Two blueprints for the future of work
What makes an office worth returning to?
As hybrid work reshapes corporate life, that question matters as much in Manila as it does in Singapore. Two JLL workplaces–one at CapitaSpring on Singapore’s 88 Market Street and another at NEX Tower on Makati’s Ayala Avenue–offer a useful perspective.
Modern office
The concept of the “modern office” is no longer a fixed blueprint; it is a fluid, evolving ecosystem.
In Southeast Asia, Singapore and Manila stand out as two distinct yet highly complementary blueprints for the future of work.
Completed in November 2021, CapitaSpring is a 51-story mixed-use tower incorporating offices, serviced residences, dining and public amenities. Its four-story Green Oasis brings greenery high above Singapore’s financial district. It suggests that successful office buildings need not be isolated boxes of rentable space; they can contribute to everyday urban life.
Its leasing record is noteworthy. Committed occupancy of the commercial component rose from 91.5 percent at the end of 2021 to 99.9 percent at the end of 2022 and remained at 99.9 percent in June 2025.
These historical figures indicate strong tenant demand, though they do not prove that design alone drove performance.
Designed for flexibility
JLL Singapore opened its workplace on CapitaSpring’s 35th floor in 2022. Spanning approximately 23,600 sq ft, it offers more than 15 types of work settings for collaboration, focused tasks and hybrid meetings.
That variety reflects a central principle: different kinds of work require different environments.
“What employees value most is a workplace that actively enhances their daily productivity. At our CapitaSpring office, our distinct work settings allow teams to balance collaborative problem-solving with the essential quiet spaces required for deep cognitive work. Designing for these varying human needs is what makes the office worth returning to,” said Michael Glancy, Country CEO, Singapore & Southeast Asia.
Green meets productivity
Makati City offers its own example.
JLL Philippines moved into NEX Tower in 2019. Designed by Skidmore, Owings & Merrill, the building features a dramatic lobby, an 11-meter hydroponic green wall and landscaped outdoor areas.
Its architect reports LEED Platinum certification for the building. Along busy Ayala Avenue, these features demonstrate how design can introduce moments of relief into a dense commercial district.
Our Philippine workplace was also conceived to encourage flexibility, interaction and teamwork. Seven years on, the more revealing question is how employees actually use the space and what has changed as their working patterns evolved.
Rethink, renew, reinvent
CapitaSpring and NEX Tower are different developments serving different markets. Yet they share an ambition to make the office experience matter.
This has implications beyond flagship towers. Philippine developers should consider three priorities: sustainable features that improve everyday comfort; shared spaces that connect occupants with their surroundings; and layouts capable of adapting to new workplace requirements.
Owners of older properties should take particular interest. Reinvention does not necessarily mean demolition. Better ventilation, upgraded common areas, smarter building systems and inviting shared spaces can strengthen an asset’s relevance.
Whether retrofitting makes financial sense will depend on each building’s condition and economics.
Quality of experience
Five years after CapitaSpring’s completion, its story–and NEX Tower’s experience in Manila–invite us to rethink how we judge office buildings.
Occupancy and rental income remain essential, but the quality of the experience delivered to people increasingly deserves equal attention. Together, they offer invaluable lessons on what the modern workplace truly means.
The future of the office is not about convincing people to return. It is about creating places worth returning to.
The author is the country head of JLL Philippines
