AI in life sciences real estate: wet to dry

COMMENT The explosion of data and artificial intelligence in life sciences is transforming the sector, accelerating drug discovery and supporting research areas such as generative design. This change is also reshaping life sciences real estate, driving a shift from traditional “wet labs” – spaces designed for hands-on experimentation with biological materials and chemicals – to “dry labs” focused on computational analysis, modelling and bioinformatics. The demand for dry labs presents challenges for developers, investors and life sciences companies, but if managed correctly can also unlock new opportunities and help to facilitate new scientific breakthroughs. Rethinking space The rise of dry labs is a direct consequence of the increasing importance of AI and computational methods in life sciences. These dry labs require a different design and infrastructure compared with traditional wet labs, including robust power systems, specialised HVAC for high-density computing equipment, and flexible layouts to accommodate evolving technological needs. Unlike wet labs, which prioritise containment and handling of hazardous materials, dry labs demand high-bandwidth data connectivity, server rooms and advanced cybersecurity measures. This shift in requirements necessitates a fundamental rethink of lab space design. The specialised nature of dry labs presents a compelling investment opportunity. Developers who can anticipate and cater to the unique needs of these spaces are poised to capitalise on the growing demand. However, simply repurposing existing spaces isn’t always feasible. The complex technical requirements of dry labs, including specialised equipment for AI, automation and robotics, significantly increase the capital outlay. Building on spec is also challenging, as individual research teams will have highly specific requirements for their AI-driven workflows. Understanding the client’s specific research needs is paramount, encompassing not only the technical requirements for AI and computation, but also how the lab will facilitate collaboration and innovation. It is important that labs strike the right balance between open spaces for team-based work, and closed environments for specialised equipment or research requiring privacy. Flexibility is also key in laboratory design, allowing for easy expansion, reconfiguration and varied uses should new tenants or teams need them. AI can also support with the process of lab design, for example AI-powered tools such as building information modelling and digital twins enable the creation of virtual lab spaces which can assist with planning. These tools can simulate scenarios, analyse workflows, and identify potential design clashes before construction, saving significant cost and time. AI also contributes to evidence-based design, optimising factors such as air quality and daylight to enhance researcher well-being and productivity. Continued evolution Despite the potential of AI to revolutionise lab design, a significant gap exists between recognising its importance and implementing effective strategies to integrate it into the life sciences-built environment. Our Future of Work report found that while 85% of life sciences businesses believe AI can address major real estate challenges, and 45% anticipate the need for tech-enabled lab spaces, only 51% have a strategy for embedding AI in their real estate functions. This intention-action gap could hinder the ability of life sciences companies to fully leverage the power of AI, potentially slowing down the development of new dry labs. Developers who embrace AI and integrate it into their design and construction processes will be best positioned to meet the evolving needs of life sciences companies. This includes not only providing the necessary physical infrastructure for dry labs but also incorporating smart technologies that could optimise energy efficiency, security and overall operational performance. The future of life sciences real estate is inextricably linked to the continued evolution of AI and other advanced technologies. The current adoption gap represents a significant challenge, but also a tremendous opportunity. If managed correctly, the evolution in life sciences real estate could help to boost scientific innovation and help the sector enter a new age of discovery. Michelle Pattison is managing director of life sciences in EMEA at JLL