Finance and Insurance Office Demand in 2026

The global office market has entered a new phase in 2026 — and the finance and insurance sectors are emerging as the most resilient drivers of large-scale office demand. While technology companies continue to rationalise space, highly regulated industries are doubling down on physical workplaces to support governance, security, and operational control.

This shift is not limited to the United States. South Africa’s prime office nodes are reflecting the same occupier behaviour, with insurers, banks, and professional services firms underpinning leasing activity in core business districts.

Global Office Leasing Trends: Finance and Insurance Take the Lead

According to recent research from CBRE, finance and insurance firms now account for nearly a quarter of the largest office leases by total square footage in the United States. This represents a structural change in tenant composition rather than a short-term recovery trend.

Why finance and insurance firms still need offices in 2026

From our experience advising occupiers, several consistent drivers explain why these sectors continue to commit to physical space:

• Regulatory compliance and governance
  Many financial and insurance operations require controlled environments, audited systems, and on-site oversight that cannot be fully replicated remotely.

• Data security and risk management
  Sensitive financial data, underwriting systems, and client records demand secure networks and monitored access.

• Operational integration
  Trading floors, actuarial teams, claims processing, and compliance units operate more efficiently in centralised environments.

• Talent retention and culture
  In competitive skills markets, well-designed offices are used to reinforce brand credibility, training, and long-term retention.

By contrast, the tech sector — once the dominant office occupier — has continued to downsize, consolidate, or sublet space following prolonged hybrid adoption and post-pandemic restructuring.

The Tech Sector’s Reduced Office Footprint

The pullback from tech occupiers is now well-established rather than cyclical. Large technology firms have:

• Reduced long-term lease commitments

• Shifted to hub-and-spoke models

• Prioritised flexibility over scale

While technology companies remain important tenants, they no longer set the tone for prime office absorption. That role has increasingly shifted to finance, insurance, legal, and professional services firms.

How South Africa Compares in 2026

South Africa’s commercial office market continues to mirror global occupier behaviour, particularly in Johannesburg, Cape Town, and select decentralised nodes.

“The South African commercial real estate industry has historically followed global office trends, and this shift in tenant profiles is no exception,” explains Cameron Smith, Gauteng Managing Director of Broking at Galetti.

Who is leasing prime office space in South Africa?

In Johannesburg’s prime nodes — including Sandton, Rosebank, Bryanston, and Illovo — insurers, banks, and legal firms are the dominant occupiers.

Well-known names such as Discovery, Bryte, King Price, and Auto & General continue to favour high-quality, well-located office environments.

What our data shows is that prime, A-grade offices with strong infrastructure, backup power, and security are outperforming the broader market.

Lease Renewals vs Relocations: A Key 2026 Dynamic

One of the defining office trends in 2026 is that large tenants are choosing to stay put rather than relocate.

In practice, this often means:

• Lease renewals are preferred over new relocations

• Expansion is limited, but consolidation is selective

• Long-term fit-out investments are protected

Why tenants are staying in place

• Fit-out and construction costs remain elevated
  Custom office interiors, compliance upgrades, and ESG improvements represent multi-million-rand investments.

• Operational disruption is costly
  Moving financial or insurance operations involves downtime, regulatory approvals, and technology risk.

• Prime space is limited
  High-quality office buildings in top nodes remain scarce, strengthening landlord negotiating positions.

As a result, landlords of well-located, modern buildings are holding firm on renewal pricing, particularly where vacancy is low.

Where the Opportunities Still Exist

While prime assets remain competitive, secondary and persistently vacant offices tell a different story.

Landlords facing prolonged vacancies are:

• Offering incentivised rentals

• Increasing tenant installation allowances

• Showing flexibility on lease terms

This creates meaningful negotiation opportunities for occupiers willing to consider alternative nodes, building upgrades, or re-configured space requirements.

From an advisory perspective, this is where detailed lease benchmarking and market comparison becomes critical.

Strategic Implications for Office Tenants in 2026

For finance, insurance, and professional services firms, office decisions in 2026 are less about scale and more about efficiency, resilience, and long-term value.

Key considerations include:

• Is your current rental aligned with prevailing market rates?

• Are escalation clauses still defensible in today’s market?

• Does your lease reflect current utilisation and headcount?

• Are incentives being fully captured at renewal?

A common challenge we see is tenants overpaying simply to avoid disruption, rather than reassessing market alternatives with proper data.

Why Expert Lease Advisory Matters More Than Ever

In a market where pricing varies sharply between prime and secondary assets, professional lease negotiation and advisory services can unlock substantial cost savings without compromising operational requirements.

Galetti’s Corporate Services team provides:

• Portfolio-wide rental benchmarking

• Lease renewal and renegotiation support

• Market-driven advisory insights

• Occupier-focused strategy, not landlord bias

Galetti Corporate Services

Careers & Industry Insights

As occupier needs evolve, so too does the demand for specialised commercial real estate expertise.

• Explore opportunities to work with our advisory and broking teams.
  

• Stay up to date with our latest market insights and analysis.
  

Final Takeaway

By 2026, finance and insurance firms have become the backbone of office demand, both globally and in South Africa. Their commitment to physical workplaces is shaping rental dynamics, lease negotiations, and asset performance — particularly in prime office nodes.

For occupiers, the message is clear: data-led decision-making and expert advisory support are no longer optional — they are essential.