Capital flows and city rankings will always attract the headlines but this year Emerging Trends Europe shines a spotlight on fundamental changes at the business end of the real estate industry. It reveals an industry trying to come to terms with the needs of occupiers and the disruptive forces of technology, demographics, social change and rapid urbanisation which are permeating the European real estate value chain, according to Emerging Trends in Real Estate® Europe 2016: Beyond the Capital, a forecast published jointly by the Urban Land Institute (ULI) and PwC.