AI for Data Center Development.

Develop the world's most critical projects on full information.
Infrastructure that keeps real estate developers ahead.

About Sandbox

Data center development is a dense network of interdependent decisions across power, land, fiber, regulatory,
cooling and more – each one reshaping every other as conditions change. Today these decisions are made against
fragmented data across spreadsheets, inboxes, and siloed tools. Sandbox is the infrastructure that captures
this dependency structure and runs workflows, AI agents, and deliverables on top of it.

Infrastructure, not Application

Point solutions sit on top of fragmented data and inherit its limits. Sandbox is the layer beneath them, where
every analytical tool, AI agent, and human judgement a firm uses becomes usable, comparable, and additive.

A Graph at the Core

Development is a system of interdependent decisions. Only a graph and a purpose-built ontology can model
them as such. Entities vary across jurisdictions and asset types; First principle relations between them do not.

Built for critical Projects

Development is uncertain, judgement-heavy, decision-dense, multi-stakeholder, and lifecycle-spanning.
Generic project management software is not designed for that work. Sandbox is.

From Dust to Data Center

Sandbox v1 targets feasibility and underwriting. Subsequent phases extend the same graph across the
full project lifecycle, closing the gap between plan and execution. Over time, the same architecture will
expand to adjacent and broader asset classes in the built environment.

Data Room

Build on everything your firm already knows (and beyond).
Sandbox is the data layer that captures, in structure, the way a development project actually works.
Every entity, dependency, and decision is part of one connected system. Owned by the firm, accessible
to everyone working on it. Sandbox is the super-brain of your firm.

Data Ingestion

Project data

Documents, designs, models, and filings generated for a project

Regulatory & Permitting

Codes, zoning, approvals, planning records, ...

Power & Infrastructure

Grid, utility, fiber, water, equipment data, ...

Market & Capital

Costs, rates, benchmarks, transactions, financing conditions, ...

Stakeholders & Communication

Counterparties, contacts, and the firm's working exchanges

Firm Knowledge

The firm's accumulated outcomes, history, and judgment

Knowledge as a Firms Competitive Advantage

Institutional experience currently held by individuals and distributed across fragmented systems becomes
structured, queryable, firm-owned intelligence. Every professional works against firm's full history & context.

Provenance on Everything

Every data point carries origin, confidence, and version. Every output Sandbox produces, and every input it
draws from, traces back to the exact data point in the data room.

Collaboration

No project is built alone. Sandbox enables easy-to-use permissioned spaces, scoped external access, and
shareable links that let everyone from LPs to regulatory counsel contribute.

Forward-deployed

Sandbox is set up by a dedicated forward-deployed team that connects existing systems, ingests historic
project archives, and tailors the ontology to the firm's demands & workflows.

Agent Output

Sandbox brings the full power of large language models to development. Every model, every workflow, every
agent answer is grounded in the full state of the project, captured in the Sandbox graph. Workflows collapse
weeks of work into minutes, thousands of scenarios are evaluated where a team today evaluates three, and
connections, risks, and dependencies a team would otherwise miss are surfaced automatically.
The focus moves from analyst capacity to judgement itself.

Assistant

A LLM reasoning layer grounded in the firm's entire source of truth. Analysis is faster,
sharper, and traceable to every underlying node.

Workflows

Composable workflows tailored to how a firm already works. Deployed in days,
not months, and built up as the work evolves.

Live Activities

Continuous monitoring across every input to the project. Alerts on cascades,
pattern recognition, regulatory shifts, market moves, and material deviations.

Interoperability

Bringing reasoning to where the work already happens. Sandbox connects to
existing business apps, preserving and enriching them with full project context.

Building Critical Infrastructure
for Critical Infrastructure

A platform that holds a firm's full project state, stakeholder network, and decision history concentrates risk that no single tool in a firm has ever concentrated before. That concentration is what makes Sandbox valuable – and what makes its security architecture the single most important thing we build. Every part of Sandbox is designed around that responsibility.

Your data stays yours

Every firm operates in its own dedicated environment. No shared storage, no shared model training, no access between firms under any condition.

Permissions at the document and data level

Access can be set precisely by data and document. An LP granted access to an investment memo cannot reach anything else not explicitly shared.

Full audit trail, built in

The graph-based architecture allows every data point & output to carry a complete record of where it came from, who accessed it, and how it changed.

Partner-audited architecture

Held to the standard of the firms deploying it. Sandbox is being co-developed alongside institutional partners with the highest security standards in the industry.

Certifications & Compliance

SOC 2 Type II

ISO 27001

ISO 27017

GDPR Compliant

// Targets we build to. EU-based infrastructure and on-premise deployment available by default.
Compliance is treated as an outcome of correct design rather than later audit overlay.

Case studies and research

Sandbox is being co-developed with a selected group of institutional developers across Europe.
Early deployments, foundational research, and technical publications are collected here.

A real-world deployment with a European data center developer. Pre-development on Sandbox, Case Study (Q4 ’26)

A second deployment, focused on cross-project
knowledge across an active portfolio. Firm-wide Project Intelligence, Case Study (Q1 ’27)

How a plot of land becomes one of the strangest (and most critical) buildings on Earth. An Introduction to Data Center Development ↗

How five industries that share nothing in common arrived at the same architecture. The Knowledge Graph ↗

The structural gap between American and European data center development. Why Europe Builds Differently ↗

Europe must double infrastructure spend to €800B/year –
€3T on track to be wasted. Infrastructure for a Competitive Europe (BCG, 2025) ↗

A16Z, March 2026

FAQ

Sandbox is a platform for real estate development firms. Its core architecture is a knowledge graph that holds the firm's full body of knowledge, the live state of its projects, and the external world they operate in. Workflows and AI agents run on top of it with complete context, grounding every decision the firm makes in its full operating reality.

Sandbox is built for institutional and mid-market real estate developers and teams – initially European data center developers. Future deployments extend across other asset classes and markets in the built environment.

Project management software coordinates tasks. BIM models the building. Feasibility tools generate a static analysis of a project at a single point in time. Each is valuable, and each works on top of fragmented data. Sandbox sits one layer below – the connected project state that those tools can read from, write to, and stay in sync with. The strength of the architecture is not that it replaces them. It is that it makes every one of them more powerful than they are alone.

Three things converged in the last eighteen months. Graph databases reached production scale for enterprise AI workloads. Large language models became reliable at structured reasoning over a graph rather than over free text. And the complexity of large-scale development (particularly data centers) visibly outgrew the existing toolset. None of these were true in 2023. All three are true now.

A development project is itself a graph. Land, power, regulation, capital, team, and timeline are not independent but variables (we call them nodes) in a connected system. A change in any one propagates to many others. A knowledge graph is the only architecture that models that structure natively. Every other industry that has tried to manage interdependent decisions at scale (NASA, AstraZeneca, the Panama Papers investigation, UBS, Transport for London) has converged on the same answer. The full case is laid out in our piece, The Knowledge Graph.

Sandbox is set up by a forward-deployed team that works directly inside the firm. We connect to the existing systems, ingest historic project archives, and tailor the ontology to the firm's specific workflows and asset class. The first deployment in each new firm is a co-development engagement. Subsequent projects build on the same infrastructure.

No. Sandbox connects to the tools you already use and builds the project graph from data already moving through them. We are infrastructure beneath your existing stack, not a replacement for it.

You do. Every firm operates in its own dedicated environment. No shared storage, no shared model training, no access between firms under any condition. The graph belongs to the firm that builds it.

Sandbox was founded by Lukas and Dominik Eberle, twin brothers with backgrounds in real estate, and the founders of the largest real estate talent network across 150 leading universities in 55 cities. The founding team is being built around senior engineers and operators with backgrounds in graph infrastructure, vertical AI, and institutional real estate. An advisory group of industry leaders across European data center development, institutional capital, and graph technology supports the work.

If you are a developer interested in becoming a launch partner, an investor, or a technical contributor, the reaches the founders directly. We respond within a few hours (we try to). Alternatively, schedule a call directly here.