If one does not know to which port one is sailing, no wind is favorable.
- Seneca
Rob Coulson is an advisor and partner to investors, owners, and managers of real estate and capital assets; as well as an investor and founder in the PropTech sector. His expertise spans across the asset lifecycle covering portfolio analysis and strategy, development, and asset management. Mr. Coulson began at an early age in the family construction businesses; transitioning later to real estate strategy and investment, where he has focused his efforts for the past two decades. Mr. Coulson is a Fellow of the Royal Institute of Chartered Surveyors (RICS), an alumnus of the Harvard Graduate School of Design, and service on the Board of the Harvard Alumni Association of the UAE.
All real estate is (g)local
Core principles of real estate, construction, and asset management are globally consistent; however, the nuances of the local scene make a big difference in the success of one’s efforts. While I have worked on portfolios with assets located in almost every country in the world; here are a few places where I have more direct experience in the local built environment.
Rob Coulson has nearly 30 years of experience in real estate, construction, and infrastructure; and currently serves in executive management and technical advisory roles. Mr. Coulson is a PropTech founder and investor; has founded and scaled an international advisory business; and has built and managed businesses at global strategy firms Booz& Co., KPMG/BearingPoint, Deloitte, and Accenture.
As an advisor, Rob has partnered with organizations to analyze investments and develop actionable strategies that enhance returns. He has worked with corporations and governments to plan and implement construction and asset management programs, build sustainable portfolios, improve operating efficiencies, and optimize cost structures. These strategies prioritize capital spend, improve operations, and enhance portfolio performance. He has shaped asset life-cycle requirements and reengineered business processes; taking a lead role in organizational change, enterprise asset management programs, and cost optimization strategies. In risk management, he has led efforts to reduce instances of claims, violations, and cost loss.
He also has experience in large-scale development and portfolio management, including transportation infrastructure. He has advised clients and worked with partners on the design, construction and financing of special economic zones and mixed-use business parks collectively representing over twenty billion dollars in development. Rob’s experience in emerging markets includes location analysis, construction management, public-private development, investment due diligence, and market entry analysis and strategy.
Recent Experience
2024-present: Senior advisor and program executive for giga-projects, developers, and asset managers, covering organizational strategy and design, as well as investment, development, and asset management strategies for governments, sovereign wealth funds, and major corporations across the region, including:
Agentic AI development for REIT/SWFs in ME and ASEAN
Cost optimization, org/op model strategy and deployment for a GCC asset manager with USD 10B AUM
New Market Expansion advisory and Growth Strategy for prominent GCC developer.
Investment strategy and operating model advisor for confidential investor/developer in Riyadh
NewCo carveout and transformation for asset management shared services model for oil and gas client
Strategic reinvention in CX, project delivery, financial/investment performance for real estate developer
OpModel strategy for Logistics Zone Developer in King Abullah Economic City (KAEC)
Operational Readiness, Activation, and Transition (ORAT) advisor for giga-project.
Investment strategy, operating model optimization, technical design business transformation, and customer experience reinvention for two large asset managers.
2022-2023: Launched two enterprise-level initiatives (1) a real estate development and investment arm of a Fortune 150 company with a portfolio target of five billion dollars in industrial sector assets, and (2) a vertical farming public-private venture platform to accelerate industry scaling for sustainable cities. These efforts involved:
Designing economic analysis and portfolio strategy
Creating org design/capabilities, and hiring staff
Launching five projects with over $1.2 billion in financing commitments from the parent company
Negotiating acquisitions, partnerships, and joint venture agreements
Creating a vertical farm public-private platform to reposition distressed assets in urban areas as a solution to the over 1 billion sqft in vacant offices
2019-2022: Pre-close due diligence, day one planning, and post-merger integration for real estate and facilities related to a global bio-pharma corporation’s $75 billion acquisition of a competitor bio-pharma firm.. Developed $5 billion in new science hubs, generated $50 million in asset disposition, and implemented $15 million in annual runrate savings
Pre-close due diligence and separation management negotiations for $5 billion acquisition of a global facilities services company.
Restructured a Fortune 100 healthcare company’s real estate to unlock $100 million in value and $30 million in runrate savings with direct impact on EBITDA; including transformation of the service delivery model and designing a sustainable organization.
2014-2018: Led a 1.5 million sqft, $250 million portfolio transformation. Efforts included org design, change management, policy, technology, market analysis, site selection, leasing advisory, workplace strategy design development and design-build oversight. Other projects and ventures included:
Capital projects planning and budgeting for a $520 million construction and asset management program.
Property development and P3 structuring for real estate and infrastructure projects in emerging markets.
Software development as co-founder; leading the development team, developing technical requirements, designing user interface, designing bespoke algorithms.