Detta examensarbete utfördes med syftet att analysera hur det ändrade konsumentbeteendet kopplat till den ökade e-handel har påverkat det fysiska handelssegmentet och hur detta har en direkt inverkan på fastighetsägares strategier vad gäller investeringar och ägandebestånd av kommersiella fastigheter. Vidare utreds om detta kommer resultera i att fastighetsägare tvingas ta en större del i leveranskedjan samt hur fastighetsägare bör anpassa sina affärsstrategier för en vidare lönsamhet.  Med den ökade e-handeln som utgångspunkt står den fysiska handeln inför en stor utmaning. Allt fler fysiska handelsaktörer tvingas till konkurs på grund av en minskad omsättning medan e-handeln växer för varje år som går. Med den ökade e-handeln växer behovet av innovativa och tillgängliga logistiklösningar i citynära lägen för att tillgodose konsumenternas behov. Covid-19 pandemin har accelererat detta händelseförlopp och medfört en ökad press på fastighetsägare som tvingas följa utvecklingen och agera för en fortsatt lönsamhet i framtiden.  Med grund i vetenskaplig teori har hypotetiska strategier tagits fram och ställts mot branschens uttalanden, i form av semistrukturerade intervjuer, för att kunna analysera marknadens förhållande till teorin. Sammanfattningsvis har studien visat att handeln kommer ha en betydande roll i det framtida samhället, men det kommer krävas en strukturomvandling av denna i kombination med en integrerad och flexibel handels-och arbetsmiljö med innovativa handelskoncept såsom pop-ups och showrooms, smarta logistiklösningar och ett brett service-och tjänsteutbud. / This thesis was made with the purpose of analyzing how the change in consumer behavior, as an effect of the increased e-commerce market, has affected the traditional retail market and how this affects the strategies of real estate owners’ investments and ownerships in commercial real estate. Furthermore, the study investigates if this will result in real estate owners being forced into a further integration in the chain of delivery and how they should adapt their strategies to see a future profitability.  With a starting point in the increasing e-commerce it has been shown that the traditional retail market is facing a tremendous challenge. An increasing number of commercial operators in the retail segment are forced to bankruptcy as an effect of decreased profitability while the e-commerce market is growing exponentially each year. The increased need for e-commerce calls for innovative and available logistics solutions in city-center locations to satisfy consumer needs. The covid-19 pandemic has accelerated the chain of events which has put pressure on real estate owners who need to follow the development and act reasonably to see a future profitability. Based on scientific theories hypothetical strategies has been developed and put up against the industry’s opinions in shape of semi structured interviews with the purpose of analyzing the output of these sources. In conclusion the study has shown that traditional retail will contain a prominent part of market shares, however it will take a major structural adaptation in combination with integrated and flexible retail and work spaces with innovative retail concepts in form of pop ups and showrooms, clever logistics solution and a wide supply of services.

Kista Science City har länge varit känt som Sveriges Silicon Valley, ett område fyllt med techjättar och ICT-företag, men under den senaste tiden har detta försvunnit. Idag präglas området av en hög vakansgrad med en stor del kontorsfastigheter, vilket tillsammans med en dålig upplevd trygghet har resulterat i begränsad aktivitet på kvällar och helger. Trots detta finns det hopp för Kista Science City och många fastighetsbolag ser möjligheter att göra om området med olika insatser. Syftet med studien är att konkretisera vilka faktorer som har lett till att området ser ut som det gör idag och vilka åtgärder som kan användas för att göra Kista Science City mer levande. Detta har gjorts med hjälp av en kvalitativ studie med nio intervjuer av relevanta fastighetsägare och hyresgäster inblandade i området.  Det flera anledningar till varför Kista Science City har bristande aktivitet, bland annat de unika krav som varje hyresgäst har, den slutna natur som finns i området, och den upplevda tryggheten. Däremot har det identifierats flera åtgärder som kan användas för att göra Kista Science City ett attraktivt stadsområde igen och skapa en levande miljö. Detta kan göras genom att exempelvis attrahera nya stora internationella aktörer eller att öppna upp för flera coworkingytor. Huvudrekommendationen är att göra området till en blandstad, där man integrerar mat och restaurangliv, företag, bostäder och sociala ytor. Dessa åtgärder måste även planeras hållbart för att undvika ett övermodigt beteendemönster som fastighetsbolag. Potentiell vidareforskning är att kolla på de potentiella ekonomiska och sociala fördelarna med att göra området attraktivt och kolla på hur arbetandet med social hållbarhet kan hjälpa företag vinstmaximera. Ytterligare vidareforskning kan vara vilka åtgärder som kan göras på enskilda byggnader för att göra de attraktiva. / Kista Science City has long been known as Sweden’s Silicon Valley, an area filled with tech giants and ICT companies. However, in recent time, this narrative has faded away. Today, the area is filled with office buildings experiencing a high vacancy rate, and coupled with a bad perception safety, it has resulted in limited activity during evenings and weekends. Despite this there is hope for Kista Science City and many real estate companies sees possibilities to make the area attractive again with different contributions. The purpose of the study is to concretize what factors have led to Kista Science City to be what it is today and what contributions that can be taken to make it more vibrant again. This has been done through a qualitative study with 9 interviews with relevant property owners and guests who are involved in Kista Science City. There are severeal reasons to why Kista Science City has a lack of activity, these can be the unique requests that each individual tenant has, the lack of attractivity, the secluded nature the area pocesses and the perceived sense of security. However, serveral different measures have been identified that can maka Kista Science City an attractive city district again and create a vibrant environment. This can be done by, for example, attracting new major internation players or opening more coworking areas, but the key recommendation is to transform the area to a mixed-use neighborhood, where you integreate food and restaurant life, companies, housing and social spaces. These measures must also be planned sustainably to avoid an overly speculative behavior by real estate companies. Potential areas for further research include examining the potential economic and social benefits of revitalizing the area and exploring how integrating social sustainability efforts can assist businesses in maximizing profits. Additional research could investigate the measures that can be implemented on individual buildings to make them attractive.

I och med att bygg- och fastighetssektorn står för en betydande andel av Sveriges miljöpåverkan har aktörer inom branschen stora möjligheter att genom miljömässiga investeringar påverka fastigheternas klimatavtryck. Grundtanken är att investeringar genomförs om de är lönsamma men eftersom syftet med miljöinvesteringar även är att uppnå positiva miljöeffekter spelar mer än den ekonomiska aspekten roll. Privat verksamhet drivs i vinstsyfte och sedan lagen om allmännyttiga kommunala bostadsaktiebolag trädde i kraft 2011 ska även de allmännyttiga bostadsbolagen driva sin verksamhet enligt affärsmässiga principer för att inte sätta konkurrensen på marknaden ur spel. Affärsmässighet och samhällsansvar ska därmed kombineras. Syftet med studien är därmed att undersöka och få en fördjupad förståelse för vad miljöinvesteringar i fastigheter innebär samt vad som påverkar ett bostadsbolags miljöinvesteringsbeslut. Huvudfrågeställningen fokuserar på hur miljöinvesteringsbeslutet påverkas av att företaget är privat eller kommunalt. Vidare utreds även hur miljöinvesteringar skiljer sig från övriga investeringar i fastigheter när det gäller beslutsprocessen och bedömning samt vad som hade kunnat få fler miljöinvesteringar att genomföras. Studien är baserad på semistrukturerade intervjuer med tio respondenter från sju fastighetsbolag i Stockholmsområdet. Studien har visat att begreppet miljöinvesteringar i fastigheter ännu inte är helt definierat men främst handlar om åtgärder kopplat till energieffektivisering. Investeringsprocessen följer till största del samma process som övriga investeringar och samma beräkningsmetoder används men fler perspektiv tas in när det kommer till att ta beslutet. Avgörande faktorer för miljöinvesteringsbeslutet kan delas upp i kategorierna; lönsamhet och besparingar, företagets styrning, krav och mål, hyresgäster samt fastigheternas konstruktion. Ett bostadsbolags miljöinvesteringsbeslut påverkas av att företaget är privat eller kommunalt genom företagets styrning och syfte med verksamheten. I sin tur påverkar det synen på de avgörande faktorerna, främst i vilken grad lönsamhetskravet inte behöver uppnås och hyresgästernas inflytande på beslutet. Synen på miljökrav och en minskad miljöpåverkan påverkas inte av att företaget är privat eller kommunalt. / Since the construction and real estate sector accounts for a significant part of Sweden’s environmental impact, actors in the industry have great opportunities to influence buildings’ climate footprint through environmental investments. The basic idea is that investments are made if they are profitable, but since the purpose of environmental investments also is to achieve positive environmental effects, more than only the economic aspect matters. The goal of private companies is to make profit and since 2011 the municipal housing companies in Sweden must act according to business principles as well in order to maintain competition in the market. Business and social responsibility must therefore be combined. The purpose of the study is to gain an understanding of what environmental investments in buildings are and to analyse what influences a housing company’s environmental investment decision. The main issue focuses on how the environmental investment decision is affected by the company being private or municipal. Furthermore, the study investigates how environmental investments differ from other investments in buildings in terms of the decision process and also what could have led to more environmental investments being implemented. The study is based on semi structured interviews with ten respondents from seven housing companies in the Stockholm area. The study has shown that the concept of environmental investments in buildings is not yet fully defined but mainly is about measures related to energy efficiency. Environmental investments follow the same process as other investments and the same calculation methods are used, but more perspectives are considered when it comes to the decision making. Decisive factors for the environmental investment decision can according to this study be divided into the categories; profitability and savings, the corporate governance, requirements and goals, tenants and the construction of the buildings. A housing company’s environmental investment decision is affected by the company being private or municipal through the company’s governance and purpose. This affects the view of the decisive factors, mainly to what extent profitability requirements do not need to be met and the tenants’ influence on the decision. The view of environmental requirements and reduced environmental impact is not affected by the company being private or municipal.

<p>The examination has been performed at Bjerking AB, which is an architectural and engineering company. Bjerking AB has the ambition to be a member of Green Building.</p><p>The Green Building program developed in year 2005 by The European Commission, the program is an environmental system with the aim to improving energy efficiency within the sectors of non-residential buildings. The minimum requirements to participate the program are following: in new-built buildings the calculated energy consumption must be 25 % lower than the requirements in the BBR (Building regulations) and in refurbishment the reduction must be 25 % lower than before the optimization.</p><p>The aim of this study has been to examine and review the company Bjerking AB's energy efficiency work in the project of building the school/kindergarten S:ta Maria Alsike, where the goal is to get this building Green Building classed. A description of requirements to become a member of the Green Building has also accomplished in the thesis.</p><p>The methods performed in this study are literature review, searches on the Internet, studies on the project database for facts/values, calculation of energy consumption and interviews of members of the Green Building. </p><p>The following issues have been dealt with in the report;</p><p>-          Did the building in the project manage the requirement to achieve an   energy consumption that is 25% lower than the requirements in BBR?</p><p>-          What technical measures/system was selected in the building?</p><p>-          What kind of cooperation was the project based on?</p><p>-          What is required for consultancy companies and real estate owners to become members of the Green Building?</p><p>The study of the project and calculation of estimated energy consumption in the building, give the result 47 kWh/m², year. This is 60 % lower than the requirements of BBR. The Green Building requirement is that the building's energy consumption should be at least 25% less than the requirements in BBR. The building fulfills this requirement by a significant margin. It can therefore be concluded that the technical solutions carried out in the building are energy efficient. The project consisted of the cooperation shape “partnering ", which can be assumed to be a good form of cooperation in order to achieve an energy efficient building. The consultancy company Bjerking AB and the landlord Knivsta Pastorat has the potential to become members of Green Building, as Green Building Endorser respective Green Building Partner.</p><p><strong>Keywords:</strong> energy efficiency, requirements of BBR, technical systems, cooperation, consultancy companies, real estate owners, estimated energy consumption, partnering, Green Building Partner, Green Building Endorser.</p> / Utbildningsprogram: Civilingenjör i samhällsteknik, 180 p (270 hp).

The examination has been performed at Bjerking AB, which is an architectural and engineering company. Bjerking AB has the ambition to be a member of Green Building. The Green Building program developed in year 2005 by The European Commission, the program is an environmental system with the aim to improving energy efficiency within the sectors of non-residential buildings. The minimum requirements to participate the program are following: in new-built buildings the calculated energy consumption must be 25 % lower than the requirements in the BBR (Building regulations) and in refurbishment the reduction must be 25 % lower than before the optimization. The aim of this study has been to examine and review the company Bjerking AB's energy efficiency work in the project of building the school/kindergarten S:ta Maria Alsike, where the goal is to get this building Green Building classed. A description of requirements to become a member of the Green Building has also accomplished in the thesis. The methods performed in this study are literature review, searches on the Internet, studies on the project database for facts/values, calculation of energy consumption and interviews of members of the Green Building.  The following issues have been dealt with in the report; -          Did the building in the project manage the requirement to achieve an   energy consumption that is 25% lower than the requirements in BBR? -          What technical measures/system was selected in the building? -          What kind of cooperation was the project based on? -          What is required for consultancy companies and real estate owners to become members of the Green Building? The study of the project and calculation of estimated energy consumption in the building, give the result 47 kWh/m2, year. This is 60 % lower than the requirements of BBR. The Green Building requirement is that the building's energy consumption should be at least 25% less than the requirements in BBR. The building fulfills this requirement by a significant margin. It can therefore be concluded that the technical solutions carried out in the building are energy efficient. The project consisted of the cooperation shape “partnering ", which can be assumed to be a good form of cooperation in order to achieve an energy efficient building. The consultancy company Bjerking AB and the landlord Knivsta Pastorat has the potential to become members of Green Building, as Green Building Endorser respective Green Building Partner. Keywords: energy efficiency, requirements of BBR, technical systems, cooperation, consultancy companies, real estate owners, estimated energy consumption, partnering, Green Building Partner, Green Building Endorser. / Utbildningsprogram: Civilingenjör i samhällsteknik, 180 p (270 hp).