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Constrained supply, resilient rents and infrastructure challenges reshape opportunities for owners and occupiers, says Colliers.
Shifting demand patterns across EMEA real estate are creating new opportunities and challenges for property owners and occupiers, as residential assets, data centres and specialist operating sectors gain prominence while supply constraints continue to support rental performance across many traditional asset classes.
According to Colliers’ EMEA Capital Markets Snapshot | Q2 2026, occupier fundamentals remain strongest in sectors where supply is constrained, supporting resilient rents across prime offices, logistics and many living-sector assets. At the same time, growing demand for digital infrastructure, senior living and healthcare is increasing the importance of operational expertise, infrastructure availability and specialist asset management.
The findings suggest that owners are increasingly able to create value through refurbishment, repositioning, operational improvements and specialised management rather than relying solely on market-wide value growth. Meanwhile, occupiers continue to face limited availability of high-quality space in several sectors and locations.
Luke Dawson, Head of Global & EMEA Capital Markets at Colliers, said: “The market is becoming increasingly defined by where investors can create value operationally rather than relying on financial engineering.
“Residential platforms, digital infrastructure and specialist operating sectors are attracting capital because they offer long-term demand drivers, scalable growth opportunities and the potential for resilient income performance. Investors continue to deploy capital selectively, but confidence is improving where strong fundamentals support future performance.”
Across the office sector, demand remains focused on high-quality buildings that can support modern workplace requirements. Vacancy is stabilising in the strongest locations, while constrained supply continues to support prime rental growth. Secondary stock continues to face greater challenges, creating increasing emphasis on refurbishment and repositioning strategies.
Industrial and logistics assets continue to benefit from resilient occupier demand linked to supply-chain resilience, advanced manufacturing and defence-related activity. However, limited development pipelines and higher construction costs continue to restrict new supply in many markets.
The report also highlights the growing importance of operational real estate sectors. Residential demand remains strong across build-to-rent, co-living, student accommodation and senior living, while data centres continue to expand as demand for digital infrastructure accelerates. Power availability is emerging as a more significant constraint than land supply in several major European markets, including London, Frankfurt, Amsterdam and Dublin.
Damian Harrington, Head of Research, Global Capital Markets & EMEA at Colliers, said: “The most significant market signal is not simply improving investment volumes but changing allocation patterns. Investors are increasingly directing capital towards sectors supported by demographic, technological and operational drivers.
“Residential assets, data centres and senior living are gaining market share because they align with long-term structural demand trends, while constrained supply continues to support rental performance across several traditional sectors. The result is a market that is becoming more specialised, more platform-driven and increasingly focused on operational expertise.”
Looking ahead, Colliers expects operational performance, infrastructure availability and supply constraints to remain key drivers of real estate decision-making across EMEA. For owners, this is likely to increase the importance of asset quality, building performance and active management strategies. For occupiers, it reinforces the need to secure the right space in sectors and locations where availability remains limited.
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