Museum Tower Kyobashi Integrated Facility Management Using BIM
We support the implementation and operation of a BIM-based integrated facility management platform. We are tackling the challenge of overcoming labor shortages in building management and improving efficiency.

Nikken Sekkei Ltd. (Representative Director: President and CEO; Atsushi Omatsu; hereinafter “Nikken Sekkei”) has “Museum Tower Kyobashi※1” (Address: 1-7-2 Kyobashi, Chuo-ku, Tokyo), we have been collaborating with multiple companies since 2022 to support building owners and property managers in building an integrated facility management platform (hereinafter referred to as the “Integrated FM Platform”) that incorporates BIM for building maintenance and management.
In June 2024, the digitization of facility data was completed, and operations began for the building maintenance and management system (hereinafter referred to as “this maintenance system”), centered on the Integrated FM Platform. This enables the streamlining of facility management operations and facilitates outsourcing.
The Maintenance System is commissioned by Nagasaka Industries Co., Ltd. (Representative Director: Yasunori Takahashi,hereinafter “Nagasaka Industries”) and the Ishibashi Foundation (Chairman: Hiroshi Ishibashi, hereinafter “Ishibashi Foundation”), the building owner of the art museum section, as the clients, and was jointly developed by project participants, including Nikken Sekkei.

*1 For information on “Museum Tower Kyobashi,” please refer to the section “About Museum Tower Kyobashi” below.

The building owner, seeking to improve the efficiency of its traditional building management system, had been exploring digital transformation (DX) for real estate management in collaboration with Sumitomo Mitsui Trust Bank, Limited (Representative Director: President and CEO: Kazuya Oyama).As part of this effort, it was decided to introduce maintenance BIM into building management, and Nikken Sekkei—the designer of Museum Tower Kyobashi and a firm with expertise in BIM—was selected to provide comprehensive technical support. First, Nikken Sekkei assisted in defining the system requirements and selected partners responsible for providing the integrated FM platform and creating maintenance BIM data.As a result, “FM-Integration” by FM System Co., Ltd. (Representative Director: President and CEO: Hideaki Shibata) was selected as the integrated FM platform, and the creation of maintenance BIM data was entrusted to Transcosmos Inc. (Co-Representative Directors: President and CEO: Masaaki Muta and Takeshi Kamiya). These four companies have been working together to build the system.
Then, in June 2024, the integration of BIM data for the entire building into FM-Integration was completed, and operations utilizing the integrated FM platform began.
Moving forward, Mitsui Fudosan Building Management Co., Ltd. (Representative Director: President and CEO: Hiroshi Murakami), which is responsible for building operations and management (property management/building management), will take the lead in the full-scale operation of this maintenance management system. The company aims to optimize LCC (Life Cycle Cost) by accumulating information on post-completion management and operations—in addition to architectural information related to design and construction—on the integrated FM platform.

In Japan, as the country enters an era of population decline, the use of BIM is being promoted as a strategy to achieve a “productivity revolution”—one that drives economic growth by increasing productivity at a rate that outpaces the decline in the workforce.By utilizing BIM in various contexts, it is expected to enhance productivity, facilitate the generation of big data, and enable integration with infrastructure platforms—thereby expanding the value of buildings. As evidenced by the establishment of the “Architectural BIM Promotion Council” (Secretariat: Ministry of Land, Infrastructure, Transport and Tourism) in June 2019, efforts to adopt BIM are accelerating through a collaborative effort between the public and private sectors.
While BIM adoption is indeed progressing in response to these trends, its use is currently centered on design and construction and is not yet being actively utilized in planning or maintenance and management. Meanwhile, facility maintenance and management departments at real estate-owning companies face the challenge of labor shortages resulting from the decline in the working-age population due to the declining birthrate and aging population.It can be said that there is a need to pass on technical expertise and streamline facility management operations to overcome this labor shortage while experienced facility managers are still available.

The building owner has adopted “FM-integration,” provided by FM System Co., Ltd., as the foundation for facility management operations at Museum Tower Kyobashi—a mixed-use complex comprising offices and an art museum—and will implement facility management for the building using an integrated FM platform linked to maintenance BIM. This maintenance BIM contains one of the largest numbers of objects in Japan, and its use for an art museum is the first of its kind in the country.

[Example of a Use Case]
By utilizing the integrated FM platform…
・Build an asset ledger utilizing model attribute information
・Visualize, refine, and organize the scope of common and exclusive ownership between the office and the art museum
・Link and manage information on repairs and renovations (by room and equipment) to the model

Generally, since the development of integrated FM platforms is often proposed by the contracting party—such as architectural firms or construction companies—we rarely received requests from building owners, as was the case with Museum Tower Kyobashi. Therefore, we asked a building owner to share their perspective on the background that led them to proactively request the development of an integrated FM platform.

[Comment from Nagasaka Industries]
The challenges we face in owning and operating the office portion of “Museum Tower Kyobashi” are streamlining building management operations and ensuring the long-term, sustainable use of the building. As a solution, we decided to utilize “Building Maintenance BIM.”Although implementing this in a mixed-use building exceeding 40,000 m² is an initiative with few precedents, we are confident that it is a meaningful endeavor that will not only minimize maintenance costs but also improve operational efficiency for staff at our company and our partner firms.

[Comment from the Ishibashi Foundation]
The Artizon Museum, a public interest incorporated foundation of the Ishibashi Foundation that opened in January 2020, has decided to implement “Building Maintenance BIM” with a view toward the facility’s long-term repair plan and to achieve stable and efficient facility management.Through this initiative, we expect to maintain an environment suitable for exhibiting artworks 24 hours a day, year-round; to continue providing visitors with a comfortable viewing experience; and, from a long-term perspective, to reduce life-cycle costs.

Based on requests from building owners, Nikken Sekkei will, following the system’s launch in June, incorporate feedback into the system regarding the results of using the integrated FM platform for facility management operations—including daily inspections, central monitoring, building diagnostics, repair planning, and leasing—to improve usability tailored to specific use cases, develop customization features, and create operational manuals.Furthermore, looking ahead, the company aims to simultaneously develop various services that fully leverage BIM, with an eye toward integration with other systems—such as digital twin platforms and XR services—that support the transformation of facilities into smart buildings.

Regarding the digital twin platform, Autodesk Tandem®※2We have begun a pilot project to visualize indoor environments by integrating BIM data with IoT data. We will continue to develop the system and build a track record of successful operations so that this initiative can serve as a best practice for accelerating future BIM-based services.

Nikken Sekkei is a professional services firm engaged in architectural design and supervision, urban design, and related research, planning, and consulting services.For 120 years since our founding in 1900, we have been committed to creating value through “social and environmental design,” which seeks solutions to both apparent and latent social challenges in order to meet the needs of society and the diverse requests of our clients.To date, we have been involved in a wide range of projects in Japan, China, ASEAN, and the Middle East, and in recent years, we have expanded our operations to India and Europe. In March 2021, we issued a “Climate Emergency Declaration” as part of our efforts toward a decarbonized society.

Nagasaka Industries Co., Ltd. was established by Shojiro Ishibashi, the founder of Bridgestone Corporation, with the aim of spinning off and taking over the real estate operations of what was then Bridgestone Tire Co., Ltd. prior to its initial public offering.It was founded on January 28, 1960 (Showa 35) as Ishibashi Real Estate Co., Ltd., and was renamed to its current name, Nagasaka Industries Co., Ltd., in December 1991. The company name “Nagasaka Industries” is derived from the name of the neighborhood where its headquarters was located at the time of its founding: Azabu-Nagasaka-cho in Minato Ward, Tokyo.

The Ishibashi Foundation was established in 1956 by Shojiro Ishibashi to ensure the enduring legacy of his contributions to the arts and culture. Since then, the Foundation has continued its activities based on two pillars: museum operations centered on the Artizon Museum in Kyobashi, Tokyo, and a grant program that supports arts, culture, and educational activities.While we have long addressed social issues, we have now reaffirmed the SDGs as key objectives. In addition to preserving cultural properties and promoting education, we will provide support for addressing climate change and conserving the global environment.

Sumitomo Mitsui Trust Bank is celebrating its 100th anniversary.
In particular, its real estate business has, since the bank’s founding, addressed the social challenges of each era—including housing supply, real estate securitization, and the promotion of ESG strategies—by providing pioneering solutions.Guided by our purpose—"To create new value through the power of trust and help our clients and society blossom into a prosperous future"—we will continue to contribute to society over the next 100 years by leveraging our advanced expertise and comprehensive capabilities to serve as our clients’ best partner and as an essential pillar supporting the real estate investment and distribution markets.

FM System develops software solutions for facility management (FM: the operation and management of buildings and facilities). We build information systems that assist clients in creating databases for the buildings and facilities they own and manage, and support them in analyzing current conditions, formulating maintenance plans, and developing business strategies for asset utilization.Furthermore, leveraging our track record in FM-related development, we provide information management programs that apply technologies for sharing information such as drawings, images, and documents; these are used by clients across a wide range of industries. In particular, our proven track record in solutions integrated with BIM products enables data integration with BIM models, thereby supporting new business developments related to FM.

Since its founding in 1966, Transcosmos has strived to strengthen the competitiveness of its client companies by combining outstanding “people” with cutting-edge “technological capabilities” to provide high-value services.Today, we offer services that support our clients’ business processes in terms of both cost optimization and revenue growth through 181 locations in 35 countries and regions worldwide, with a focus on Asia.The Urban Solutions Service we are now offering is a service specialized for the construction industry—including buildings, infrastructure, housing, and facilities—that provides a circular service in an industry where construction DX is advancing, covering everything from the introduction of tools and systems to promoting their adoption on-site after implementation. We support our clients’ business transformation by utilizing data generated from DX.Transcosmos aims to be a “Global Digital Transformation Partner” that adapts to changes in the business environment and supports our clients’ transformation through the use of digital technologies.

Mitsui Fudosan As the core company of the Mitsui Fudosan Group’s office building business, Building Management Co., Ltd. focuses on property management while providing various forms of added value to tenant companies, the local community, and society at large.As social and economic environments change, we believe that “work styles” are becoming more diverse, and that offices are evolving from mere “spaces” for work into “settings” where creative and innovative value is generated.With a strong determination to be an “Only One Company” that shapes new paradigms for “offices” and “workstyles,” we are committed to taking on the challenge of “changing the future of the business scene” and will continue to evolve further.

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