1. Occupiers need more than space — they need usability
The life sciences sector is unique in that many occupiers, especially early-stage biotech and medtech firms, lack the time, money, or in-house expertise to manage complex refits. What they need is plug-and-play space that’s ready to support R&D from day one. Adaptive reuse schemes that deliver lab-ready units — rather than shell-and-core — are proving particularly attractive.

2. Location remains non-negotiable
The “Golden Triangle” of London, Oxford, and Cambridge is still very much in demand, and occupiers prioritise proximity to research institutions, access to talent, and the vibrancy of an urban ecosystem. Being embedded in a collaborative environment is as important as the physical space itself.

3. Reuse can be competitive on both cost and carbon
In constrained urban settings, the cost of demolition and new build can equal — or even exceed — that of a high-quality conversion. Add to that the ESG advantages of retaining embodied carbon and minimising construction waste, and reuse becomes not just financially viable but also environmentally responsible.

Of course, adaptive reuse isn’t always simple. Lab conversions bring specific technical challenges: vibration sensitivity, floor-to-ceiling height requirements, structural loading, and servicing logistics all require careful consideration. But, as our panellists stressed, these issues are manageable — if the base building is right.

The conversion of Victoria House in Bloomsbury was a case in point. Its generous floor-to-ceiling heights, pre-existing atriums (ideal for ductwork), and robust concrete frame made it a strong candidate for life sciences use. Thoughtful design and early engagement with technical consultants made the difference.

As legal and real estate professionals, we’re being asked to think more creatively — and strategically — about how to unlock value from existing assets. Adaptive reuse sits at the intersection of that challenge: part planning, part engineering, part ecosystem-building.

What stood out most in this panel was the sense that the sector is maturing. Occupiers are more discerning, capital is more selective, and delivery risks are under closer scrutiny. In that context, reuse isn’t a compromise — it might be the smarter route forward.