By Assoc. Prof. Dr. Porn Virulrak, Independent Scholar [email protected]
- Vice President of the BIM Association of Thailand
- Expert in Digital Twin Technology in Thailand
- CEO of Asset Activator

Those in the real estate sector in Thailand, especially in construction, have likely heard of a high-tech term for some time now: Building Information Modeling or BIM. Many companies, particularly in the construction contracting side, have adopted and developed their organizations to enter the digital world.

Real estate development companies, construction contractors, or even architectural design firms that correctly implement BIM technology can witness the "power" of this technology in terms of accurate cost estimation and reduced conflicts during the construction process, to the extent that it can be said to revolutionize the construction industry.

For other companies in the real estate sector that have yet to start using BIM technology, it is merely a matter of 'time' as to when they will do so. The adoption of this technology is still considered a high-value innovation. Therefore, companies that wish to utilize BIM technology must be large enough to justify the investment.

At this point, it is essential to explain what BIM is. It can be simply described as a 3D model with a vast amount of accompanying data that allows all types of information, whether construction plans, price databases, or quantities of materials, to exist in a 'single database'. Any change made at one point will impact all other data.

Once a project is fully developed and becomes a real building, the contractor using BIM technology may deliver a model containing virtual data of the actual building to the property developer.

And when we have a real building in the outside world VS a building that is a 3D Model simulated in the digital world, this leads to the next step in technology: "Digital Twin".

The literal translation of Digital Twin is a twin existing in the digital world or a digital database of a building that accurately reflects the actual constructed building.

Imagine looking at yourself in the mirror in the morning; that reflection is a mirror image of you, akin to a twin. Now, consider that the other side of the mirror is the 'digital world', and your identity there is your Digital Twin.

If that mirror were a magical one that delved deep into the data of your body and displayed your blood results, sugar levels, and blood pressure at that moment, it would also be your Digital Twin, but from a data perspective.

In other countries, the use of Digital Twin for asset management, particularly for commercial real estate, or what is referred to in Thailand as 'built and managed', such as shopping malls, hotels, warehouses, and office buildings, is widespread.

Thus, the adoption of Digital Twin is an extension of the benefits derived from the existing BIM Model that property developers already have and have benefited from during construction. However, we will leverage it further to maximize resource utilization in asset management.

Often, when construction is completed, what property developers have stored on their computers is a Digital Twin, primarily a BIM Model that employees in the organization do not understand and are unsure how to utilize.

In reality, this is a high-quality building database that can be used to 'leverage' and 'create a business advantage' in various ways. Here are some examples:

1. Using Digital Twin to create a better experience, foster mutual understanding, and expedite decision-making in sales: The current model for leasing space in real estate is to sell by reducing the need to travel to the actual location. Having a 3D Digital Twin with a team ready to adjust the environment according to customer requests during online meetings, such as moving a wall 3 meters for more space or showing a room division, can be presented. This immediate adjustment allows decision-makers to see a 'virtual representation of the project in real-time' and confidently use the information for their decision-making.

Meetings that previously used screens may soon transition to using Virtual Reality (VR) innovations to experience Digital Twin, becoming commonplace in the near future to create a clear understanding of the environment.

2. Using Digital Twin to increase accuracy and reduce building maintenance time: Building technicians often face challenges in locating damaged equipment and systems hidden in inaccessible areas due to incomplete or incorrect construction plans or insufficient details. Conversely, using Digital Twin can identify the locations of pipes and systems in '3D', making it easier to confirm positions and information, reducing errors and work time.

3. Using Digital Twin to create additional revenue streams: Certain real estate projects, such as shopping centers or rental office buildings, may generate income from renting spaces for events or advertising from various signs. The property owner's team can use a 3D Digital Twin to modify the environment, placing advertisements from interested parties in the 'virtual world' (Digital Twin) to create an understanding of the look and feel of the atmosphere.

4. Using Digital Twin for energy savings: Digital Twin has the potential to simulate a building's energy usage. If project owners want to install sunshades, change the type of glass, replace machinery, or even install solar panels on the roof, Digital Twin can simulate energy usage, assessing data before installation to determine how much energy savings can be achieved and whether the investment is worthwhile, as well as any other impacts.

5. Using Digital Twin for designing extensions: As mentioned, Digital Twin is a virtual reflection of a real building, akin to a complete and accurate building model. When architects or contractors want to make additional extensions, they can use Digital Twin as a starting point for further development, reducing the time needed for actual area measurements from site surveys and greatly enhancing mutual understanding.

6. Using Digital Twin for safety protection: Another aspect of using Digital Twin technology that may be overlooked is its ability to simulate various emergency scenarios, such as fires, access routes for firefighters, evacuation of building occupants, and terrorist incidents requiring rescue operations. The Digital Twin Model will provide data to support officials' work confidently at all times.

Not only can it simulate scenarios, but if an unexpected event occurs, the Digital Twin Model of that project or building can be used to identify locations instead, which will be more accurate, precise, and convenient than unfolding plans or blueprints.

At this point, do you have a Digital Twin?

For all property developers with a BIM Model stored in their organizations, it is a treasure lying dormant, waiting to be awakened to transform into a Digital Twin to create benefits for you.