Kathryn Thomas never initially planned to enter the real estate industry. Her ambition was to become a diplomat and work for the Foreign Office. However, when the graduate scheme she had secured was cancelled due to budget cuts, she had to pivot. An opportunity arose at Harrods, where her dissertation on water treatment became unexpectedly relevant as the company expanded its in-store restaurants. This chance led her into the world of real estate, and from there, her career took off. At EliteX, we are proud to have Kathryn Thomas as part of the edition: Prominent Women in Real Estate, 2025.
Kathryn Thomas | Head of International, RES | Citi
She gained valuable experience at Harrods, quickly maturing in a role that came with significant responsibility. Over time, she transitioned through various sectors, including investment banking, multi-disciplinary services, and manufacturing critical engineering facilities for banks and data centers. Her career spanned multiple continents—America, EMEA, and Asia—allowing her to work as a contractor, consultant, and client. Kathryn never regretted the path she took and often reflects that, in many ways, her career still involves global negotiations, cultural learning, and market representation—similar to the diplomatic career she once envisioned. Balancing personal life with a demanding real estate career is a challenge, but Kathryn believes that teamwork makes it possible. Having a strong support system at work and at home is crucial, along with open communication, effective planning, and flexibility. She acknowledges that careers and life are not always straightforward but believes in being kind to oneself and recognizing that no one is superhuman. The collective strength of a team always outweighs individual efforts.
“Workplace design is becoming a competitive advantage, ensuring employees have productive and engaging environments.”
One of the highlights of Kathryn’s career was the recent company-wide reorganization at Citi. Her role expanded to cover an international portfolio spanning 72 countries and 13 million square feet, managing a diverse team of professionals. Large-scale reorganizations are complex and require extensive planning and execution, but Kathryn was proud of how her team navigated the process. Together, they delivered impressive projects in various locations, including India, Singapore, Hong Kong, Dubai, the UK, and Australia. The ability to impact thousands of employees worldwide is something that continues to motivate her team.
For young women interested in real estate, Kathryn’s advice is straightforward: go for it. The industry offers numerous opportunities across various fields and locations. Real estate professionals can choose from contracting, consulting, or client-side roles, with the potential to travel globally. The industry is evolving rapidly, particularly with the introduction of new property technology, making it an exciting time to be involved. Over the years, real estate has become more inclusive for women. In the past, there were very few women in areas such as construction, engineering, and facilities management. Today, women lead major real estate functions, construction firms, architectural practices, and asset management companies. Kathryn recalls a significant deal at Deutsche Bank in 2019, where key leadership roles across various stakeholders were occupied by women. This representation highlights the progress made in the industry and the power of professional networks.
Looking ahead to 2025, Kathryn identifies three key trends in real estate: People, Place, and Technology. With five generations coexisting in the workforce, creating inclusive workspaces that accommodate diverse needs is essential. Declining populations mean companies must focus on talent attraction and retention. Workplace design is becoming a competitive advantage, ensuring employees have productive and engaging environments. Additionally, technology continues to shape the industry. Smart office solutions and AI-driven data analysis are helping companies make informed decisions, improve efficiency, and optimize building operations. However, balancing technological advancements with cybersecurity remains a priority.
“Successful real estate professionals must understand both business and people strategies.”
Technology plays a crucial role in Kathryn’s work. Efficiently managing real estate portfolios requires high-quality data. AI is improving data organization and analysis, aiding in better decision-making. Advanced building management systems are also enhancing sustainability efforts by predicting maintenance needs and reducing energy consumption. Moreover, workplace technology is improving employee experiences by streamlining office navigation, client hosting, and event planning. Handling tough negotiations and difficult clients requires skill. Kathryn believes in three key principles: preparation, shared enterprise, and active listening. Thorough preparation demonstrates respect and seriousness, while identifying mutual benefits shifts discussions toward execution. Actively listening provides valuable insights that can lead to successful outcomes. By applying these principles, strong and lasting business relationships are built.
Successful real estate professionals must understand both business and people strategies. The best in the industry can transition seamlessly from strategic planning to execution. Attention to detail is critical, as is understanding company operations, workforce demographics, and market conditions. Additionally, financial acumen is essential—knowing when to prioritize cash flow versus profit and loss helps in structuring optimal deals that align with business objectives. Kathryn credits much of her professional growth to the mentors who influenced her career. Her late father instilled in her the values of hard work and preparation. Martin Grimshaw, MBE, a former manager at both Goldman Sachs and Deutsche Bank, taught her discipline, strategic planning, and the importance of listening. The late Kim Hammonds, former COO of Deutsche Bank, and John Cryan, its former CEO, provided her with invaluable exposure to corporate decision-making, reinforcing the significance of real estate in shaping company culture and productivity.
“The collective strength of a team always outweighs individual efforts.”
Looking to the future, Kathryn is focused on several major projects, including the refurbishment of Citi Tower in London, the construction of a new headquarters in Ireland, and expansion efforts in India. These projects integrate sustainable building practices with innovative workplace design, reflecting Citi’s investment in its people and infrastructure. Kathryn takes pride in contributing to the broader industry conversation about sustainable real estate, hoping to inspire other asset managers to repurpose existing structures rather than rebuild, creating modern, functional spaces in the process.
Throughout her career, Kathryn has embraced every challenge and opportunity that came her way. Her journey demonstrates how adaptability, collaboration, and strategic thinking can lead to a fulfilling and impactful career in real estate. As the industry continues to evolve, she remains committed to shaping its future, advocating for sustainability, inclusivity, and innovation in workplace design.