Life Science Market Growth
During the pandemic, life sciences was one of the few sectors that expanded and actively absorbed space. Its growth over this time helped recoveries in select markets. In 2020, the Boston-Cambridge area, a leading center for research and development (R&D) of all kinds and home to Harvard University and the Massachusetts Institute of Technology, surged to the forefront in office market performance. Accompanying this surge was a 50% increase in rent for lab spaces and R&D facilities. In 2021, 70% of life sciences space in this market was already preleased prior to completion of construction.
According to Jones Lang LaSalle (JLL), the largest markets for life sciences after Boston-Cambridge include: San Francisco, San Diego, Washington, D.C.–Baltimore, Raleigh-Durham, and New Jersey. Secondary life science markets include Houston, Dallas, Pittsburgh and Atlanta. Several markets witnessed a substantial increase in rent for research and lab spaces, notably Philadelphia at 35% and San Diego at 40%. In some California markets, life science vacancy rates hover at only 1% or 2%.
Investment in scientific R&D has generated tremendous growth and opportunity in both established and budding life sciences markets. In 2021, venture capital funding in life science more than doubled, while demand for life science space has grown by 34% since mid-2020. As an industry, job growth in life sciences rose 15% since 2017, even surpassing the technology sector for new hires. According to a study by Cushman & Wakefield, investors pumped an astounding $70 billion into the life science sector in 2020. It is expected that new records of continued investments will soon be set.
Major life science markets are centered on academic clusters. These clusters offer talent, resources and innovation. Institutions of higher education provide the life science industry a continuous supply of knowledge workers, including researchers, technicians and administrators. In Philadelphia, as an example, a life sciences cluster focuses on gene and cell therapies around the University of Pennsylvania’s medical center. In Chicago, research is clustered around Northwestern University’s medical center campus.
These science, technology, engineering and mathematics (STEM)-driven graduates are leveraged by an outer tier of market influencers and mentor service providers including venture capitalists, biotech incubator managers, marketing consultants and patent attorneys. These highly involved influencers provide avenues of public and private funding and tax incentives for research, equity partnerships and new business ventures.
Funding was already on the rise prior to 2020. With the onset of the pandemic, an accelerated rate of research expanded across multiple sectors, including applied, biotech, medical and genome research. The National Institutes of Health (NIH) has been a major funder of research along the Northeast Corridor. In Baltimore, federal government–funded, COVID-19 related research spurred increased demand for life science space. New York City saw leasing of lab space reach new heights in 2021. State-of-the-art facilities that provide agility, flexibility, safety and people-centric collaboration destinations enable an enhanced rate of research and innovation.
Commercial developers and property owners are actively assessing how to redeploy their current underutilized space assets to attract life science and biotech tenants. As of early 2022, an estimated 18.9 million square feet of space conversion is underway. As property owners investigate how to recalibrate and retrofit their commercial portfolios, a heightened understanding and integration of a targeted, efficient and sustainable approach is paramount. By actively converting and repurposing existing commercial buildings, property owners can implement an effective, purposeful and environmentally superior approach.