How older data centers are keeping pace

Combatting potential obsolescence factors

When Chris Strathon, JLL Head of EMEA Data Centres, Value & Risk Advisory, first started valuing data centers, anything over 5 megawatts (MW) was considered big.

“Now even 20 MW is considered small and the data centres we're valuing are often 50 MW to 100 MW” he says.

Aside from the amount of power required by modern data centres, the second risk factor is the age of the plant and machinery.

“It’s less about functional obsolescence and more about age depreciation – whether the equipment can support the greater power load that's being used by modern servers,” Strathon says.

Yet older data centers have several factors in their favor when it comes to looking at long term value propositions.

For one, they’re already connected to the grid, giving them an advantage over new developments that are chasing land and pockets of power in a constrained market.

Shorten points out that during development, operators quite often book between 60-100 MW of power from the grid but won’t initially use the full capacity, giving existing sites the potential bandwidth to scale up.

And thanks to improved equipment specifications, increased rack density is now possible without expanding physical footprint.

“What would have taken 400 racks for 3 MW or 4 MW of power would now only need 50 high density racks” Shorten says.

Another big plus is that cloud computing data centres are let on long-term leases to major hyperscalers, usually with options to renew, making them attractive to investors looking for secure income producing assets.

“We’re seeing increased liquidity, with banks willing to fund proven operators with good track records,” says Strathon.

One surprising trend he’s noted, is a number of operators refurbishing small edge data centers, to future proof capacity and meet enterprise client needs.

“These assets were expected to have reached the end of their shelf life, but they’re now being updated and remain a key part of the wider infrastructure ecosystem,” says Strathon.

Given the expansion of digital demand, coupled with the wider challenges of bringing new supply to market, Strathon says there’s lots of opportunity for traditional cloud data centers in strategically valuable locations.

“Retrofitting has become much more common and helped defy the obsolescence we thought we’d see, meaning with wise investments, older data centers could continue to serve a critical purpose for many years to come,” he says.