Hlul
AR
Services

Integrated advisory across the real estate asset lifecycle

From discovering underutilised space to portfolio strategy, every recommendation is built on data we own and tools we built in-house

Uncovering and activating
Whitespaces

We find wasted space inside commercial assets and turn it into revenue. Our AI model is trained on a curated library of floor plans from across the Kingdom and international markets to spot opportunities a walkthrough would miss

Spatial waste audit
Measuring weak spaces
Opportunity map
Highest-return locations
Activation concepts
Applicable alternative uses
Mini feasibility
Returns before implementation
Plan-analysis interface highlighting whitespace cells in a commercial floor plan
Trained on schematics from across the Kingdom and international markets
Active shopping concourse

Spatial Performance
and Visitor Movement

We build an accurate picture of how an asset is actually used. Anonymised visitor data, heat maps, and movement analysis reveal the active zones, the neglected ones, and the bottlenecks that on-site walkthroughs tend to miss

Heat maps
Active and neglected zones
Movement and pathways
Visitor routes and flow
Peak times and dwell
Activity hours and duration
Recommendations
Specific, actionable changes
Traditional Saudi souq market

Tenant Mix Engineering and
Leasing Performance

We redesign the tenant mix of shopping centres and mixed-use assets to raise footfall, eliminate wasted space, and increase leasing revenue

Tenant gaps
Assessment versus market and peers
Commercial positioning
Asset location against competitors
Target tenant list
Profile and selection criteria
Phased replacement
Without operational disruption
Obhur, Jeddah waterfront

Highest and Best Use
and Repositioning

We identify the highest and best use for an asset or a plot of land, then build a repositioning strategy. An economic alternative to demolition that turns outdated buildings into contemporary assets

HBU study
Highest-value option
Scenario comparison
Returns and risks
Financial modelling
Returns per alternative
Repositioning roadmap
Priorities and timeline
Useful for
Vacant land Underperforming assets Outdated buildings Change of use
Modern office corridor

Strategic Planning for
Real Estate Assets

Consulting that helps make investment decisions before new capital is deployed. A data-backed roadmap across every stage of the asset lifecycle

Strategy document
Framework for the decision
Supply and demand
Location and sector level
Risk and return matrix
Visual alternative comparison
Clear recommendation
Priorities and decision guidance
01Acquisition
02Development
03Operations
04Repositioning
05Exit
$132B Saudi commercial real estate market, 2025
6.6% expected CAGR

Portfolio Strategy and
Asset Performance

For portfolio managers and real estate investment funds. Capital allocation and performance monitoring, with solutions for structural imbalances such as the Denominator Effect

Asset performance
Within portfolio and versus peers
Prioritisation
Hold, improve, restructure, exit
Tokenisation advisory
Feasibility, structuring, and regulatory best practices
CapEx recommendations
For priority assets
Aerial view of skyscrapers

Real Estate Technology
Sustainability Advisory

We help owners and operators choose, sequence, and integrate the technology that runs their assets, ensuring the investment stays sustainable and scalable over the long term. Independent advice across real estate technology, smart buildings, data, and AI

Technology maturity audit
Stack, gaps, and integration debt
Tailored plan
Phased to client priorities and timeline
Vendor selection and integration
SaaS evaluation, contracts, architecture
Data and AI adoption
Warehouse, dashboards, AI use cases
Modern glass tower
Commercial building façade

Financial Income Analysis
for Real Estate

A single view of every asset's financial performance. Revenue and expense lines, net operating income, market benchmarks, and strategies to raise revenue and improve yield

Revenue and expenses
Every income line traced
Net operating income
NOI and trends
Market benchmarking
Versus peer assets
Yield-uplift strategies
Return-optimisation plans

Let's uncover the hidden value in your assets

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