HaaS NOI / yr · upside case
12
Independent Revenue Streams
Per Node · From Day One
Data colocation alone — at Umpireal's landlord IaaS rate of €250/kW/month for verified sustainable compute (CBRE Q1 2026 European wholesale benchmark: $165–$265/kW/month; EU sustainability mandates and ESG procurement requirements are driving a structural premium for carbon-negative, water-free facilities) — generates approximately €3 billion per year across a 1,000-node network on compute tenancy alone. Remove colocation entirely: remaining streams generate ~€1.4 billion/yr from real estate, energy, mobility data, and insurance partnerships — on infrastructure previously generating nothing.
Compute Revenue Architecture · Two Models
Umpireal operates as a pure infrastructure landlord by default — and as a full-stack compute operator when the margin justifies it.
Model A · IaaS Landlord · Base Case
€3M
Annual NOI per node · base model
Tenant supplies and owns GPU racks. Umpireal provides the infrastructure — power delivery, immersion cooling, physical security, fibre connectivity, and 4MWh BESS backup — at €250/kW/month. No rack CAPEX. No compute operational risk. Pure landlord margin.
€250
/kW/month infra rate
Zero
rack CAPEX risk
<3 yrs
CAPEX payback
25×
infrastructure multiple
The financial model, the Series A valuation, and the €700M pre-money are all grounded in this base case. It is bankable, conservative, and de-risked.
Model B · HaaS Operator · Upside Case
€12.1M
Annual NOI per node · HaaS model
Umpireal leases NVIDIA NVL72 GPU racks directly from the manufacturer under a 3–4 year hardware lease, operates the compute, and re-rents GPU capacity to end customers at market rates. The full margin between infrastructure cost and compute revenue flows to Umpireal — not to the tenant.
$10.50
/hr GB200 chip · market
~$380K
/rack/month gross rev
~$1.52M
/month · 4 racks gross
3–4×
NOI vs IaaS base case
GPU lease cost: ~€60–80K/rack/month. Net margin after lease and infrastructure: ~€900K–1M/month per 4-rack node. HaaS is deployed selectively as demand and lease terms support it — the base model does not require it.
The Compute Revenue Stack · Why the Margin Exists
End User Pays
~$2,000
/kW/month — GPU compute revenue earned by the compute operator from their customers (CoreWeave benchmark, Carnegie Endowment 2026)
Umpireal Charges (IaaS)
€250
/kW/month — infrastructure landlord rate for power, cooling, space, security, connectivity. The tenant earns 8× this from their own customers.
Umpireal Earns (HaaS)
~$900K
/month net per 4-rack node — after GPU lease and infrastructure cost. Umpireal captures the full operator margin, not just the landlord margin.
The IaaS base case is the investment thesis. The HaaS upside is the multiple expansion. Both operate from the same node, the same infrastructure, and the same 100-year asset. The only variable is who owns the GPU racks — and that decision can be made node by node, rack by rack, as the market develops.
STREAM 01
AI Edge Compute
The anchor stream. Landlord IaaS or full-stack HaaS — see the two models above.
IaaS: ~€2.0M/yr · HaaS: ~€12.1M/yr
STREAM 02
BESS Grid Services
7 MWh BYD Blade LFP. FCR/aFRR frequency response. One asset, three functions.
€280K–€420K/yr
STREAM 03
Commercial Tenancy
Premium hospitality, café, co-working, and civic services. Long-term brand concession lease + revenue share.
€120K–€360K/yr
STREAM 04
EV & Micro-Mobility Charging
Rapid EV charging and e-bike hire at peak-footfall location. Zero land cost.
€40K–€120K/yr
STREAM 05
District Heating
460 kW recoverable compute heat via direct liquid cooling. ~260 homes. 2.6 GWh thermal/yr from zero-cost byproduct.
~€102K/yr
STREAM 06
Carbon Credits
Certified offset credits per junction per year. 1,952–3,835 tonnes CO₂ depending on speed zone.
€25K–€115K/yr
STREAM 07
Mobility Data Licensing
Junction-level traffic, dwell and pedestrian flow data. Licensed to fleet operators, insurers, and city planners.
€15K–€60K/yr
STREAM 08
Insurance Partnerships
Structured actuarially-modelled claims reduction partnership. Junction safety data as underwriting asset.
Partnership model
STREAM 09
Rooftop Solar
200m² integrated PV across glazed crest. ~40 MWh/yr — matched to commercial tenancy consumption. Node commercially off-grid on annualised basis.
9.6t CO₂ avoided/yr
STREAM 10
IP Licence Fees
€160K per node to Umpireal Ireland Ltd holdco. Recurring on each node deployment across network.
€160K/node · holdco
STREAM 11
IP Design Fees
€80K–€120K per node for Umpireal design specification and integration services.
€80K–€120K/node
STREAM 12
Digital Advertising Screens
4–6 high-visibility digital OOH screens per node at the city's highest-footfall junction location. Operated under a French-model concession — operator funds, installs, and manages screens; Umpireal receives a fixed annual concession fee plus revenue share. Zero capex to the node SPV.
Concession fee + revenue share
Proprietary Innovation · Layer 2
Stream 13+
Undisclosed · NDA Only
The twelve revenue streams above represent the validated base model. The node has a second proprietary layer.
Umpireal has developed a proprietary thermal energy recovery system — distinct from the district heating stream — that converts a continuous operational energy source present at every node into usable output. This is not heat recycling from compute. It is a separate engineering layer that addresses an energy flow that has always existed at junction infrastructure and has never been captured. It is not theoretical. It is not perpetual motion. It is applied thermodynamics.
Effect on Node Economics
When operational, this system reduces the node's net grid input requirement considerably — improving operating margin, deepening the technology moat, and creating a further revenue stream above the validated base model. The node is commercially viable without it. With it, the economics materially improve.
Request NDA Access Series A Investors · Strategic Partners Only
What We Offset

Four categories. Certified.
Quantified. Bankable.

Each offset is independently calculated per junction, per year, using Umpireal's validated physics model. Select a speed zone to see live figures for your network.

EU FLEET · 10,000 VEHICLES/DAY · 55% STOP RATE
⚑ USA approx. +28% higher — heavier fleet
Carbon Offset · per junction / year
1,952
TONNES CO₂ / YEAR
Carbon Eliminated
CO₂ no longer emitted by vehicles that no longer stop. Certified for voluntary and compliance carbon markets. Equivalent to taking 424 cars off the road permanently.
Fuel Offset · per junction / year
750,930
LITRES FUEL / YEAR
Fuel Not Burned
Litres no longer consumed across all four stopping-event phases. Fuel cost saved: €1,329,147 / year.
Time Offset · per junction / year
35,135
VEHICLE-HOURS / YEAR
Time Returned to Road Users
Vehicle-hours no longer lost to stopping delay. Time value returned at EU appraisal rates: €632,423 / year.
Total Economic Offset · per junction / year
€1.96M
FUEL COST + TIME VALUE / YEAR
Total Cost Recovered
The combined economic cost of wasted fuel and lost time — used in national infrastructure cost-benefit analysis and Treasury Green Book appraisals. This is the minimum floor value.
11.7ha
11.7 hectares of solar farm
At the selected zone speed, each BEAR Crossing node offsets the equivalent output of 11.7 hectares of solar farm — every year, with no land, no panels, and no degradation.
Solar panels lose 0.5% output annually and require full replacement every 20–25 years. Over a 100-year node life, a solar farm needs 4 complete replacement cycles and 140+ acre-years of land. The BEAR Crossing occupies the same junction footprint for its entire asset life — performance does not degrade.
The Investment Case

A new 100-year asset class.

Umpireal is raising €100M to deploy the first 25 HoldCo-owned BÉAR Crossing nodes across Ireland and the UK. The programme creates the proof of concept, cashflow engine and licensing platform. From Year 4, 65% of portfolio NOI is reinvested to fund further directly owned nodes — the estate self-funds its own expansion without returning to market.

  • 100-Year Asset LifeReinforced precast concrete below grade — a material whose design life routinely exceeds specification in protected environments. No equivalent duration exists in the infrastructure fund market.
  • Twelve Independent Revenue StreamsInflation-linked multi-revenue returns from day one. Aligned with pension fund, sovereign wealth, and infrastructure fund mandates.
  • Government-Adjacent ModelRoad authority and council co-investment case built on verified savings data. Council becomes a landlord and beneficiary, not a gatekeeper.
  • IP-Protected Network EffectPatent App. No. 2025/0540 · PCT in progress. First-mover advantage across EU, UK, USA, and Asia-Pacific jurisdictions.
  • No Equivalent Product ExistsUrban BESS anchor at premium junction location combined with data colocation and commercial tenancy. A new category of infrastructure investment.
€100M
Development Raise · First 25 Nodes · Ireland & UK HoldCo
Node CAPEX
€3–6M
ex compute · civil + BESS
Projected NOI / yr
€3M
1MW compute · 4MWh BESS base
Payback
<3 yrs
fuel savings alone · before node revenue
Yr 10 Portfolio NOI
€298M
152 nodes · self-funded rollout
Technology ReadinessTRL 4–5
Geometry proven. Patent pending. Geotechnical validation complete — net bearing pressure 15.82 kN/m² yields safety factors of 9.5× on stiff clay, 4.7× on firm clay. Letter of Interest from Meath County Council, May 2026. TRL 4–5 advancing to pilot node commissioning.
First 25 Nodes
Ireland and UK HoldCo-owned BÉAR Crossing nodes. Real-world validation, cashflow generation and the evidence base for regional licensing.
Platform Team
Engineering, commercial, finance and delivery. Core international team with EU and UK offices to execute the node pipeline.
IP & Certification
Multi-jurisdiction patent protection across EU, UK, USA and Asia-Pacific. Grid, fire, carbon and legal validation per node.
Regional Licensing Package
Standards, procurement and partner framework enabling third-party regional companies to deploy nodes under licence from Year 4.
HoldCo Flywheel — Owned Node Growth
Milestone Yr 3 Yr 6 Yr 10 Yr 15
Direct nodes2453152372
Annual portfolio NOI€33M€105M€299M€837M
Investor distribution—€21M€60M€167M
From Year 4, 65% of portfolio NOI funds new node CAPEX · 20% distributed to investors · 15% HoldCo operations. Figures are modelled assumptions.