Commercial real estate (CRE) lab spaces have evolved rapidly in recent years, fueled by the growth of industries like biotechnology, pharmaceuticals, and advanced materials. Lab spaces are designed to support research, development, and experimentation in fields like life science, medicine, and technology. Understanding the different types of lab spaces is essential for tenants, landlords, buyers, and investors aiming to meet the needs of a dynamic scientific community.
CRE lab spaces come in various types tailored to different scientific and research needs. Here are the main lab space types:
1. Wet Lab Space
A wet lab space, also referred to as a wet laboratory space, is a type of commercial real estate space designed to support research and development (R&D) activities that involve the use of liquids, biological samples, chemicals, and other materials. These materials require precise control over liquid handling, chemical reactions, and biological processes, all conducted under controlled moist or liquid conditions to ensure both accuracy and safety.
Wet lab spaces are typically equipped with lab sinks, fume hoods, safety showers, gas supply lines such as nitrogen and CO2, and ventilation systems to ensure efficient workflow, hazard containment, and air quality, making them safe and effective for scientific work.
Wet lab spaces are commonly used by companies in life sciences, biotechnology, molecular biology, chemistry, biochemistry, microbiology, pharmaceuticals, and environmental science.
2. Dry Lab Space
In commercial real estate, a dry lab space refers to a type of laboratory that is designed for research and development activities that do not require the use of liquids or biological materials. Unlike a wet lab, a dry lab is intended for work that primarily involves computers, electronics, data analysis, modeling, or theoretical research, providing the infrastructure necessary for innovation in technology-driven disciplines.
Dry lab spaces feature high performance computing systems, robust data centers with high-speed connectivity, stable power supplies with backup systems to ensure uninterrupted operations, and advanced cooling and precise climate control systems to maintain optimal conditions for sensitive equipment. Additional features include flexible layouts, soundproofing, and integrated security systems to safeguard data and assets, providing a reliable and efficient environment for lab works.
Common uses include artificial intelligence (AI) research, computer science projects, robotics, electronics research, and physics.
3. Cleanroom Space
In commercial real estate, a cleanroom is a space designed to keep the air free of particles, contaminants, and pollutants, reducing the risk of contamination. Cleanrooms are engineered to meet strict air quality and environmental standards, often used in industries where even the smallest particles can interfere with research or production.
Cleanrooms are classified into different classes based on cleanliness levels defined by ISO standards. Common cleanroom classes include Class 1, Class 10, Class 100, Class 1,000, and Class 10,000.
Cleanrooms are designed to maintain a contaminant-free environment by using HEPA filters to remove particles, bacteria, and dust. Cleanrooms are carefully controlled for temperature, humidity, and air quality to create the ideal conditions for sensitive processes. Adhering to strict standards, people working in the cleanroom are required to follow specific protocols, including wearing protective clothing such as gowns and masks. Larger, more advanced cleanrooms usually have gowning areas at the entrances. They also include real-time monitoring systems that track air quality and environmental conditions, with alarms to alert users if anything goes out of range.
Cleanrooms are commonly used in industries such as semiconductor, biotechnology, pharmaceuticals, medical device, automotive, food science, and cosmetics.
4. Tissue Culture Lab Space
A tissue culture lab is the type of lab space used for researching and studying cells or tissues in a controlled, sterile environment. These labs are equipped with tools like incubators, safety cabinets, and air filters to keep the air clean and at the right temperature and humidity for cell growth. They are commonly used in industries like biotechnology and medicine for research, drug testing, and the development of new treatments. These Tissue Culture labs are designed to prevent contamination and provide a safe environment for both the people working in them and the cells and tissues they handle.
Tissue culture labs are commonly used in the medical, biotechnology, pharmaceutical, and agricultural industries for research, drug development, vaccine production, and growing plants or cells for treatments.
5. Biosafety Lab Space
A Biosafety Lab (BSL) is a lab facility designed to work safely with biological materials, such as bacteria, viruses, or other microorganisms, that may pose risks to health. These labs are classified as BSL-1, BSL-2, BSL-3, and BSL-4, based on the level of safety required. BSL-1 labs handle low-risk materials and require basic safety measures, while BSL-4 labs work with the most infectious biological agents that require the highest level of safety and protection, and there are only about a dozen of BSL-4 lab facilities in the United States.
Biosafety lab spaces are equipped with advanced air filtration, sealed rooms, and strict protocols to prevent contamination and protect both researchers and the environment.
Common uses include disease research, vaccine development, diagnostics, and biotechnology.
6. Incubator Lab Space
Incubator lab spaces are tailored for early-stage biotech and life sciences startups that need small lab environments for research, development, and prototyping to test new ideas and products. These spaces are typically leased by founding teams who are funded through seed funding and, in some cases, Series A financing. Incubator lab spaces offer flexibility to scale the operations based on requirements without the upfront costs of building out the lab space areas.
Incubator lab spaces typically come pre-equipped with lab sinks, fume hoods, and lab benches. Tenants can lease private office(s) separately, which usually come furnished with tables and chairs. Incubator lab spaces offer tenants the opportunity to have access to a vibrant network of entrepreneurs, scientists, researchers, investors and industry experts, while allowing flexible lease terms (e.g., short or long-term leases), collaborative work areas, access to conference rooms and break-room areas, and shared lab equipment, as well as other amenities—resources not typically available in standard Industrial Flex/R&D Office spaces.
7. Specialty Lab Space
A specialty lab space is designed for specific scientific disciplines or specialized research, featuring specialized equipment and infrastructure like laser labs, isotope labs, or MRI labs. These spaces are commonly used for advanced materials research, nuclear physics, and medical imaging, providing the necessary environment for high-precision, cutting-edge experiments and studies.
Each type of lab space offers unique features to support research, development, and experimentation. The choice of lab space depends on the scientific needs, safety requirements, and regulatory considerations of the research being conducted.