The Return of the City

A 2024 Retrospective of the City Pulse

2021 2023

Percent of respondents
who feel optimistic
about their city’s future
49% 63%
TABLE OF CONTENTS 04 Global Summary 14 Case Studies 40 Appendix

Urban living has taken a complex 16 Austin 28 New York Global Data
trajectory, showing key improvements 20 London 32 San Francisco Methodology
alongside persistent challenges.
24 Mexico City 36 Singapore Sample Descriptions
For urban residents still thinking about Bibliography
moving, many are now considering
cities with more people.
When it comes to city life, urban
residents are more positive, engaged,
and optimistic.

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CITY PULSE RETROSPECTIVE l GLOBAL SUMMARY

FOUR KEY DRIVERS

NEIGHBORHOOD
DESIGN

Neighborhoods that
are beautiful, authentic,
and clean—and that

Perceptions of
prioritize pedestrians
over cars.

urban life EMPLOYMENT

OPPORTUNITIES

have shifted Positive and increasing

opportunities for job

since the height

growth and career
advancement in the city.

of the pandemic. 2021 2023 “BIG CITY”

PROBLEMS

Cities that feel too

Gensler launched its first City Pulse study in 2020 Leveraging these ongoing data collections, we were This report begins by revisiting those four factors, big, too crowded, and
during the first weeks of the global pandemic. In able to identify the statistical drivers of whether or illustrating how global perceptions have shifted in 15 too noisy—and those
alignment with Gensler’s core mission to make a not a person was planning to stay in their city or global cities between 2021 and 2023. Next, we take a that are losing their
positive impact in the cities and communities in relocate. We found that neighborhood design— closer look at findings from Austin, San Francisco, New cultural heritage.
which we work, and the Gensler Research Institute’s where people feel that their neighborhoods are York, London, Mexico City, and Singapore. We examine
mandate to conduct investigations and collect beautiful, authentic, clean, and pedestrian-friendly—is how some cities that thrived during the pandemic
data in support of these goals, we felt a keen a positive driver in attracting and retaining residents. are fighting to maintain their vitality, while others AFFORDABILITY
responsibility to research how the public health Similarly, employment opportunities and job/career that struggled under lockdown are showing signs of CHALLENGES
crisis and resulting lockdowns would affect and growth also make people want to stay in their cities. resurgence. A common theme emerges from our data:
influence urban life. As we continued the research However, “big city” problems like noise, crowds, urban life has pain points, but the desirability of cities is
into 2021, and while headlines around the world and a loss of cultural heritage are likely to make persistent. From the bubonic plague of medieval times to Cities and neighborhoods
proclaimed the death of cities, we set out to discover people want to move. Affordability challenges at 1918’s Great Influenza, pandemics have catalyzed urban that are becoming
what might keep them alive. the city and neighborhood level can also drive urban reinvention. Our research shows that we are once again less affordable, and
residents away. at that pivotal historical moment: the return of the city. where residents struggle
to save.

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CITY PULSE RETROSPECTIVE l GLOBAL SUMMARY

Urban living has

taken a complex
trajectory, showing key
improvements alongside
persistent challenges.
Overall, city dwellers feel that many aspects of urban life
have improved since 2021. However, certain obstacles—
particularly those around cost and affordability—have
become more challenging.

Urban residents are Opportunities for employment Many “big city” problems are City dwellers around the
feeling better about and career advancement have improving—but many people world are struggling with
their neighborhoods. increased for global residents. still feel their cities are too big. affordability challenges.

At the start of the COVID-19 pandemic, levels of The pandemic initiated one of the most severe Our cities have undergone a series of dramatic shifts A volatile/uncertain global economy continues
neighborhood isolation intensified as cities around employment crises since the Great Depression, in recent years as a result of the impacts of the to align with urban residents reporting individual
the world went into lockdown. Rates of violence and triggering a mass overhaul of not only how and where pandemic on our work, life, and travel patterns. Our financial challenges. While the pandemic disrupted
crime increased in many neighborhoods—particularly we worked, but the availability of work in general. 2023 data offers an insight into how those trends the production and distribution processes of
those that were already socioeconomically Fortunately, labor markets around the world are are evolving. Half of respondents feel that their many industries, other forces like extreme
disadvantaged or marginalized. Our data indicates showing signs of recovery. The global unemployment cities have clean air (compared to 45% in 2021), and weather events, Russia’s invasion of Ukraine, and
that some of these concerns are receding—residents rate dropped from 6.6% in 2020 to an estimated 5.1% fewer respondents feel that their city is too noisy the Israeli-Hamas war have driven the prices of
of the 15 cities profiled in this data felt more positively in 2023. Since 2021, our data has shown a 13% increase (44% in 2023 vs. 47% in 2021) or losing its cultural many commodities to near-record highs around
about their neighborhoods and cities in our most in people who feel that their career advancement heritage (36% in 2023 vs. 37% in 2021). Despite these the world. 45% of global respondents say that they
recent 2023 data than they did in 2021. More people has gotten better (40% in 2023 vs. 27% in 2021), and improvements, more respondents in 2023 believe are living paycheck to paycheck (an increase of
think that their neighborhoods feel authentic (66% an 8% increase in people who feel that employment their city is “too big” (43% in 2023 vs. 36% in 2021). As 8% from 2021). Additionally, 63% of respondents
in 2023 vs. 60% in 2021), beautiful (67% in 2023 vs. opportunities in their city have improved (44% in we found in our 2022 Urban Mobility report, today’s feel that living in their neighborhoods is not as
59% in 2021), clean (65% in 2023 vs. 60% in 2021), 2023 compared to 36% in 2021). According to global city dwellers want to be located closer to work, affordable as it was a year ago (an increase of
and welcoming (63% in 2023 vs. 55% in 2021). More sources, more women left the workforce than men errands, shopping, and leisure than they did before 8% since 2021).
respondents (60% in 2023 vs. 52% in 2021) also feel during the pandemic. Our data shows that, in fact, the start of the pandemic. The increased desire for
that their neighborhoods offer multigenerational this gap continues to persist—men are 1.4x more likely walkability that emerged during the public health
housing options. Additionally, 49% of urban residents than women to feel that their career advancement and crisis remains an important requirement.
feel that their neighborhoods prioritize pedestrians employment opportunities have improved.
over cars (compared to 40% in 2021).

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CITY PULSE RETROSPECTIVE l GLOBAL SUMMARY

Two-thirds of urban residents say that Perceived career advancement and Urban dwellers feel that their city’s air Nearly half of respondents live paycheck
their neighborhoods feel authentic, employment opportunities have quality and noise level have improved, but to paycheck, and two-thirds feel that their
beautiful, clean, and welcoming. improved for global respondents. more people feel that their city is too big. neighborhoods are becoming more expensive.
Percentage of global respondents who agree with Percentage of global respondents who feel that Percentage of global respondents who agree with Percentage of global respondents who live paycheck to
each statement about their neighborhoods. their career advancement has gotten better and that each statement about their cities. paycheck and who agree that their neighborhoods are
employment opportunities in their city have improved. becoming less affordable.

My neighborhood feels authentic.​ My career advancement has gotten better. 2021 2023 I live paycheck to paycheck.

2021 60%

2023 66%
37%
40% 43%
27% 36%
My neighborhood is beautiful.
59%
2023
My city is too big.
67% 2021 2023 2021

48% Men
My neighborhood streets are clean.
31% 35% Women 50%
60% 24% 45%
45%
65%

My city has clean air.

My neighborhood prioritizes people over vehicles. Living in my neighborhood is not as affordable as
Employment opportunities in my city have improved. it was a year ago.
40%
49%
47% 44% 55%

Everyone feels welcomed in my neighborhood. 36% 44%

55% My city is too noisy.​

63% 2023
2021
2021 2023

My neighborhood has good housing options for 52% Men

different generations. 40% 37% 36%
38% Women
52% 33%
My city is losing i​ts 63%
60% cultural heritage.

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CITY PULSE RETROSPECTIVE l GLOBAL SUMMARY

THE IMPACT OF REMOTE WORK

For urban residents ON THE DESIRE TO MOVE

still thinking
The COVID-19 pandemic triggered
a mass decentralization of the office.
Even as many companies bring

about moving, workers back to the workplace, this

legacy has lasting impacts on how
and where people not only work,

many are now but live. Our data shows that remote
work is having less of an impact

considering cities
on people’s desire to relocate than
it did in 2021. However, it is still a
driving consideration for roughly

with more people. 40% of urban residents.

The ability to work remotely has

40% of urban residents say they are likely Cities with more people are now the most made me think about moving out
to move out of their current city. popular move destination. of my city.
While a much-predicted global urban exodus
Percentage of global respondents who are likely to Of those who are likely to move, the percentage of global
seems to have not materialized, global move move out of their cities. respondents who want to move to each destination. 2021 2023
intentions are on the rise. With a few exceptions
(Atlanta, Mexico City, and Toronto), all cities in 32%
our sample showed an increase in the number of 2021 2023
respondents who are likely to relocate. Shanghai,
Denver, and London show the largest growth in 30% 47%
potential movers. 40%
12% A city with
More people want to move today than in 2021, more people
and where they want to move has changed. Fewer 2021
respondents want to move to the suburbs or rural 20% 20%
areas, and 73% percent of those who want to move A city with a similar
intend to relocate to a city of some kind. The most population size
The ability to work remotely has
popular destination is a city with more people,
34% made me think about moving to a
indicating that the draw of density has rebounded 23% different part of my city.
after a time marked by social distancing. History A city with
shows us that cities rebound after pandemics—and fewer people 2021 2023
the public health crisis of recent years looks to be
no exception.
2023 20% 16%
The suburbs 47%
41%

15% 11%
A rural area
40%

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CITY PULSE RETROSPECTIVE l GLOBAL SUMMARY

When it comes Optimism for the future of cities has improved by 14 percentage points.
Percentage of global respondents who are optimistic, neutral, or pessimistic

to city life, urban

about the future of their cities.

residents are more 2021

49%
Optimistic
32%
Neutral
19%
Pessimistic

positive, engaged, 2023

63% 21% 16%

and optimistic.
Optimistic Neutral Pessimistic

Global residents in most cities are more likely to recommend

their urban centers as great places to live.
Our data shows that urban residents are increasingly
This chart shows the Net Promoter Score (NPS) of each city surveyed in 2021 and 2023.
satisfied with their cities as places to live. With a few A widely used market research metric, NPS gauges customer loyalty and satisfaction by
exceptions (Toronto, Charlotte, Singapore, and New asking respondents to rate their likelihood to recommend a company, product, or service
York), all cities have a higher Net Promoter Score to others. NPS = Promoters – Detractors
than they did in 2021. The cities with the largest
increase in the number of Net Promoters are –30 0 70
Shanghai
Shanghai, London, Mexico City, and San Francisco. 38 64
Additionally, not only are urban residents more likely Atlanta
to recommend their cities as great places to live, 20 22
they are also more engaged. 35% of respondents say Mexico City
2 18
they participate in community planning decisions, London
compared to 24% in 2021. –10 17
San
Optimism for the future of cities has improved by Francisco 0 16
14 percentage points—one of the largest response Denver
–1 12
increases in the entire study. Optimism is particularly
Charlotte
high among younger residents. 70% of Millennial 7 13
respondents (a 14% increase from 2021) and 62% of New York
Gen Z respondents (an 18% increase) report feeling 6
positively about their city’s future. This shows that the Los Angeles
–5 5
allure of cities—and the opportunities for connection, Seattle
culture, and career advancement that they bring— 45
remains strong, and will likely continue to grow Austin
1 4 On average,​cities have a positive
stronger in the years to come. Chicago
–4 3
NPS rating, which means that
Singapore most residents would recommend
2 5 their cities as great places to live.​
Toronto
–16 4
Paris
–20 –19

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CITY PULSE RETROSPECTIVE l CASE STUDIES

AUSTIN

Every city around

the world tells a LONDON
different story.  
Cities are arguably one of humanity’s
greatest creations—they are our repositories
Design Manager for Gensler Mexico City.
“Denser environments have to work because
This report presents a closer look at six
different cities around the world: Austin,
MEXICO CITY
of unique histories, cultures, and values they need to meet the needs of so many London, Mexico City, New York, San
that serve a broad range of people, populations,” added Ben Tranel, Principal and Francisco, and Singapore. We pulled these
environments, economies, and political Managing Director of Gensler San Francisco. cities from the headlines to learn deeper
structures. Quantifying the ever-changing “Cities are incredibly dynamic. They are lessons about how they navigated the public
nature of urban environments is the basis always changing, always evolving.” health crisis and understand what the future
for our yearly City Pulse study. Through this may hold. We begin each case study with
research, we explore the year-over-year shifts The richness of urban life is something that an overview of the journey that each city
in attitudes, perceptions, and experiences of we feel passionately about as a firm. “Cities took during the pandemic. We then delve NEW YORK
cities around the world—and leverage this provide access to everything in life, be it deeper into where each city was during our
data to identify opportunities to improve the work, be it culture, be it entertainment,” said 2021 data collection, and where each city
urban experience for all. Joe Lauro, Principal and Managing Director has evolved. Finally, we discuss our City
of Gensler New York. “They’re a magnet Pulse findings as they relate to five topics:
As we explored the data and began writing for helping people achieve the things they city experience, work, financial situation,
this study, we reached out to Gensler leaders want in their lives.” Athely Guedes, Principal well-being, and central business district/
around the world to understand what cities and Managing Director of Gensler London, downtown experience. Exploring these case
mean to them. “Cities are a place where we
see innovation thrive based on the proximity
agreed, adding, “The diversity and energy
that you find in cities creates opportunity
studies provides nuanced insights into how SAN FRANCISCO
cities are navigating challenges and creating
of great minds to available resources,” for people.”   the future of urban life.
said Eduardo Ramos, Principal and Senior

SINGAPORE

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CITY PULSE RETROSPECTIVE l AUSTIN . LONDON . MEXICO CITY . NEW YORK . SAN FRANCISCO . SINGAPORE

MEETING FAST
During the pandemic, Austin was a hot To improve its traffic and transportation
attraction. Tech workers, investors, and experience, the city approved a plan for
startup companies flocked to the city, Austin Light Rail that will expand and

GROWTH, AUSTIN’S attracted to its lower cost of living, trendy

lifestyle, and business-friendly environment.
improve the city’s transit network. “Austin’s
really stepping up to the plate,” said Todd

INVESTMENT IN
Austin’s emphasis on work-life balance has Runkle, Principal and Managing Director
been alluring to recruits and an incentive for of Gensler Austin. “From smart urban
top talent to stay put. The city’s popularity planning to working hand in hand with the

INFRASTRUCTURE has brought about some growing pains

related to housing and traffic. However,
Austin has been swift to rise to these
community, they’re making sure this city
stays amazing. And let’s not forget, with its
vibrant culture, awesome food scene, and
IS PROVIDING challenges. Austin has built housing faster
than any major metro in the U.S. for the past
commitment to sustainability, investing in
real estate here just makes sense. It is the

NEW RESILIENCE. six years—with median house prices falling

more than 4% annually.
place to be.”

AUSTIN
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AUSTIN THEN AUSTIN NOW

Austin was on a roll in 2021. The city’s metro area added nearly job losses. With so many new jobs drawing an influx of Austin is currently the 11th largest city in United States and have been designed as one-stop complexes, providing a singular
63,000 residents—the continuation of a decade-long trend residents, the competition for housing was beginning to its most rapidly growing metropolitan area. However, Austin’s destination for working, living, shopping, and recreation. To
during which Austin’s population exploded by 33%. The driver impact a real estate market that was once attractive because explosive growth and increasing rents have begun to price out further the city’s resilience, Austin’s economic development
was jobs. Austin continued its surge as one of the top American of its affordability. Still, the city continued to benefit from its portions of the city’s foundational artistic community. 6 million agency pledged $35 million toward recruiting emerging
tech hubs—regaining 96% of spring 2020’s pandemic-related reputation as a center of culture and creativity. square feet of new office space will become available within the industries, attracting global markets, filling the talent pipeline,
next decade, the fastest rate for office market growth on the and improving quality of life.
continent. To appeal to young workers, many of these buildings

CITY EXPERIENCE WORK FINANCIAL SITUATION DOWNTOWN EXPERIENCE

Three out of four Austin Opportunities for career in Austin, 44% of respondents said they Nearly four out of five 2021 2023 Three-quarters of Austin
thought the opportunities have gotten
residents feel their city advancement in Austin better, a 4% decline from 2021. A slightly Austin residents feel that residents feel that their
provides a great experience. have improved. higher percentage of people say they want their neighborhoods are downtown provides a
63% of Austin residents are satisfied with Perceptions about career opportunities
to move out of the city (54% in 2021 vs. becoming less affordable. 72%
77% great experience.
51% in 2023) or relocate within their city
their current living situation, a decrease have strengthened in Austin. 33% of (45% in 2021 vs. 51% in 2023) because of 77% of Austin respondents feel that living 63% Our data showed 75% of Austin residents
of 1% since 2021. The number of people residents feel that prospects for their the ability to work remotely. Overall, 68% in their neighborhood is not as affordable 55%
Global think Downtown Austin provides a great
who feel their city provides a great own career advancement have improved, of Austin respondents are satisfied with as it was a year ago. That’s a 5% increase experience (down 3% from 2021). When
experience (75%) has also decreased by up from 26% in 2021. Yet on the broader their city as a place to work. from 2021, and 14% higher than the global asked which physical improvements they
4%. Additionally, 38% of Austin residents question of employment opportunities average. Additionally, 48% of Austin wanted in Downtown Austin, residents
say that the city is too noisy, a number residents say that they live paycheck to most often named reduced traffic
that’s remained stable over time. And paycheck, an increase of 4% from 2021. congestion (56%) and adding more green
2021
fewer people believe that Austin has clean space (34%).
air—54% in 2023 vs. 63% in 2021.

Q. Living in my neighborhood is not as 2021 2023

74%
2021 Global affordable compared to a year ago.

26% 78%
79% 27% 2023 75%
Global WELL-BEING 73%
Global
Two out of three Austin 2023
residents say the city
2023 76%
supports their well-being.
A healthy percentage of residents (67%)
75% say they are satisfied with Austin as a

67%
place that supports well-being. However,
anxiety is on the rise with 44% of
33% respondents saying they feel nervous
or anxious on some days (up 10% from
Q. My city provides a great experience.
2021). Fewer people say they never
40% experience anxiety (down from 30% in
66%
2021 to 21% in 2023). Global
Q. My career advancement has gotten better. Q. My city supports my well-being. Q. M
 y central business district
provides a great experience.

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CITY PULSE RETROSPECTIVE l AUSTIN . LONDON . MEXICO CITY . NEW YORK . SAN FRANCISCO . SINGAPORE

POST-PANDEMIC,
During the pandemic, London suffered opportunities that have always made the
higher COVID-19 infection and casualties urban center a magnet. And with new office
than other UK regions, triggering and mixed-use developments planned for

LONDON IS DRAWING strict restrictions that strained the city.

Additionally, one study estimated nearly
Central London and Canary Wharf, the city
appears to be on the brink of reinvention.

BACK PEOPLE, JOBS,

700,000 people left London in 2020–2021, “London is a trillion-dollar European economy
mostly foreign-born workers doubly and continues to pioneer in innovation,” said
motivated to relocate by the virus and Brexit. Richard Harrison, Principal and Managing

AND BUSINESSES. However, as the city emerges from the public

health crisis, “boomerang Londoners” are
returning for the social, cultural, and career
Director of Gensler London. “It’s a hugely
diverse city with some of the best talent. It’s
a fundamental global presence.”

LONDON
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LONDON THEN LONDON NOW

Britain’s cost-of-living crisis started in 2021, sparked by high During the pandemic, a wave of migrants flooded out of the While the pandemic made housing less affordable and widened 2023, compared to 36% during the same period in 2022. Fewer
inflation and intensified by tax increases and rising energy country—an exodus estimated at 8% of the capital’s population economic inequality gaps, COVID-19 also made London more than 40% were working in a hybrid mode. While these numbers
prices. By October 2022, inflation had reached 11.1%, a 41-year of 10 million Europeans employed in hospitality or other service livable. The city offered more opportunities for outdoor dining, do not match pre-pandemic levels of office attendance, the
high. Wage growth fell behind, and the largest tax increases in industries. While some disputed this figure as too high, business added more bicycles and scooters, and improved air quality. upward trend indicates a steady recovery. Despite the hurdles
decades weakened purchasing power. More jobs were lost in owners were alarmed by the resulting labor shortage. Additionally, workers steadily made their way back to the office. faced, London is succeeding in drawing back residents,
London than in any other UK region. Recruitment agency Hays found that about 43% of employees employees, and businesses to its vibrant streets.
worked exclusively in the office between August and September

CITY EXPERIENCE WORK FINANCIAL SITUATION DOWNTOWN EXPERIENCE

More Londoners 2021 2023 Londoners are feeling Neighborhood Londoners feel the City of feel they provide a great experience,
a 4% increase from 2021. Among the
feel their city offers a bullish on work and affordability is still a London and Canary Wharf physical improvements people want to
great experience. 81% employment opportunity. struggle for Londoners. provide a great experience. see in the city, adding more green space
74% (43%), improving the streetscape (33%),
Londoners offered mixed signals on living 76% Londoners are feeling significantly better 52% of London respondents say that they’re When asked about the City of London
Global and reducing traffic congestion (32%)
conditions in the city. For example, 61% about work. Our data shows 41% of living paycheck to paycheck, compared to and Canary Wharf, 79% of Londoners were the most selected answers.
of Londoners indicated they are satisfied 69% Londoners feel their opportunities for 29% in 2021. That 23% increase is the largest
with their current living situation—a career advancement have improved—a we observed in the study. Additionally, a
6% decrease from 2021. And yet, more 26% increase from 2021. Similarly, 40% staggering 77% of London residents feel 2021
respondents (69% in 2021 vs. 81% in of Londoners think that employment that living in their neighborhood is not as
2023) feel that London provides a great opportunities in their city have gotten affordable compared to a year ago. That’s
experience. In a similar vein, more better, compared to 19% in 2021. When one of the highest numbers in our study
Londoners said their city was too noisy asked if the ability to work remotely had and a 20% increase from 2021.
(56% in 2023 vs. 53% in 2021), and at risk made them think about moving to a
of losing its cultural heritage (49% in 2023 different part of the city, 31% of respondents
vs. 40% in 2021). Yet significantly more said yes (a decrease of 9% from 2021), while
2021 2023
Londoners believe their city has clean air 41% have thought of moving out of the city 75%
(40% in 2023 vs. 23% in 2021). Q. M
 y city provides a great experience. completely as a result of remote work. 80% 73%
of the Londoners we sampled are satisfied Global
with their city as a place to work. 2023

WELL-BEING 36%
2021 Global
Anxiety levels are rising, 2023
but the majority of London 52%
19% 79%
residents feel the city 45%
Global
supports their well-being. 37% 75%

Gauging markers on well-being, 29%

2023

65%
44%
Londoners are feeling more anxiety some
of the time—an increase from 36% in
2021 to 43% in 2023. Fewer people say
they are not feeling anxiety at all—down 40%
from 42% in 2021 to 34% in 2023. 65% of
respondents say they are satisfied with 66%
London as a place that supports their Global
overall well-being.
Q. My city supports my well-being. Q. Employment opportunities in my city Q. I live paycheck to paycheck. Q. My central business district provides a great experience.
have gotten better.

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CITY PULSE RETROSPECTIVE l AUSTIN . LONDON . MEXICO CITY . NEW YORK . SAN FRANCISCO . SINGAPORE

MEXICO CITY IS
Mexico City exploded in popularity during the U.S. Despite this influx of capital and
the pandemic. The city’s population grew accelerated economic growth, a water
by some 600,000 people (up from 1% shortage reached a crisis level. The threat

RECKONING WITH annually to about 3%) between 2019 and

2023, according to The World Population
emerged through many factors—from
geography to infrastructure—that were

EXPLOSIVE ECONOMIC
Review. But this was not organic growth— compounded by climate change. “Even as
a seismic shift took place. As multitudes we navigate the water crisis, Mexico City is a
of locals returned to their home provinces resilient city that continues to reinvent itself.

GROWTH ALONGSIDE to escape the virus, a wave of foreigners

took their place, gentrifying neighborhoods
and driving up housing costs. But, as world
The innovation and entrepreneurial spirit
here are comparable to few cities in the
world. Our city is full of opportunities—
A MOUNTING economies rebounded, Mexico City reaped
the benefits of huge foreign investments
a gigantic market that is open and eager for
new ideas and welcoming to new people,”

WATER CRISIS. by companies seeking to relocate their

operations or link with partners closer to
said Carlos Pérez-Gavilán, Co-Managing
Director of Gensler Mexico City.

MEXICO CITY
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MEXICO CITY THEN MEXICO CITY NOW

In 2021, masses of Mexico City residents had returned to their made the city more unaffordable for locals. According to one Robust population growth, coupled with an influx of foreigners, undertaking a 3-year project to install, develop, and improve
hometowns to care for family or escape the challenges of living survey, 55% of Mexico City respondents were struggling to heightened the cost-of-living crisis in Mexico City. As it became water infrastructure to help the city cope. While office space
under lockdown. Their exodus upended the city’s real estate pay their rent or mortgage. Many moved because they couldn’t one of the world’s top destinations for long-term renters, more occupancy inched back up, remote work caught on. The
sector. Droves of foreigners, attracted by the abundance of afford their rent. Beyond that, the pandemic destroyed and more Mexicans were displaced as many neighborhoods work from home trend was so pronounced that buildings in
vacant housing, chose Mexico City as the place to wait out the 12 million formal and informal jobs, about 3 million of which gentrified. The shortage of housing was underscored by an MIT some office corridors were being converted into apartments,
pandemic. In the process, rising housing prices and inflation had not been recovered by 2021. study concluding that Mexico needs to build 800,000 housing hospitals, and stores. Even so, more than 75% of employees
units a year for two decades to keep up with demand. As for have returned to the office, according to CBRE.
the water crisis, Conagua, the national water commission, is

CITY EXPERIENCE FINANCIAL SITUATION DOWNTOWN EXPERIENCE

74%
Mexico City ranks very numbers are high as well, with 79% of 2021 Global Mexico City is performing More than 8 out of 10
respondents feeling their city offers a 85% 2023
high on living experience, great experience (compared to 72% in better on affordability than Mexico City residents
with some of the largest 2021). The percentage increases for living
72%
the global average. think their CBDs provide 75%
87% 2021
Global
gains in our study. situation and city experience are some
42% of Mexico City respondents say that a great experience.
of the largest in the study. Fewer people
Known for its good food and rich culture, believe that their city is too noisy (77% in living in their neighborhood is not as Overall, 85% of respondents think Mexico 73%
Mexico City rated high in our study. 2021 vs. 66% in 2023) or losing its cultural affordable as it was a year ago (up from City’s CBDs (Paseo de la Reforma, City
70% of people were satisfied with their heritage (44% in 2021 vs. 33% in 2023), 2023 76% 37% in 2021). This number is 21% lower of Santa Fe, and Insurgentes) provide a
current living situation, which is one of the and more feel that their city has clean air than the global average. Additionally, 40% great experience—down 2% over two
highest ratings in this study. Experience (15% in 2021 vs. 25% in 2023). of Mexico City respondents say that they years. In terms of physical improvements,
live paycheck to paycheck (a 3% increase
79% people are most eager to see less traffic
from 2021). congestion (45%), more green space
(44%), and improved public transit and
micromobility options (37%).
2021 2023 Q. M
 y central business district
Q. My city offers a great experience. provides a great experience.

WORK
WELL-BEING
Perceptions of career comes to employment opportunities, 37% 2021 2023
believe their work opportunities have Levels of anxiety are rising 2023
advancement are on the 63%
gotten better—an improvement of 25% significantly, but most
uptick, and the majority from 2021. Remote work is having less of 55%
Global respondents feel the city
are satisfied with the city an influence on move intentions compared
to two years ago, with roughly one-third supports their well-being.
as a place to work. of residents thinking about moving out of
42% When asked if they feel anxious on some

63%
For workers in Mexico City, career the city or to a different part of the city
(roughly an 8% decrease for both answers 44% 37% days, 41% of Mexico City residents said
advancement and employment are on the Global they do—a 9% increase from 2021. Even
rise. Half of respondents feel that their since 2021). And 70% of Mexico City
residents say they are satisfied with their 36% 37% so, 63% of respondents said they are
career advancement has gotten better, satisfied that Mexico City supports their
compared to only 34% in 2021. When it city as a place to work.
overall well-being.
12% 66%
Global

Q. Employment opportunities in my Q. Living in my neighborhood is not as Q. My city supports my well-being.

city have gotten better. affordable compared to a year ago.

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CITY PULSE RETROSPECTIVE l AUSTIN . LONDON . MEXICO CITY . NEW YORK . SAN FRANCISCO . SINGAPORE

THE PANDEMIC HIT

From America’s perspective, New York weekday. Even better, jobs returned to full
was the epicenter of the pandemic. A year strength—and then some—as the city set
after confirming the first case of COVID-19, a new record of 4.7 million jobs. “Some

NEW YORK HARD— more than 30,000 New Yorkers had died
and close to 800,000 had been infected.
speculated that the pandemic would mean
the end of New York City,” said Amanda

BUT ITS RECOVERY

The population decreased by 460,000 as Carroll, Principal and Managing Director of
people fled. Nightclubs, concert venues, Gensler New York. “But there’s a power in
and theaters were struggling, taking away the city you can’t replicate. It's built on a

HAS BEEN SWIFT. prime attractions for visitors. Nearly 200 of

the city’s 700 hotels closed. And Broadway’s
theaters shuttered for 18 months. After two
culture of excellence.” Carlos M. Martínez
Flórez, Principal and Managing Director of
Gensler New York, adds, “New York City
years of recovery, the city is reinvigorated. is a city that belongs to the world. It’s an
In January 2024, almost 70% of Manhattan incredible symbol of the modern era.”
workers were at their offices on a typical

NEW YORK
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CITY PULSE RETROSPECTIVE l AUSTIN . LONDON . MEXICO CITY . NEW YORK . SAN FRANCISCO . SINGAPORE

NEW YORK THEN NEW YORK NOW

When COVID-19 exploded in the U.S., New York City was the collapsed and crime rates spiked, but the housing market took Although the pandemic lingered, the city’s economy recovered food and health care, and get around. A surge in homelessness
epicenter. The rapid spread brought untold suffering, with off. In all five boroughs, the median sales price of co-ops and steadily. By early 2023, New York City had regained nearly all landed 70,000 people in city shelters. By December 2023,
roughly 800 fatalities daily. One out of five jobs vanished; in the condos rose 7% in 2021. Meanwhile, restaurants and theaters its lost jobs. The retail, dining, and hospitality sectors improved. office occupancy was only 19% lower than pre-pandemic levels,
restaurant industry, 70% of jobs disappeared. These job losses were on the brink of insolvency, while hotels were largely empty Apartments remained in high demand, with record-high sales. putting New York ahead of all other major U.S. cities. Despite
drove an enormous population drain, estimated at 336,677 from of the tourists that fed the city’s economy. On the other side, New York faced the worst affordability facing significant challenges, New York City’s remarkable
April 2020 to July 2021 as residents migrated away. Tourism crisis in 20 years. Fully half of the city’s households lacked the economic recovery showcases its resilience and durability in the
income to comfortably afford an apartment, obtain adequate face of disruption.

CITY EXPERIENCE WORK FINANCIAL SITUATION DOWNTOWN EXPERIENCE

More people say New York A growing percentage ability to work remotely seems to have More New Yorkers say New Yorkers are more
less of an influence on move intentions 2023
offers a great experience. cite improvements in than it did in 2021. There’s a 4% decrease they are living paycheck enthusiastic about
65% of New Yorkers are satisfied with career prospects and in the desire to move to a different part of to paycheck. 2021 Midtown Manhattan and
their current living situation, a number job opportunities. the city as a result of remote work (45%
46% of New York respondents Lower Manhattan as a
today vs. 49% in 2021), and a 9% decrease
that’s remained stable since 2021. But
A growing percentage of New Yorkers in the desire to leave the city entirely say that they are living paycheck backdrop for urban life.
more people think the city offers a great to paycheck (compared to 41% in
experience (78% today vs. 75% in 2021). feel that their own career advancement (38% today vs. 47% in 2021). A solid 69% Compared to 2021, the people of New York
(30% today vs. 22% in 2021) and citywide of respondents are satisfied with the city 2021). Additionally, 62% say that 37%
However, 57% of respondents feel that the living in their neighborhood is not feel more positively now about Midtown
city is too noisy, a number that’s remained employment opportunities (36% today as a place to work. 41% Manhattan and Lower Manhattan as
vs. 33% in 2021) have improved. But the as affordable compared to a year
stable since 2021. ago (an increase of 6% from 2021). places to enjoy the full spectrum of
Both numbers align with the global activities we asked about. The physical
2021 averages for these questions. improvements that people most desire are
74% 46% reducing traffic congestion (44%), adding
2021 Global 45%
more green space (35%), and improving
Global
walkability (35%). And 78% of respondents
Q. I live paycheck to paycheck. think Midtown Manhattan and Lower
Manhattan provide a great experience—
75% a response that’s the same as 2021.

2023 2021 2023

WELL-BEING
2023 Although 4 out of 10 New 2023

22% 30%
76%

Yorkers feel anxiety, the 78% 78%

majority say New York 73% 75%
78% Global
supports their well-being.
27% Numbers relating to well-being have

61%
Global remained stable over the course of the
40%
Q. My city offers a great experience. pandemic. However, 39% of New York
respondents say they feel anxious some
days. There’s also a slight increase (14% in
2021 vs. 15% in 2023) in the percentage
of people who say they feel anxious more 66%
than half of the time. Even so, 61% of Global
New Yorkers in our survey feel satisfied
Q. My career advancement has gotten better. with the city as a place that supports Q. My city supports my well-being. Q. M
 y central business district
their well-being. provides a great experience.

30 The Return of the City Gensler Research Institute 31

CITY PULSE RETROSPECTIVE l AUSTIN . LONDON . MEXICO CITY . NEW YORK . SAN FRANCISCO . SINGAPORE

SAN FRANCISCO IS
San Francisco’s rapid decline was headline Economist, San Francisco has no serious
news in 2021. Critics harped on the doom rival in AI, which pundits predict will power
loop describing the cycle of challenges— a global surge in productivity. The city

ON THE BRINK OF A from street crime to remote work—that

would leave the city in despair. But the city
accounted for nearly one-tenth of 2023
AI job postings in the U.S., more than

REVIVAL, FUELED BY
proved resilient. “This has always been a anywhere else, said the Brookings Metro
place of opportunity,” said Katie Buchanan, think tank. “That feeling is in the air again
Principal and Managing Director of Gensler that was here in 2011 and in the mid-90s,

AI, INNOVATORS, San Francisco. “There’s a mindset that you

can redefine yourself here that is very
much part of our culture.” And, in this
where it felt like all these founders and
entrepreneurs were onto something,”
said Ben Tranel, Principal and Managing
AND INVESTORS. case, the city’s redefinition just might be
the economic transformation spawned
Director of Gensler San Francisco. “There’s a
renewed sense that we’re on the cusp of the
by artificial intelligence. According to The next big thing here.”

SAN FRANCISCO
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SAN FRANCISCO THEN SAN FRANCISCO NOW

San Francisco took a hard hit during the pandemic. On the return to their offices. This left many San Francisco buildings The state of the city is a mix of good and bad. In the spring a boost. Startups that focus on AI began leasing more and more
streets, crime, drug overdoses, and homelessness soared. partially or mostly empty, damaging retail sales and disrupting of 2023, downtown had recovered 67% of its activity level office space. Investors showed confidence too, with venture
Between 2020 and 2022, the city’s population fell by 7.5%. city life. In addition, hundreds of businesses closed permanently. compared to pre-pandemic times, according to the University of funding to San Francisco–based startups bouncing back to two-
The exodus continued even as the health emergency drew to With the streets empty, personal safety became a greater Toronto School of Cities. But San Francisco’s office vacancy rate thirds of its peak in 2023. Then OpenAI, the creator of ChatGPT,
a close. Many San Francisco tech workers moved farther out concern. Negative media coverage took an enormous toll on hit a new high of 35% in December 2023. Meanwhile, T-Mobile, subleased nearly 500,000 square feet from Uber’s headquarters
to less expensive cities, while many living outside the city the city’s reputation: just 52% of Americans polled by Gallup in Whole Foods, and Nordstrom all announced they were leaving in Mission Bay—San Francisco’s biggest office lease deal
decided against relocating there. As the pandemic crisis and its 2022 viewed San Francisco as a safe place to live, plunging 18 the retail core. Just as things appeared to be at a low point, new since 2018. This move brings new hope that tech workers will
lockdown restrictions ended, many tech workers chose not to percentage points from its heyday in 2006. signs of life appeared. The rise of artificial intelligence provided reinvigorate the city’s downtown and economy.

CITY EXPERIENCE WORK FINANCIAL SITUATION DOWNTOWN EXPERIENCE

73%
Contrary to reports of the 2021 More people believe that Half of San Francisco A greater percentage 2021 Global

city’s demise, more people employment opportunities residents are living of San Franciscans
are feeling satisfied with have improved, and that paycheck to paycheck. now feel the Financial 62%
their living conditions in prospects for career 50% of San Francisco residents say that District provides a
San Francisco. 78%
advancement are better. they’re living paycheck to paycheck, great experience.
a 12% increase from 2021 and slightly
In spite of the headlines bemoaning In 2023, nearly half of respondents higher than the global average of 45%. Enthusiasm for the city’s Financial District
74% 2023 75%
the “failed city,” 72% of people in San Global (48%) believe their career advancement Additionally, 63% of San Francisco is gaining ground: 70% of San Franciscans
Francisco are satisfied with their current has gotten better—up 23% since 2021. respondents feel that living in their feel that the Financial District provides
living situation—a 7% increase since Similarly, 47% feel that employment neighborhood is not as affordable as it a great experience (up 8% from 2021).
2021. A slightly higher percentage of opportunities in San Francisco have was a year ago (up from 59% in 2021). Adding more green space (34%), reducing 70%
people (80% in 2023 vs. 78% in 2021) gotten better, compared to 34% in 2021. traffic congestion (33%), and improving
believe the City by the Bay provides a When asked about the flexibility provided streetscapes (31%) are the top physical
great experience. Our survey found San by remote work, 46% of people say it has improvements residents want to see.
Francisco residents feel better about made them think about moving out of 2021 2023 Q. M
 y central business district
their quality of life. Fewer people think the city (compared to 56% in 2021) or to a provides a great experience.
the city is too noisy (37% in 2023 vs. 46% different part of the city (compared to 51%
2023
in 2021) or that it is losing its cultural in 2021). A healthy 73% of respondents are
heritage (41% in 2023 vs. 49% in 2021). satisfied with their city as a place to work. WELL-BEING
And a larger percentage of people agree
that San Francisco has clean air (68% in
2023 Most residents say the city 2023
2023 vs. 57% in 2021).
80% supports their well-being,
76% 50% although a significant
number report feeling
38% 45%
acute anxiety at times.

73%
37%

70%
Global One-third of residents say they do not
experience anxiety at all (a 1% decrease
from 2021), while 40% report feeling
anxious some days, a 5% increase from
2021. Only 15% of people in San Francisco
are experiencing anxiety more than half
72% the time, a 5% decrease from 2021. 66%
Global 70% of respondents are satisfied with Global
Q. My city provides a great experience. Q. I am satisfied with my city Q. I live paycheck to paycheck. the city as a place that supports their Q. My city supports my well-being.
as a place to work. overall well-being.

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CITY PULSE RETROSPECTIVE l AUSTIN . LONDON . MEXICO CITY . NEW YORK . SAN FRANCISCO . SINGAPORE

SINGAPORE’S
Singapore proved resilient in minimizing “Singapore’s quality of life and endless
the impact of the pandemic, aided by one opportunities speak for themselves,” said
of the world’s largest fiscal responses to the Angela Spathonis, Principal and Managing

RECOVERY, AIDED crisis. Even so, demand-supply imbalances

in the global economy bore heavily on
Director of Gensler Singapore. “Despite
rising expenses, it’s undeniably a global

BY GOVERNMENT
Singapore, which relies on imported goods gateway, thanks to its safety, livability, and
and services—including more than 90% of vibrant culture. Plus, seeing how swiftly
its food. Consumer prices rose 6.1% in 2022. Singapore has bounced back from the

INTERVENTIONS, IS By 2023, skyrocketing home prices and

rents were being fueled by surging demand
due to the re-opening of the economy and
pandemic, with its proactive measures and
top-notch healthcare system, investing
here isn’t just about property; it’s about
CHALLENGED BY HIGH the return of foreign workers. Today, there’s
a robust market for office space and workers
being part of a thriving, resilient, and
rejuvenated community in a city that never

HOUSING COSTS. have largely returned to the office. fails to impress.”

SINGAPORE
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CITY PULSE RETROSPECTIVE l AUSTIN . LONDON . MEXICO CITY . NEW YORK . SAN FRANCISCO . SINGAPORE

SINGAPORE THEN SINGAPORE NOW

Unlike many other cities, direct experience with public health More than half of the 300,000 migrant workers living in In 2023, trade-dependent economies like Singapore felt the In addition, international tourist arrivals more than doubled in
emergencies like SARS informed Singapore’s response, which Singapore’s dormitories contracted COVID-19. Consumer- effects of global disruption, resulting in greater housing costs 2023 compared to the previous year, surging to 13.6 million. In
benefited from investments in infectious disease prevention. facing sectors such as retail, food services, and tourism were and higher core inflation. Recovery began in the second half office buildings, most workers were back at their desks. Almost
However, the pandemic took emotional tolls on the city that badly impacted as well. Yet many jobs for locals were saved by of the year with the resumption of air travel and expansion in 80% of Singapore workers showed up on mandated days, more
were attributed to the stress of lockdowns. Additionally, the Jobs Support Scheme, a government program that rescued services and tourism. Singapore’s population swelled by 5% as than the global average of 75%.
widespread infections in dormitories for migrant workers some 165,000 jobs. 162,000 foreign workers returned to the city-state between
revealed how much heavy industry relied on low-cost labor. June 2022 and June 2023.

CITY EXPERIENCE FINANCIAL SITUATION DOWNTOWN EXPERIENCE

55%
Roughly two-thirds of Two out of three Singapore 2021 Global Seven out of 10 Singapore
2021 2023
Singapore respondents respondents feel that respondents feel that
feel their city provides a their neighborhoods are 48%
Singapore’s Downtown Core
great experience. becoming less affordable. provides a great experience.
On virtually every question related to city 64% of Singapore’s respondents say that Overall, 70% of respondents feel that
living, Singapore’s ratings have declined. living in their neighborhood is not as Singapore’s Downtown Core provides
Fewer people are satisfied with their living 76%
74% affordable as it was a year ago, compared 2023 63% a great experience—a 5% decrease
situation (61% in 2023 compared to 69% in to 48% in 2021. This increase is one of from 2021. When asked what physical
Global
2021), and fewer feel that their city offers a the largest in our study. Additionally, 38% improvements they most want to see,
great experience (65% in 2023 compared to 68% of Singapore residents say that they are people identified adding more green
68% in 2021). Additionally, fewer Singapore 65% 64%
living paycheck to paycheck (a 3% increase space (42%), reducing traffic congestion
respondents feel that their city has clean from 2021). (38%), and providing more places to dine
air (66% in 2023 compared to 71% in 2021). and socialize (32%).
40% of Singapore respondents believe
their city is losing its cultural heritage, a Q. Living in my neighborhood is not as 2021 2023
number that’s remained stable since 2021. Q. My city provides a great experience. affordable compared to a year ago.

WORK WELL-BEING
75%
2023 73% 75%
Career and employment conditions are improving. While fewer 2021 2023 Two out of three Global
people are considering a move to a
opportunities are getting different part of the city due to the
Singapore respondents 70%
better over time. flexibility presented by remote work say that the city supports
Public perceptions about career
(42% in 2023 compared to 45% in 2021), their well-being.
a slightly higher number of people want
advancement (28% in 2023 compared to move out of the city entirely for that On the whole, well-being numbers

66%
to 22% in 2021) and employment reason (41% in 2023 compared to 40% remained stable from 2021–2023.
opportunities (32% in 2023 compared in 2021). 70% of Singapore respondents However, fewer people say they’re not
44%
to 24% in 2021) have improved since report that they are satisfied with their Global anxious at all (27% in 2023 compared to
the last study, but less than one-third city as a place to work. 36% 31% in 2021). On the positive side, 66% of
of respondents believe that those 32%
Singapore respondents are satisfied with
24% their city as a place that supports their
overall well-being. 66%
Global

Q. Employment opportunities in my Q. My city supports my well-being. Q. M

 y central business district
city have gotten better. provides a great experience.

38 The Return of the City Gensler Research Institute 39

CITY PULSE RETROSPECTIVE l APPENDIX

APPENDIX

42 Global data
Atlanta
Austin
Charlotte
Chicago
Denver
London
Los Angeles
Mexico City
New York
Paris
San Francisco
Seattle
Shanghai
Singapore
Toronto

46 Methodology
Sample descriptions

47 Credits

48 Bibliography

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Based on my current experience, Compared to a year ago, my financial

I am likely to move out of my current city. situation has gotten better.
Percentage of respondents who agree with the statement. Percentage of respondents who agree with the statement.

2021 2023

GLOBAL ATLANTA AUSTIN CHARLOTTE GLOBAL ATLANTA AUSTIN CHARLOTTE

40% 43% 42% 40% 40% 46% 33% 34%

32% 43% 39% 28% 31% 47% 33% 34%

CHICAGO DENVER LONDON LOS ANGELES CHICAGO DENVER LONDON LOS ANGELES

46% 43% 42% 38% 36% 41% 37% 39%

34% 29% 29% 27% 29% 26% 22% 26%

MEXICO CITY NEW YORK PARIS SAN FRANCISCO MEXICO CITY NEW YORK PARIS SAN FRANCISCO

36% 38% 39% 47% 41% 34% 27% 47%

36% 36% 37% 35% 22% 27% 18% 31%

SEATTLE SHANGHAI SINGAPORE TORONTO SEATTLE SHANGHAI SINGAPORE TORONTO

44% 46% 33% 28% 46% 85% 32% 18%

39% 18% 23% 31% 35% 69% 24% 22%

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CITY PULSE RETROSPECTIVE l APPENDIX

I am satisfied with my current living situation. My city offers a great experience.

Percentage of respondents who agree with the statement. Percentage of respondents who agree with the statement.

2021 2023

GLOBAL ATLANTA AUSTIN CHARLOTTE GLOBAL ATLANTA AUSTIN CHARLOTTE

66% 61% 63% 65% 76% 80% 75% 75%

67% 74% 64% 69% 74% 81% 79% 75%

CHICAGO DENVER LONDON LOS ANGELES CHICAGO DENVER LONDON LOS ANGELES

60% 69% 61% 62% 75% 78% 81% 74%

70% 70% 67% 64% 79% 73% 69% 59%

MEXICO CITY NEW YORK PARIS SAN FRANCISCO MEXICO CITY NEW YORK PARIS SAN FRANCISCO

70% 65% 56% 72% 79% 78% 61% 80%

61% 64% 55% 65% 72% 75% 64% 78%

SEATTLE SHANGHAI SINGAPORE TORONTO SEATTLE SHANGHAI SINGAPORE TORONTO

71% 92% 61% 59% 78% 96% 65% 65%

69% 82% 69% 65% 74% 88% 68% 78%

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CITY PULSE RETROSPECTIVE l APPENDIX

Methodology Photo Credits

Two anonymous, panel-based surveys focused on the future of centralized We recognize and acknowledge cultural response bias, or the substantial Cover 
The MART–Chicago, IL 10 JFK Terminal One–New York City, NY 24 Gensler, Mexico City–Mexico City, Mexico
business districts were conducted online from September 7 to October and systematic differences observed in response styles that happen between Credit: Jason O’Rear Credit: Ryan Gobuty
15, 2021 and from May 1 to June 18, 2023. The 2021 survey included 7,500 countries, regions, and cultural groups. There are at least three types of cultural 12 The Preserve South Beach–Miami, FL
urban residents across 15 cities and the 2023 survey included 26,000 urban bias observed in responses to quantitative/attitudinal survey questions: 3 
Beauty’s Bagels–Oakland, CA Credit: Connie Zhou 30 15 Laight Street–New York, NY
residents across 53 cities. Respondents were required to live within the city acquiescence (a tendency to agree with what is being asked in the survey), Credit: Emily Hagopian Credit: Robert Deitchler
administrative boundaries, with the exception of Los Angeles—where residents middling (a tendency towards neutrality), and nay-saying (a tendency to 14 The Hub on Causeway–Boston, MA
were required to live within the county administrative boundaries. Respondents disagree with what is being asked in the survey). We are continually learning 4 HIPAU Parkspace–Austin, TX Credit: Robert Deitchler 32 633 Folsom Street–San Francisco, CA
were demographically diverse across gender, age (18+), income, and education about/applying new strategies to improve the survey instrument and our Credit: Ryan Conway Credit: Jason O’Rear
levels. This report focuses on the 15 cities included in both surveys: Atlanta, analytical approaches to mitigate for these biases in future studies. 16 Texas State Capitol–Austin, TX
Austin, Charlotte, Chicago, Denver, London, Los Angeles, Mexico City, New 5 Harborplace–Baltimore, MD Credit: Justin Wallace (photo by Unsplash) 36 Rochester Commons–Singapore
York, Paris, San Francisco, Seattle, Shanghai, Singapore, and Toronto. Credit: Finbarr Fallon
6 16 Chestnut–Denver, CO 20 110 Queens Walk–London, UK
Credit: David Lauer 40 AT&T Discovery District–Dallas, TX
Credit: Grant Gay
Sample Descriptions
2021 2023
Oversight Global Cities Lead Analytics Editorial Design Contributors
Generation Housing type Generation Housing type
Tim Pittman Sofia Song Jacqueline Scherr, Ph.D. Stella Donovan Minjung Lee Stephanie Benkert
Baby Boomer 53% Single-family Baby Boomer 56% Single-family Michelle DeCurtis Vernon Mays Lela Johnson Anita Grabowska
28% 20% Cindy Coleman Jennifer Knotts Janet Pogue McLaurin
+ Silent Generation + Silent Generation
46% Multifamily 41% Multifamily Laura Latham
24% Gen X 29% Gen X
1% Other 3% Other Advisors
34% Millennial 33% Millennial
Diane Hoskins Richard Harrison Carlos Pérez-Gavilán
14% Gen Z Rent/own 18% Gen Z Rent/own Andy Cohen Randy Howder Eduardo Ramos
Katie Buchanan Hao Ko Todd Runkle
39% Rent 39% Rent Amanda Carroll Joe Lauro Angela Spathonis
Gender Gender Rosalba Gomez Carlos M. Martínez Ben Tranel
61% Own 61% Own Athely Guedes Flórez
42% Male 44% Male

57% Female Self-reported income group 55% Female Self-reported income group
1% Other 26% Lower income group 1% Other 30% Lower income group

31% Lower middle income group 25% Lower middle income group
Ability to work hybrid Ability to work hybrid
37% Upper middle income group 39% Upper middle income group
59% Yes 79% Yes
6% Upper income group 6% Upper income group
41% No 21% No

Highest education level Highest education level

Less than secondary/ Less than secondary/
1% 3%
high school high school
14% Secondary/high school 23% Secondary/high school
Some college/junior Some college/junior
22% 15%
college/technical School college/technical School
39% University 40% University

24% Higher than university 19% Higher than university

A Publication of the Gensler Research Institute

The Gensler Research Institute is a collaborative network of researchers For press and media inquiries, please contact media@gensler.com. To learn
focused on a common goal: to generate new knowledge and develop a deeper more about Gensler’s Cities research, please reach out to Sofia Song
understanding of the connection between design, business, and the human (sofia_song@gensler.com).
experience. Through a combination of global and local research grants, and To learn more about the Gensler Research Institute, visit Gensler.com/research.
external partnerships, we seek insights focused on solving the world’s most
pressing challenges. We are committed to unlocking new solutions and
strategies that will define the future of design.

46 The Return of the City Gensler Research Institute 47

CITY PULSE RETROSPECTIVE l APPENDIX

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mexico-exports-jump francisco/?sh=10cd86e15995 International Monetary Fund. (2021). “Inequality in the Time of COVID-19.” Shapiro, E. (2023). “Half of N.Y.C. Households Can’t Afford to Live Here, Report
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Ammachchi, N. (2022). “75% of Mexico City Workers Return to Office, Yet Rentals Datoz. (2023). “The office market in Mexico is heading towards recovery.” and-covid-19-ferreira.htm affordable-housing-nyc.html
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48 The Return of the City Gensler Research Institute 49