What’s the difference between single-family and multi-family architecture?

Single-family buildings are designed for one household. Multi-family buildings contain multiple independent units within one structure or a connected complex. Multi-family is also commonly referred to as an apartment building.

What are the most common multi-family building configurations?

Here are the most popular multi-family configurations for units in a building Double-loaded corridor: Units on both sides of a central hallway, common in mid- to high-rise buildings; efficient but can feel repetitive. Single-loaded corridor: Units on one side of the hallway, often with windows or balconies on the other for better light and ventilation. Point access / Tower: Small number of units clustered around a central core with stairs and elevators, maximizing corner units and daylight. Split-core: Two separate elevator or stair cores serving different unit stacks, often used in larger footprints for efficiency. Walk-up: Units accessed directly from the exterior via stairs, often in low-rise buildings. Atrium / Courtyard: Units arranged around an open-air or enclosed central space for a community feel and natural light. Podium + Wrap: Units wrap around structured parking, or sit atop a podium with shared amenities.

How can architects improve livability in high-density buildings?

Architects can improve livability in high-density buildings by maximizing natural light, ventilation, and privacy through layouts like single-loaded corridors, corner units, or central courtyards. Adding community-focused amenities, sustainable features, and smart building systems creates comfortable, efficient spaces that support diverse resident needs while keeping operations smooth and responsive.

Multi-Family Architecture & Design: 3 Ways Digital Twins Improve AEC Collaboration

August 22, 2025

The challenge of multi-family architecture is designing a space that manages people flow, is standardized and cost-effective, up to code, and yet remains inviting and homely.

Small missteps at the design stage can ripple out into big delays and expensive fixes once construction starts.

Modern tech, such as digital twins, can give your firm the edge by turning construction sites into easy-to-navigate 3D models with just a few hours of scanning.

In this guide, we’ll explain:

What trends will influence multi-family architecture over the next decade
How digital twins can be used for all common multi-family architecture design types

What is multi-family architecture?

Multi-family architecture is the art and science of designing residential buildings with multiple independent units.

The goal is simple to say but harder to achieve: create a building that feels like home to dozens or hundreds of residents, while still delivering on operational efficiency and long-term value.

Some of the most common building types include:

High-rise: 10+ stories, often in dense urban cores, maximizing vertical space.
Mid-rise: 4–9 stories, frequently using wood-over-podium construction.
Garden-style: Low-rise buildings spread over landscaped grounds.
Townhouses or rowhouses: Multi-level attached homes with private entrances.
Mixed-use developments: Residential units combined with retail or office space in the same footprint.

Trends and challenges shaping multi-family design

In 2024, multi-family design trends reflected shifting market priorities. Cities are pushing for higher building performance, while tenant demand for amenities like coworking spaces, rooftop lounges, and pet-friendly features is shaping leasing strategies. Developers are also leaning into office-to-residential conversions, modular construction, and smart building systems to streamline operations and improve efficiency.

At the same time, the market is feeling the weight of global economic uncertainty. In the U.S., the NAHB reported a 20% drop in multi-family starts in 2024, citing a backlog of 1 million units already under construction. By mid-2025, a follow-up report showed that the decline had deepened to nearly 30%.

Multi-family architecture trends

Multi-family exterior design trends come and go just like the seasons; some years it’s all about circular windows and organic facades, others it’s brute maximalism and Bauhaus that rule the roost. However, global policy and ever-developing technologies are bringing new trends to life.

Sustainability is a standard:In 2021, many countries pledged at COP26 to develop net-zero building codes by 2030 and to halve emissions by 2030 across all sectors, including buildings. We’re seeing the impact of that today. According to a 2024 OECD survey, 89% of participating countries have implemented mandatory energy-efficiency codes, and 86% provide financial incentives such as subsidies or low-interest loans.
Amenities are a key selling point: Emily McDonald, Zillow’s rental trends expert, observed that renters "are prioritizing practical amenities while also seeking community-focused perks like co-working spaces and social events.” Communities with upgraded amenities have seen 15–20% higher lease renewals. That’s a stat developers are paying closer attention to.
Adaptive reuse and modular construction: Office-to-residential conversions are on the rise globally, with these projects accounting for nearly 38% of apartments created through adaptive reuse in the U.S. and seeing similar momentum in Europe and Australia, where governments are incentivizing the shift. The global modular construction market reached approximately USD 104 billion in 2024 and is forecast to grow to USD 162 billion by 2030, with multi-family modular housing projected to hit USD 73 billion by 2029.
Smart building systems: In 2024, nearly 90% of multi-family owners and operators planned to deploy or upgrade smart building solutions, while 24% were already using at least one provider across their portfolios. It makes sense that new developments are investing in smart tech from the start, like IoT-enabled controls, predictive maintenance, and automated energy management.

Multi-family architecture challenges

In a competitive housing market, it’s not enough for a multi-family project to look good on paper. Regulatory demands, rising costs, and the risk of uninspired layouts all put pressure on teams to deliver buildings that meet compliance, stay within budget, and still stand out to tenants.

Cookie-cutter layouts make designs feel generic: Building codes, such as requirements for double-loaded corridors, can push designs toward uniform and predictable floor plans. These efficient yet generic designs mean finished buildings can suffer in the sales phase, with prospects feeling like every building looks the same.
Changing, increasingly complex regulations: While new policies around safety and sustainability are ultimately a good thing, strict regulations can confuse and restrict architects. Specialist consultants are usually a good idea to ensure you’re on top of all regulatory requirements before your builders break ground.
Costs are soaring, so are quality expectations: Volatile material prices and ongoing labor shortages are causing big problems for developers. According to a 2024 construction market survey, costs for residential projects have risen in most major cities, prompting architects to optimize every square foot. This means architects need to find the sweet spot between overbuilding (which adds unnecessary expense) and under-delivering (which risks long-term marketability).

3 ways digital twins improve the multi-family build process

A digital twin is a photorealistic, dimensionally accurate 3D replica of a physical space. In architecture, engineering, and construction, digital twins can be used from the earliest feasibility studies through construction and into long-term facility maintenance.

Digital twins bring clarity and precision to every stage of multi-family construction. Let’s break down how you can use 3D replicas to streamline key processes:

1. Plan based on real site conditions

Early-stage planning often reveals missing measurements, zoning ambiguity, and unexpected site conditions. These issues can stall progress for weeks, especially if access to the site is difficult or time-consuming. Even small inaccuracies at this stage can ripple through the design process, leading to costly revisions down the line.

A digital twin can help you capture precise, up-to-date site data that can easily be referred back to when you need to check or clarify something.

By using a Matterport Pro3 Camera, you get to-the-millimeter LiDAR that lets teams analyze spatial conditions before design begins. LiDAR is ideal for large or complex spaces (like long corridors or stacked units).

The result is a digital twin that gives collaborators a shared, navigable record of the site. These models can support planning packages, permit applications, feasibility studies, or even historic preservation requirements — all without multiple site visits.

PRO TIP: When you’re ready to move from planning into design, BIM and E57 files integrate seamlessly into Revit or your preferred CAD platform.

2. Design with residents in mind

A great multi-family building is a place people want to live, connect, and stay. That means thinking beyond code compliance and square footage. You need to design layouts that feel intuitive, encourage community, and adapt to resident needs.

With a digital twin, architects and engineers can explore multiple layout options and even run simulations to better predict crowd control bottlenecks.

Virtual walkthroughs bring the resident perspective into the design process, helping teams evaluate:

Flow: How residents will actually move through hallways, lobbies, and shared spaces.
Light: Where daylight naturally falls, and how it changes throughout the day.
Spatial relationships: How individual units connect to common areas and amenities.

These insights make it easier to plan amenity spaces, community zones, and shared facilities so they feel inviting and easy to access.

PRO TIP: The Measurement Mode built into every Matterport model allows you to test “what-if” scenarios quickly while staying true to the actual dimensions of the site. Dan Cardona, Chief Operating Officer at Apex Imaging Systems, says, “Being able to quickly verify measurements in a digital twin, we increase the accuracy of bids. Plus, we save time and money by eliminating the need to send teams around the country to re-verify measurements.”

3. Collaborate faster and reduce rework

Multi-family projects involve a web of AEC professionals who each come with their own tools, priorities, and timelines. When communication breaks down, mistakes follow. And when teams work in silos, valuable time is lost.

A digital twin creates an accurate shared reference point. They allow teams can sit together in a board room or on a video call, and review the same space in realistic detail to spot potential issues early. Or, even more efficiently, record video walkthroughs in advance for teams to independently evaluate.

PRO TIP: You can create complex digital twins complete with architecture, MEP systems, and interior furniture. Add tags while scanning to capture important details and context as you go, even if you’re offline.

How to integrate digital twins into your multi-family workflow

Digital twins give architects and developers the clarity to design smarter, coordinate better, and deliver buildings that work for everyone who uses them.

Create a living, evolving record that delivers value from planning through handover with Matterport. Get in touch to get a free demo and discover how Matterport digital twins can transform your maintenance strategy.