Vacancy as an Opportunity: How Empty Offices Can Become New Spaces
- Gunnar Gombert STRATEGY CONSULTING
- Jul 8
- 2 min read
Insights from the Ten Towers Excursion as Part of the URBAN VACANCIES Initiative
The trend is clear: structural vacancy in German office real estate markets is on the rise. Hybrid work, increasing ESG requirements, and shifting space demands have led to a growing number of empty offices. But vacancy is not just a risk—it’s also an opportunity. The key question is: What can we do with vacant office buildings?
This question is being addressed by Prof. Dr. Gunnar Gombert together with Prof. Dr. Bettina-Maria Müller as part of an interdisciplinary teaching project at the IU International University. Under the umbrella of the URBAN VACANCIES initiative, students from the Architecture and Real Estate Management programs explore how vacant office spaces can be transformed, repurposed, or completely reimagined.
Bridging Theory and Practice: Excursion to the Ten Towers
A highlight of the current semester was a joint excursion to the Ten Towers in Munich. This iconic ensemble in the east of Munich is representative of many large-scale office properties built in the 1990s and 2000s: well-connected by S-Bahn and tram, solid building structure—but facing increasing vacancy and pressure for repositioning.
On site, students had the opportunity to analyze the complex not only from an architectural perspective but also from an economic and strategic point of view. This was made possible thanks to the support of WealthCap.
In an open dialogue with Janny Stimmer and Ralf Boethling, students discussed key questions such as:
What structural and economic barriers stand in the way of repurposing?
Which target groups could occupy such buildings in the future?
What role do ESG, building regulations, and tenancy law play in transformation processes?
Interdisciplinary Collaboration as a Key to Innovation
What makes this project special is its interdisciplinary approach: students from architecture and real estate management work side by side. While some focus on design and technical feasibility, others contribute market and investment perspectives.
This exchange at eye level not only strengthens problem-solving skills but also enables realistic and implementable transformation scenarios. The visit to the Ten Towers clearly demonstrated the value of cross-disciplinary thinking.
URBAN VACANCIES: The Initiative Continues
The excursion was part of the URBAN VACANCIES initiative, which is being continued and further developed at IU’s Munich campus. The goal is to work with industry partners to develop interdisciplinary solutions for urban vacancy—across disciplines and use cases.
Gunnar Gombert supports the project both academically and through his network of real estate industry stakeholders.
Conclusion:Vacant office buildings are not just a temporary phenomenon—they reflect a deeper structural shift. With interdisciplinary thinking and bold ideas, new opportunities can emerge from these empty spaces—benefiting users, investors, and cities alike.
