According to Gensler's 2026 Design Forecast report, rapidly changing technology and climate patterns, along with demands for affordability and wellness amenities, are reshaping how apartment buildings are designed. The report is based on signals its experts observed across multiple markets, geographies, and industries—from offices to museums to defense buildings. For the apartment industry, affordability remains a primary area of focus, the San Francisco-based architecture and planning giant said.

"Housing affordability has become foundational to vibrant, resilient cities," the report said. "As Gen Z enters the market and baby boomers retire, hybrid models such as co-living and multigenerational households are meeting the growing demand for connection and cost-conscious living."

Looking ahead, these four major trends are shaping multifamily design.

1. Adaptive reuse becomes the new standard

According to Gensler, adaptive reuse has matured from exception to expectation. In fact, according to a 2025 RentCafe report, U.S. apartment conversion projects in 2024 "accelerated at an unprecedented pace," growing 50% over 2023 and doubling the number of such conversions in 2022.

"Pure ground-up projects will become increasingly difficult to justify," Harry Cliffe-Roberts, Gensler's lead for building transformation, said in the report. "Many projects will be 'part new, part preserved.'"

According to the Urban Land Institute, cities such as Washington, D.C., and New York City are updating zoning and building codes and offering incentives to promote conversions, with some jurisdictions establishing dedicated teams to expedite review and approvals.

Gensler noted: "As global asset portfolios age and carbon regulations tighten, design is shifting from one-off renovations to systemic strategies that treat buildings as adaptable, long-term assets." In particular, "transforming single-use buildings into mixed-use spaces builds long-term resilience."

2. Experience and local connection create value for real estate

Gensler's report notes that mixed-use districts attract people because of the emotions they evoke and the stories they tell. In an era where "mixed-use" is ubiquitous, projects that stand out are those deeply rooted in their location. It's no longer just about adding density and building mix, but creating experiences that enrich life between buildings.

"Vibrant plazas and walkable streets inspire awe, joy, and connection, turning everyday environments into destinations people remember," the report said. "Developers who localize design, experience, and cultural references create attractive environments that people genuinely care about."

In the experience economy, wellness is the new luxury, Gensler said, and "amenity programs that pair physical facilities with wellness-oriented initiatives define a new category of living."

3. AI and building technology provide insights

The report says the rapid expansion of design intelligence is driving a new era of placemaking and design. New artificial intelligence tools are helping professionals create spaces around how people actually use them. These tools can also help designers and builders anticipate disruptions and adjust quickly, keeping projects on schedule.

"We are proactively developing tools that help us identify hidden patterns in how people move through spaces, then prototype and adjust designs at unprecedented speed," Gensler said. "The future is a harmonious blend of digital and physical, where connected journeys and immersive design create seamless, adaptive experiences."

4. Climate resilience is a must-have

According to Gensler, as weather patterns become more extreme and unpredictable, building design must adapt to this new normal. "The impact and speed of extreme weather are increasing, meaning future urban real estate must be flexible, durable, and regenerative—or risk becoming a liability," the report said. "Combined with evolving regulations and rising investor and public expectations, this new reality is driving owners and developers to strengthen their investments."

Gensler says the sustainability consulting industry is responding with a multidisciplinary approach, combining climate science and data analysis with AI-driven smart infrastructure tools to deliver and measure resilient and regenerative solutions.

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