Data Centre Site Due Diligence in EMEA: Key Factors for Successful Project Delivery

As demand surges for artificial intelligence, cloud services, and interconnectivity across the EMEA region, the pressure to select the right data centre site—quickly and confidently—has never been higher. For data centre developers, hyperscalers, and enterprise operators alike, due diligence is no longer a formality. It is a mission-critical process that shapes long-term performance, scalability, and resilience.

TEECOM supports clients by conducting comprehensive site due diligence studies that go far beyond basic feasibility. We assess a wide range of technical, regulatory, and infrastructure factors that influence a site's viability. Our process enables clients to validate claims, reduce risk, and build with confidence from day one.

Why Early Engagement Matters

Selecting a site isn’t simply about location or price—it's about connectivity, infrastructure, and long-term growth potential. Early involvement of a technology consultant ensures these considerations are evaluated before commitments are made. TEECOM’s structured four-tier approach to site due diligence delivers deeper insights and clarity throughout the project lifecycle.

Tier 0: Regional Ecosystem and Fibre Landscape

At the regional level, or Tier 0, we begin by evaluating the broader ecosystem surrounding a proposed metro area. This includes identifying all fibre carriers in the region, available services, nearby data centres, cloud on-ramps, internet exchange points (IXPs), subsea cable landing stations, and major fibre highways. This intelligence helps assess whether the region supports the performance levels required—particularly for latency-sensitive applications across FLAP-D markets (Frankfurt, London, Amsterdam, Paris, and Dublin) and growing metro regions across EMEA.

Tier 1: Campus and Site Infrastructure Detail

Once a candidate site is identified, Tier 1 focuses on the detailed mapping and documentation of the site's existing infrastructure. This includes zoned fibre mapping, identifying available carriers, evaluating potential points of entry, and assessing options for physically diverse fibre paths to ensure redundancy. We also review regulatory and permitting considerations, including wayleaves and any known constraints that could affect delivery.

This phase provides a clear picture of the infrastructure landscape and establishes whether the site aligns with the client’s performance and resilience requirements.

Tier 2: Programme and Pricing with Carrier Engagement

Building on the findings of Tier 1, Tier 2 engages directly with local carriers to validate serviceability and delivery feasibility. This includes confirming duct and fibre availability, obtaining technical specifications, and developing high-confidence assessments of construction costs and delivery timelines.

This tier translates technical feasibility into practical, programme-level detail—enabling clients to understand what it will take, in terms of time and budget, to bring high-performance connectivity to the site. It also helps inform early commercial decisions and procurement strategy.

Tier 3: Delivery Planning and Coordination

Following feasibility validation, Tier 3 focuses on the coordinated delivery of telecom infrastructure. This includes securing wayleaves, aligning with architects and engineers on ductbank and vault designs, coordinating with appointed carriers, and planning fibre landing and demarcation points. We ensure the telecom infrastructure is fully integrated into the broader site master plan and that all interdependencies are addressed.

A key focus at this stage is ensuring that fibre installation and service activation are aligned with the overall construction schedule and the site’s Ready for Service (RFS) milestone. This is achieved through programme coordination support, which maintains alignment between design, delivery, and operational readiness—helping avoid delays that could impact commissioning or go-live timelines.

Choosing the Right Fibre Solution for Your Data Centre

We support clients in identifying the most suitable fibre connectivity model for their data centre needs. Whether the priority is maximum control and flexibility or a simplified, hands-off approach, we help evaluate the options to ensure they align with your technical requirements, operational resources, and long-term growth strategy.

Our goal is to provide clear, expert guidance—so you can make informed decisions that support performance, scalability, and future readiness.

Integrating Security Threat Analysis

A comprehensive site due diligence study must go beyond infrastructure to assess the physical and operational security of a proposed location. TEECOM integrates security threat analysis into the early stages of due diligence to identify risks that could impact long-term operations, safety, and resilience.

This analysis considers factors such as the economic stability and zoning of the surrounding area, proximity to emergency services, potential vehicular threats, and the design of adjacent roadways. We also evaluate natural risk factors, including terrain and water flow, which could affect site accessibility or increase vulnerability.

By addressing these considerations early—before design is locked in—clients can make informed decisions about access control, surveillance, and physical protection strategies. This proactive approach ensures security is built into the foundation of the project rather than bolted on after the fact.

Building a Scalable Site Master Plan

Finally, TEECOM integrates due diligence findings into a coordinated site master plan. We assess duct sizing, network entry points, and pathway diversity, while collaborating with MEP and civil teams to support both Day 1 operations and Day N scalability.

Our approach ensures that infrastructure is not only compliant and functional today, but future-proofed for the evolving demands of AI, cloud computing, and inter-data centre communication.

A Smarter Start to Your Data Centre Journey

In today’s competitive and fast-moving EMEA data centre market, thorough site due diligence provides the insight needed to move forward with confidence. TEECOM’s expertise in fibre infrastructure planning, network planning, and regional dynamics enables us to guide clients through complex decisions—helping avoid costly missteps and delays.

Whether you’re planning a data centre build or campus development, TEECOM offers the technical intelligence and delivery support to make your project a success.

TEECOM Can Help

TEECOM brings deep expertise in data centre site due diligence, combining regional fibre assessments, legal and permitting insight, and delivery coordination into a clear, structured process. Our approach helps validate site feasibility, reduce risk, and support long-term scalability from day one.

Whether you're planning a new build or assessing a lease opportunity, we guide you through critical decisions—such as fibre service type, infrastructure readiness, and security considerations—with speed and clarity. Contact us to get started.

About the Author

With more than 28 years of experience in integration, design, and project delivery, Shaun Barnes leads TEECOM’s EMEA team with a focus on collaboration and client alignment. He thrives on guiding projects from the first conversation to final hand-off, ensuring every technical solution reflects the client’s vision. Known for building strong relationships with stakeholders, Shaun brings both strategic leadership and hands-on expertise to every engagement.