Design Forecast 2026: experience as the real metric for real estate

Experience becoming the true measure of real estate, AI defining what’s possible in the built environment, and ‘HQ-plus’ environments co-locating workplace with R&D, advanced manufacturing, flagship retail, and event spaces.

These three predictions give a flavour of Gensler’s Design Forecast 2026, a compendium of 100 trends in 33 industry sectors, covering what’s next in design for work, cities, health and lifestyle.

Forecasting researchers at Gensler, a global design and architectural firm, have identified six over-arching themes that they believe will shape how design impacts our world in 2026: immersive experiences; evolution in workplace interiors; design agility turning volatility to advantage; AI as a creative force; a changing urban blueprint; and future-proofing for the climate crisis.

Narrative connections

Demand for immersive experiences will see more mixed-use lifestyle districts that attract people because of the emotions they inspire and the narrative connections they deliver.  Meanwhile ‘the next workplace revolution’ will see organisations taking more visible steps to evolve their workplace interiors than at any point since the pandemic. The aim: to attract and retain talent.

As uncertain trade policies, high borrowing costs, and volatile supply chains drive up construction costs, design agility will become a strategic imperative in 2026. Developers that combine predictive cost intelligence, data-driven insights, and real-time collaboration can anticipate disruptions, pivot quickly, and keep projects on track in an unpredictable market, according to the Design Forecast.

Bold new era

AI is described in the report as ‘more than just an accelerant’ – it will usher in a bold new era of design and placemaking by uncovering the hidden patterns of how people experience buildings, and by empowering designers to prototype, adapt, and reimagine space at a scale and speed never before achievable.

New uses for existing space types will shape a changing urban blueprint in 2026, according to Gensler, with the next wave of city design blurring the boundaries between culture, commerce, infrastructure and community. The sixth over-arching theme is a wake-up call for the urban real estate of the future to become more flexible, durable, and regenerative amid extreme weather and climate breakdown, or risk becoming a liability.

Reimagining work

Looking specifically at the future of work, Gensler’s Design Forecast 2026 predicts that with demand for modern Class A space incorporating wellness and sustainability features still strong, and new construction at historic lows, many multinationals see a rare opportunity to invest in built-to-suit headquarters.

These projects offer more than a branded office — they create ‘HQ-plus’ environments that co-locate workplace with R&D, advanced manufacturing, flagship retail, and event spaces that are aligned to their specific industry. The result, says the report, is a hub that attracts talent and partnerships, accelerates innovation, and strengthens culture and community connection.

‘Design has always been about imagining what’s next…’

These purpose-built headquarters will also become anchor nodes for multi-use innovation districts, evolving the traditional corporate HQ into a multifunctional ‘HQ-plus’ campus able to flex for the future. Those in the best urban locations will inspire the adaptive reuse of existing buildings, says Gensler.

‘Design has always been about imagining what’s next. Today we’re seeing an extraordinary convergence of technology and creativity that’s expanding what’s possible, say Gensler Co-CEOs Jordan Goldstein and Elizabeth Brink.

‘AI isn’t just accelerating our work — it’s revealing patterns in human behaviour we’ve never seen before. At the same time, economic volatility is making design agility essential. The organisations that thrive will be those that blend data-driven intelligence with human imagination.’

Access Gensler’s Design Forecast 2026 in full here.