In multifamily building design, every square foot plays a role in both maximizing the developer’s return on investment (ROI) and enhancing the residents’ daily experience. As a result, there is increasing pressure to deliver elevated living experiences within tighter footprints and more complex urban constraints.
In this environment, features that expand usable space without increasing the building envelope have become strategic tools rather than luxury add-ons. As a result, developers and architects are turning to solutions such as fenestration to unlock significant additional livable and amenity square footage, improve building marketability and enhance long-term ROI, without expanding the building’s envelope. These systems create flexible, light-filled interiors that distinguish a property that only offerd traditional terrace doors or sliders.
Within properties, priority areas are amenity spaces and outdoor access within units. Amenities are major differentiators for multifamily spaces and are considered among the highest-impact ROI drivers in multifamily design. Bifold doors can maximize usable space, opening to 90% compared to 50% for traditional sliders or simple wing doors, and provide a seamless transition between interiors and the outdoors.
In the units, bifold glass doors offer an opportunity that traditional door systems don’t: full, unrestricted access to the outdoors that provides additional living space. Clear sightlines, uninterrupted views and strong visual connections to the outdoors have been shown to positively influence resident and tenant well-being and satisfaction. These factors increasingly shape leasing and purchase decisions, retention and perceived value in both rental and ownership models.
Because these enlarged openings function as primary living thresholds rather than occasional doors, long-term durability, acoustic control and weather performance become essential to protecting asset value.
Options in fenestration include advanced features such as weather- rated, ADA-compliant sills, thermal breaks, and double- or triple- glazed glass to reduce energy loads. Folding glass wall systems offer OITC (Outdoor-Indoor Transmission Class) ratings, reducing noise transfer and creating a more comfortable environment for residents. Many folding glass wall products are also rated to withstand high wind loads, supporting durability and performance in exposed sites. Together, these features can help protect the building’s value, enhance resident comfort and reduce long-term upkeep costs.
41 West, San Diego
Completed in 2019, 41 West is a boutique mid-rise luxury condominium tower in San Diego’s prestigious and walkable Banker Hill neighborhood. With only 41 units across the 10-story property, it occupies a premium urban location and exclusivity. The building incorporates NanaWall folding glass walls within each residence that open fully to private balconies and terraces, offering the true California outdoor living. By allowing living areas to open fully to private outdoor spaces, the folding glass walls effectively expand the perceived livable footprint of each residence and create light- filled homes with uninterrupted indoor-outdoor continuity.
In a dense urban market where location and outdoor access drive value, this strategy supports premium pricing, buyer differentiation and long-term ownership appeal.
The Charles, Atlanta
Located in one of Atlanta’s most sought-after neighborhoods, The Charles at Buckhead Village features 57 units characterized by fixed floor-to-ceiling glass walls, attention-grabbing skyline views, premium design features, and expansive terraces overlooking the cityscape. This strategic design addition set The Charles apart from other properties in the area.
To fully optimize the space, NanaWall folding glass walls that could withstand the rigors of a high-rise application were specified. The goal was to seamlessly merge the indoor living areas with the terrace using easily operable folding glass walls, creating the ultimate luxury lifestyle. The project called for opening glass walls up to 10 feet tall that could withstand strong wind loads with design pressures (DPs) of ±58 and ±69 psf.
Additionally, the property emphasized experiential living. With an entire floor dedicated to recreation, the amenities terrace spans 14,000 square feet of luxurious indoor/outdoor areas, elevating residents’ daily lives. To optimize both the well-equipped fitness room and the community lounge, the NanaWall folding glass doors open fully to the terrace, connecting residents to fresh air, the infinity pool, manicured gardens and firepits for endless outdoor fun at the heart of the city. These amenity spaces are rarely offered by multifamily complexes, setting The Charles apart from the rest.
As multifamily development continues to densify, strategies that expand usable space while maintaining envelope performance are becoming central to financial success.
Projects like 41 West and The Charles illustrate how opening glass wall systems can support distinct ROI goals, whether through premium sell-through in owner-occupied condominiums or enhanced amenity performance in mixed-use environments.
When specified with attention to functionality, durability and long- term use, operable fenestration becomes a strategic investment in livability, differentiation and sustained asset value.
