MUQI: the first urban quality standard
NHOOD and RQR co-create "MUQI - Mixed-Use Quality Index”, the first universal framework for urban and real estate quality,
a future standard for extra-financial rating.
Reading time 10 min.
Since our foundation, at Nhood, we’ve been striving to create peaceful areas for communities to live together. We manage, animate, transform, and create living spaces that generate a positive economic, social, and environmental impact for the territories and their inhabitants.To achieve our goals, we need to know how to measure them.
Since our foundation, at Nhood, we’ve been striving to create peaceful areas for communities to live together. We manage, animate, transform, and create living spaces that generate a positive economic, social, and environmental impact for the territories and their inhabitants.
To achieve our goals, we need to know how to measure them. That’s why we’ve been looking for the best tool to do it from the outset; a tool that could give us a “triple-impact” framework of the sites we manage, and help us choose the best transformation strategy to implement.
From BREEAM, a tool designed to measure the ecological quality of buildings to RQR, a tool aimed at measuring the value of single-use sites (offices, homes, shops), powerful tools already exist to provide guidelines to the professionals operating in this industry. However, with these tools we can’t measure the quality of buildings and the quality of life in a neighbourhood. Since our motto is “If you want something done right, do it yourself”, we decided to create this tool, primarily for ourselves, but also as a contribution to the industry as a whole. To do so, we have chosen the best partner.
MUQI: An innovative partnership for a new certified real estate framework
Nhood and RQR have combined their expertise in mixed-use real estate and commercial property, and in real estate value rating systems, to create the first mixed-use urban quality framework: the ‘MUQI – Mixed-Use Quality Index’.
This innovative tool had to be universal and reflect market expectations. This is why we asked all Nhood’s stakeholders (515 of the 1092 employees, clients, suppliers, local authorities) to help us choose the criteria (and their weightings) that they thought would best define a “triple impact” quality framework for mixed-use spaces. Nearly 1000 rating criteria were submitted to RQR to establish the MUQI rating system.
A unique methodology that paves the way for progress
The MUQI (Mixed-Use Quality Index) includes sustainable quality indicators on which to base strategies for the transformation, regeneration, and development of sites.
The quality of a mixed-use site is assessed on the basis of the three dimensions of the ‘triple impact’ (people, planet, profit):
- The environmental dimension: energy efficiency, level of biodiversity, carbon footprint, balance between built and natural areas (“desartificialisation ratio”)
- The social dimension: promotion of inclusion, mixed housing and buildings (offices, shops, etc.)
- The economic dimension: local benefits, non-delocalisation, short channels and mixed uses
This index is based on the assessment of the ‘horizontal’ urban quality, combined with a ‘vertical’ dimension aimed at measuring the quality of the location and buildings of the primary uses (offices, shops, housing, services, etc.).
Facteurs fondamentaux urbains et immobiliers : Urban and real estate key factors
Facteurs de développement durable et d’impact : Sustainability and impact factors
Usages majeurs : Primary uses
Structure (trame urbaine, bâti) : Structure (urban fabric, buildings)
Géographie (intégration à la ville, localisation) : Geography (integration into the city, location)
Qualité de site à usage mixte : Quality of the mixed-use site
Urbain & diffus : Urban & diffuse
Compared to the local ‘best in class’, this index allows us to establish a score on a relative scale from E to AAA (best grade). This grade is used as a diagnostic to define the progress trajectory, based on different levers, for the optimal improvement of the asset’s value.
MUQI: case study: the transformation of La Maillerie
We already had the opportunity to test the interest of MUQI for some of our projects, including La Maillerie.
Initially, this 3 Suisses logistics wasteland of nearly 50 ha, located in Villeneuve d’Ascq, had a mixed-use score of 549/100, which is a C rating. This was due to the dilapidation of the buildings and the limited and outdated uses of the site, despite its good integration into the Lille urban area.
With MUQI, we were able to define the required transformations to make La Maillerie a mixed-use site that would sustainably foster the dynamism of the city: implementation of a diversified housing programme, land restoration, better site’s environmental quality, business diversification, optimisation of public transport, less car dependency, etc.
The completion of the project will result in the creation of nearly 41% of sustainable value, especially thanks to the improvement of the urban fabric (71%) and the development of the site’s activities (26%).
Once the work is completed, La Maillerie will achieve an A rating and trigger a positive impact in terms of sustainable development: +55% PEOPLE/+30% PLANET/+39% PROFIT.
Thanks to this tool, we can prioritise the transformation decisions and solutions to be implemented, on the basis of their impact on the quality of life of the site, the neighbourhood and the city.
MUQI, AN EXCLUSIVE TOOL DESIGNED BY NHOOD
We’re going to analyse all the asset portfolios and projects that we will carry out on the strength of these results.
With MUQI, we have a groundbreaking tool to help our clients (owners or investors) in the transformation and development of their properties. All with a positive impact on the planet, the neighbourhood and those who live there.