Data Center Commercial/Cost Manager (Pre-Lease) - Japan

The Commercial Pre Lease Manager is responsible for providing the commercial leadership, cost intelligence and financial analysis that underpin data centre investment and leasing decisions. Acting as the client's commercial advisor, the role ensures that costs, assumptions, pricing structures and commercial risks are rigorously challenged, quantified and communicated before commitments are made.

Working across multiple concurrent opportunities, the Commercial Pre Lease Manager develops robust total cost of occupancy models, benchmarks developer proposals against market intelligence and supports commercial negotiations with evidence based analysis. The role works closely with Project Managers, Technical Due Diligence Managers, developers and client stakeholders to ensure all commercial decisions are informed, transparent and aligned to programme objectives.

This is a front end transaction and advisory role focused on commercial evaluation, investment decision support and lease negotiations. It is not a delivery focused cost management or quantity surveying role.

Key responsibilities

• Lead the commercial due diligence process for assigned opportunities from site evaluation through lease execution.
• Develop and maintain total cost of occupancy models for all shortlisted options, assessing both initial and long term commercial implications.
• Benchmark developer and landlord proposals against market intelligence, comparable transactions and regional cost data to identify anomalies, exclusions and hidden exposures.
• Review and challenge pricing assumptions, escalation mechanisms, pass through costs, utility pricing structures, incentives and commercial commitments.
• Validate open book budgets, development costs and reimbursable agreements, ensuring all assumptions are supported by evidence and market benchmarks.
• Evaluate commercial viability and value propositions across competing developers, providers and site options.
• Identify commercial risks and opportunities, quantifying financial exposure and developing mitigation strategies.
• Provide commercial recommendations and negotiation strategies to support lease discussions, term sheets and build to suit agreements, as applicable.
• Support the development of investment cases, approval papers and executive decision making materials.Maintain regional cost intelligence and benchmarking databases, providing market insights to inform future transactions.
• Work closely with project management, technical and legal teams to ensure commercial considerations are integrated into overall transaction strategies.
• Maintain clear commercial audit trails, supporting documentation and decision records throughout the transaction lifecycle.
• Provide regular commercial reporting, forecasts, risk assessments and recommendations to programme and client leadership.

• A solid grounding in cost management or quantity surveying, with data centre or mission-critical exposure
• Working knowledge of open-book and cost-reimbursable commercial structures
• Confidence challenging developer numbers with evidence, in the room
• Solid cost modelling and benchmarking capability
• Local market cost knowledge and language capability a significant advantage
• RICS or equivalent qualification (or progress toward it) preferred

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