Stronger attendance expectations are pushing businesses to reinvent workspaces and shifting demand in the Dublin office market. While hybrid working has become the norm for many organisations, a significant number of employers are asking workers to spend a lot more time in the office, with some seeking full five-day weeks, citing the need for greater collaboration as the main reason.
This is also having an influence on office design and layout, to make buildings not only more conducive to collaboration but also more attractive for employees to spend time in. How are those changes manifesting themselves and is the return to office having a meaningful impact on the office property market?
“Whilst we are not seeing a full return to in-office, there seems to be more firm guidance and expectations coming from businesses, and the sense of ultimate flexibility is moving away,” says Daniel Shannon, head of tenant representation, CBRE Ireland. “There has been a marked increase in office demand and leasing activity over the last six months.
“Whilst not close to what we would have seen in 2018 and 2019, the volume of leasing activity is now tracking closer to our long-term averages.”
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Based on client interactions, and general market sentiment, it certainly feels as if mandates are now being more actively implemented and enforced, Shannon adds.
“Quarter 3 saw strong take-up figures. There is momentum building across the market, and more confidence amongst occupiers across a variety of sectors.” These shifts in attendance expectations are influencing not just occupancy decisions but also the shape of the modern office.
The focus on employees’ wellbeing in the workplace is a key driver for employers, says Tanya Cawley, managing director of AJ Products, Ireland. “This includes providing lounge areas, privacy pods, and garden space to unwind. Introducing plants, air-quality sensors, and creating a space people are happy to return to and work in all contribute to this.
“Returning to an office can be daunting when employees have little control over sound levels and privacy. As you can imagine, there tends to be much more control of sound when you’re working in your own environment.”
Ergonomics, once only for the select few, is now a key element of any workspace, Cawley adds. “Offering a well-made ergonomic chair and a sit-stand desk can soften the return to the workplace.”
Layouts now tend to include defined zones, using acoustic partitions to create separation where needed. “We always recommend planters and shelving, which can break sightlines while adding depth to a space,” says Cawley. “More offices are introducing pods and booths. These not only offer privacy for employees but can also be moved to different areas within the building, giving businesses more control over their office space.
“Lounge areas with modular furniture can be set up and reconfigured quickly, and tiered seating can create a podium-style effect. This way, space isn’t sacrificed – it’s used in the best way for the customer.”
Essentially, it’s about creating a space you’re proud to go to every day: “A canteen or quiet zone where employees can tune out from their workload during breaks also makes a big difference. Budget-dependent, some offices are now introducing yoga or gym sessions. If they do, this should include shower rooms and adequate bathroom facilities.
“Clean, well-maintained spaces with good lighting and ventilation are essential. Easy parking and commuting options matter too – employees can be left with a hefty parking bill each day, or high commuting costs.”
Taken together, these shifts in design, amenities and workplace expectations are beginning to shape the type of space that organisations are now seeking, and influencing demand patterns in the office market.
As of now, it is hard to foresee the exponential growth we saw in the mid-2010s onwards, but it is not an impossibility, says Shannon. “Dublin remains an attractive business destination, and we are seeing companies continue to invest and scale, and a re-emergence of inward investment activity.
“We expect that the improved sentiment and the tightening supply –in certain markets – will encourage further rental growth over the next 12 to 24 months.”
