Team Conversion

Office conversion: turning your obsolete assets into value

Our method is aligned with the regulatory trajectory set out in articles R174-22 and following of the French Construction Code, as well as with in-operation certification frameworks, whose validity is 3 years unlike the frameworks applicable to new builds and renovations which have no expiry date, and HQE Exploitation. Arbitration findings delivered within 5 business days of the audit.

Mixed-use building: transforming your office asset into lasting value

Kytom has been orchestrating this transformation in 12 weeks since 2006, with 11 offices across France and Spain. We handle the programmatic audit, design compliant with R. 4214…
Post-conversion valuation: turning your office asset into rental performance

You hold an office asset that the market views with suspicion: vacancy weighing on the Ile-de-France office stock, a tertiary decree requiring a reduction in final energy…
Obsolete commercial asset: diagnose, arbitrate, revalue

A commercial asset rated F or G suffers a significant discount on resale, sometimes several hundred euros per square metre evaporating before the first negotiation. For an asset…
Office conversion feasibility study: secure your decision before capex

1,200 to 1,800 EUR/sqm committed on an asset manager’s intuition: that is the standard error margin of a conversion launched without a structured feasibility study. With a…
Office-to-residential conversion: turning an obsolete commercial asset into value

A commercial asset rated EPC F in the outer ring suffers a significant discount as soon as rental vacancy becomes lasting. Across the commercial buildings we audited between 2022…
Tertiary obsolescence diagnostic: securing the value of your assets before 2030

A Greater Paris tertiary asset built before 2005 loses on average 25% of its appraisal value over 5 years if it misses the -40% regulatory trajectory by 2030. This dynamic, which…

Our offer

Our conversion offer in practice: scope, deliverables, measured ROI

A Kytom conversion engagement begins with a multidisciplinary audit and concludes with the turnkey delivery of a requalified asset, ready to re-let. You leave the findings session with: a consolidated energy and structural diagnosis, two to three priced scenarios (major renovation, change of use, partial restructuring), a projected ROI at 5, 7 and 10 years, and the regulatory trajectory for reducing tertiary energy consumption modelled out.

The French tertiary building stock represents around 1 billion m², a growing share of which is discounted under the effect of regulatory energy performance obligations and the ESG requirements of Article 8/9 SFDR funds. Out of 12 assets audited before arbitration, 8 recovered a market value through conversion that exceeded the proposed sale price.

Our commitment: a clear-cut recommendation (convert, sell, demolish-rebuild) delivered within 5 business days of the audit, signed by the referent agency director.

The Kytom method

Four traceable stages, 12 weeks on the clock

Kytom structures each conversion into four aligned stages, with a single point of contact from diagnosis to delivery.

Technical and usage audit (2 to 3 weeks): energy, structural and accessibility diagnosis (RGAA, ERP standards), asbestos/lead survey on pre-1997 buildings (French Public Health Code, articles R1334-14 and following).
Priced scenarios: 2 to 3 repositioning hypotheses with ROI at 5, 7 and 10 years, the tertiary decree trajectory and alignment with recognised environmental operation frameworks.
Design and detailed pricing: pooling of sector feedback (tertiary, research, healthcare, training) to anchor decisions in comparable references.
Works management through to delivery, weekly reporting, continuity of operations governed by the regulatory framework applicable to external companies working on site.

Average timeframe: 12 weeks on an 850 m² project under prior declaration.

Your benefits

Three quantified levers for the asset manager and CFO

The ROI of a conversion is read in the asset value differential over 5 years, not in the works profit-and-loss statement. Three levers emerge systematically across our recent operations.

Significant rental revaluation of the headline rent after requalification, the central ROI lever for the asset manager. Every percentage point of revaluation and every month of vacancy avoided translates directly into capitalised value over 5 years.

Substantial energy savings on a complete works envelope, in line with the regulatory milestones of the tertiary decree applicable to the in-operation stock.

Reduced rental vacancy thanks to integrated project management compared with handling in separate lots. For the CFO, every month of vacancy avoided represents directly preserved rent. Added to this is the retention of 60% of carbon emissions compared with a demolition-rebuild scenario.

Method

Technical and usage audit
In 2 to 3 weeks, energy, structural and accessibility diagnosis (RGAA, ERP standards), with asbestos/lead survey on pre-1997 buildings (French Public Health Code, articles R1334-14 and following). Consolidated report directly usable by the investment committee.
Priced scenarios and arbitration
Two to three priced scenarios with projected ROI at 5, 7 and 10 years, the regulatory trajectory for reducing the energy consumption of the tertiary stock modelled out, and Article 8/9 SFDR indicators. Clear-cut recommendation delivered within 5 business days of the audit, signed by the referent agency director.
Design and detailed pricing
Pooling of Kytom sector feedback (tertiary, research, healthcare, training). Integration of environmental operation frameworks and high environmental quality requirements at the operation stage from the design phase onwards, which avoids any backtracking on site and secures rental valuation.
Works management through to delivery
Weekly reporting (physical progress, budget consumed, justified variances), coordination governed by the regulatory obligations applicable to operations carried out by an external company, and continuity of operations. Indicative timeframe of around 12 weeks for an 850 m² operation under prior declaration, depending on the complexity of the case.

Frequently asked questions

What is the average timeframe for a tertiary conversion operation?

Allow 12 weeks between signature and delivery for a standard 850 m² operation under prior declaration. Building permit: add 2 to 4 months of review depending on the municipality. Asbestos/lead diagnosis on pre-1997 buildings (French Public Health Code, articles R1334-14 and following): 3 to 6 additional weeks, communicated from the audit stage.

Should you always convert rather than sell or demolish?

No. A share of assets present structural constraints (ceiling height below 2.50 m, poorly positioned columns, undersized floors) that make conversion less competitive than a demolition-rebuild. When the structural grid prevents requalification, we say so in the audit findings and steer towards a sale. That is the condition for a credible recommendation.

What financial provision should be planned for on-site discoveries?

Provision 8 to 12% of the initial works budget to absorb discoveries during the execution phase: residual asbestos, undocumented networks, hidden structural disorders. Refusing this provision exposes you to a tense amendment mid-works. Kytom includes this line item from the detailed pricing stage.

How does conversion align with ESG requirements?

The trajectory of reducing final energy consumption by 40% in 2030 compared with a reference year, then 50% in 2040 and 60% in 2050, is modelled from the scenario phase. International-level in-operation environmental frameworks are integrated at the design stage, which secures valuation with Article 8/9 SFDR funds. Retaining the structure also avoids 60% of the carbon emissions of a demolition-rebuild.

05 — Inspirations