Boynton Yards

What Boynton Yards does

Boynton Yards is a master-planned mixed-use life sciences campus in Somerville, Massachusetts, developed as a joint venture between DLJ Real Estate Capital Partners, Leggat McCall Properties, and Deutsche Finance America since 2015. The 1.8M+ square-foot master plan comprises four purpose-built lab/office buildings, 400+ planned residences, an arts and creative enterprise building (The Hive at 561 Windsor), and 2+ acres of public green space, including the recently opened half-acre Boynton Yards Park. Delivered product includes 101 South Street (289,000 SF, fall 2021, fully leased) and 808 Windsor Street (370,000 SF, fall 2024, now leasing), with 89 South Street (400,000 SF) shovel-ready for late 2026, Building 5 slated for 2028, and Building 6 residential targeted for 2027.

The underlying technology is purpose-built life science real estate: column-free 35,000 SF floor plates, 15' floor-to-floor heights, 100 PSF live load capacity, wet and dry lab configurations, and sustainability certifications (LEED Platinum on 808 Windsor and 89 South, LEED Gold on 101 South, plus WiredScore Platinum connectivity). Buildings are leased primarily through exclusive broker relationships: Cushman & Wakefield for lab/office and Boston Realty Advisors for retail.

Revenue mechanics are predominantly long-duration commercial leasing of lab, office, retail, and (once delivered) residential space. The anchor tenant relationship with Flagship Pioneering, which pre-leased 280,000 SF at 101 South for ecosystem companies Tessera Therapeutics, Laronde, Cellarity, and Generate Biomedicines, defines the GTM approach of landing a single platform tenant to anchor a building and then expanding the cluster. Additional segments include food and beverage operators, creative enterprises (anchored by Taza Chocolate at The Hive), and future residents. Marketing combines broker-led enterprise field sales with community-driven programming, social media, and earned media to position the campus as an integrated live-work-play destination proximate to Kendall Square.

Name

Boynton Yards

Legal name

Boynton Yards

Website

https://boyntonyards.com

Company type

Private

Founded year

2015

Operating status

Operating

Headcount range

501–1,000 employees

Short description

Boynton Yards is a master-planned 1.8M+ SF mixed-use life sciences campus in Somerville, MA, developed by a DLJ RECP, Leggat McCall, and Deutsche Finance joint venture. It delivers purpose-built lab, office, retail, residential, and creative space to biotech tenants near Kendall Square.

Ownership category

akta.pro rank

Product category

Commercial Real Estate Development

NAICS

Land Subdivision (2372), New Multifamily Housing Construction (except For-Sale Builders) (236116)

SIC

Land Subdividers & Developers (No Cemeteries) (6552)

akta.pro primary industry

Urban Planning & Master Planning (BPAHAKAD)

Keywords

• Life science lab space
• Commercial real estate leasing
• Biotech campus development
• Purpose-built lab buildings
• Mixed-use real estate

Headquarters

HQ city

Somerville

HQ country

United States

HQ region

North America

Offices1 record

Markets served

GTM type

B2B

Offering type

Services

Cost components

Supply Chain, Operations, Infrastructure, Marketing or Sales, Personnel

Revenue model

1. Commercial Lab/Office Leasing: Long-term commercial leases for purpose-built life science lab and office space. Buildings include 101 South Street (289,000 SF, fully leased), 808 Windsor Street (370,000 SF), 89 South Street (400,000 SF arriving 2026), and future Buildings 5 and 6. Revenue generated through base rent payments from tenants including Flagship Pioneering ecosystem companies.
2. Retail Space Leasing: Ground floor retail and restaurant space leasing to tenants such as Portico Brewing, Mamaleh's Delicatessen, and other food/beverage operators. Revenue from retail rent payments.
3. Creative Enterprise Space (The Hive): Arts and Creative Enterprise (ACE) space at 561 Windsor offered at affordable rents to Somerville artists, makers, and creative enterprises. Supports creative economy while generating rental income.
4. Residential Leasing: Future residential component with 430+ modern apartments in Building 6 planned for 2027, and 400+ residences in approved masterplan. Will generate residential rental income upon completion.

Pricing tiers

Go-to-market motion2 records

Distribution channels4 records

Marketing channels6 records

Core offering

Boynton Yards is a 1.8M+ SF master-planned mixed-use life science campus in Somerville, MA that develops, owns, and leases purpose-built Class-A laboratory and office buildings to biotech and life science companies. The development also includes ground-floor retail and restaurant space, arts and creative enterprise studios (The Hive), future residential apartments, and over 2 acres of public green space, all delivered and operated as an integrated live-work-play community.

Differentiator

Problem solved

Functional benefit

Brands

• The Hive at Boynton Yards: Arts and Creative Enterprise (ACE) space at 561 Windsor Street offering affordable studios and creative workspace for Somerville artists and makers.

Products and services

• 101 South Street First purpose-built, nine-story Class-A lab building in Somerville, offering 289,000 SF of state-of-the-art R&D lab/office space with column-free floor plates, fitness center, bike amenities, below-grade parking for 300 cars, ground floor retail (Portico Brewing and Mamaleh's Delicatessen), and a shared conference center for 200+. Delivered fall 2021 and fully leased to Flagship Pioneering companies.
• 808 Windsor Street Eleven-story, 370,000 SF purpose-built lab building featuring LEED Platinum certification, best-in-class high-efficiency infrastructure, and spec suites ranging from 9-19K RSF. Includes below-grade parking, bike storage, gym, locker rooms, conference room, outdoor terrace, and panoramic views. Delivered fall 2024 and currently leasing.
• 89 South Street Twelve-floor, 400,000 SF lab and office building with 35,000 SF column-free floor plates and 15-foot floor-to-floor height. LEED Platinum certified building featuring connecting outdoor terraces, fitness center, public plaza, ground floor retail/dining, and indoor/outdoor gathering spaces. Shovel ready, arriving late 2026.
• Building 5 State-of-the-art lab/office building coming in 2028 as part of the Boynton Yards master plan, expanding the campus's purpose-built life science capacity.
• Building 6 (Residential) Residential building with 350+ modern apartments and ground floor retail, arriving 2027 as part of the mixed-use life science campus.
• The Hive at 561 Windsor Street Arts and Creative Enterprise (ACE) space offering 500 SF to 10,000+ SF studios and suites for Somerville artists, makers, and creative enterprises at affordable rents. Also home to Taza Chocolate headquarters, factory, and retail store.
• Commercial Lab/Office Leasing Service Long-term commercial lab and office leasing service offered across 101 South Street, 808 Windsor Street, 89 South Street, and Building 5, with quote-based pricing available via exclusive brokers Cushman & Wakefield.
• Retail Space Leasing Service Ground floor retail and restaurant space leasing service across the campus, handling tenants such as Portico Brewing and Mamaleh's Delicatessen, with leasing handled by Boston Realty Advisors.

Quantifiable outcome

• Building brings 4,000 permanent jobs to Somerville upon full buildout
• +2 more outcomes

Named customers8 records

Segments4 records

Ideal customer profiles3 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature4 records

Partnerships

Twelve partnerships are on record, tiered minor and core.

• Community Action Agency of Somerville (CAAS)minorStrategic or Co-development Partner · 1 November 2021Social impact partner for Boynton Yards development. Collaborates on community engagement and social responsibility initiatives.
• Flagship PioneeringcoreStrategic or Co-development Partner · 31 March 2021Cambridge-based life sciences platform company and creator of Moderna. Pre-leased 280,000 SF at 101 South Street for ecosystem companies Tessera Therapeutics, Laronde, Cellarity, and Generate Biomedicines. Option on additional space. Key anchor tenant establishing Boynton Yards as life science destination.
• Leggat McCall Properties (LMP)coreStrategic or Co-development Partner · 1 January 2015Leading real estate owner, developer, and service provider in Greater Boston since 1965. Executed over $10B in project development representing 42M+ SF over 10 years. Deep presence in life sciences, higher education, and healthcare sectors. Executive Vice President Rob Dickey leading Boynton Yards.
• Shawmut Design and ConstructioncoreImplementation/ SI/ Consulting Partner$1.5B national construction management firm. General contractor for 101 South Street and 808 Windsor Street. Executed ground-up construction of both life science buildings on time despite pandemic challenges. Executive Vice President Kevin Sullivan leads New England operations.
• SGA (Samuel Chao & Associates)minorOthersArchitecture firm that designed 101 South Street. Provided architectural design services for first purpose-built life science building.
• Hashim Sarkis StudiosminorOthersArchitecture firm that designed 101 South Street alongside SGA. Contributed to creative vision for the building.
• ARC/Architectural Resources CambridgeminorOthersArchitecture firm that designed 808 Windsor Street for maximum efficiency. Principal Leslie DelleFave led the design collaboration.
• Copley WolffminorOthersLandscape architecture firm that designed Boynton Yards Park. Principal Ian Ramey led the sustainable public space design reflecting City's vision.
• Cushman & WakefieldcoreChannel Partner/ Reseller/ DistributorCommercial real estate brokerage representing Boynton Yards for lab and office leasing. Duncan Gratton leads lab/office leasing efforts. Exclusively represents Boynton Yards for commercial lab/office transactions.
• Boston Realty AdvisorscoreChannel Partner/ Reseller/ DistributorCommercial real estate brokerage representing Boynton Yards for retail leasing. Whitney Gallivan leads retail leasing efforts for ground floor and retail spaces.
• Jonah Public RelationsminorOthersPR agency handling media relations for Boynton Yards. Pamela Jonah serves as media contact. Manages press inquiries and earned media coverage.
• Taza ChocolateminorStrategic or Co-development PartnerAnchor tenant at 561 Windsor (The Hive) maintaining headquarters, chocolate factory, and retail store. Long-term community partner anchoring creative enterprise building.

Scale indicators8 records

Recent moves12 records

Expansion highlights6 records

Broad incumbents

• Tishman Speyer: Global real estate developer and life science investor (co-parent of Breakthrough Properties). Operates life science campuses and mixed-use developments nationally and is a broad incumbent in the life science real estate category.
• BioMed Realty: Major life science REIT (Blackstone-owned) with substantial Cambridge/Boston portfolio including laboratory campuses. Comparable at the asset class level though larger and more diversified geographically than Boynton Yards.
• Alexandria Real Estate Equities: The largest publicly traded life science REIT with a dominant Cambridge/Boston footprint (including Mission Bay, Alexandria Technology Square). Serves as the benchmark incumbent for life science real estate in Kendall Square and the broader supercluster.
• IQHQ: Life science-focused REIT with a portfolio of purpose-built lab campuses including developments in San Diego and select East Coast markets. Competes at the asset class level for premium lab tenants seeking ESG-certified, amenitized campuses.
• Beacon Capital Partners: Boston-based institutional real estate investment manager with life science, lab, and innovation-focused properties. Comparable developer of large-scale life science real estate in Greater Boston and select national markets.

Regional players

• National Development: Greater Boston real estate developer with mixed-use and life science projects in Cambridge and surrounding submarkets. Comparable regional competitor in scale and product type though focused on select Boston submarkets.
• The Davis Companies: New England-based real estate investment and development firm active in life science, multifamily, and mixed-use projects across the Boston region. Overlapping investor profile and product type with Boynton Yards JV partners.

Direct peers

• Breakthrough Properties: Life science real estate joint venture (originally Tishman Speyer/Bellco Capital) developing purpose-built lab campuses in Boston/Cambridge and other Tier 1 markets. Competes head-to-head for biotech tenant leases and adjacency to Kendall Square.
• Longfellow Real Estate Partners: Specialized life science real estate developer focused exclusively on the Boston/Cambridge market, including projects adjacent to Kendall Square. Closest direct competitor for premium lab tenants and campus-scale developments.
• King Street Properties: Boston-area life science developer with a portfolio of purpose-built lab/campus projects similar in scale and tenant profile to Boynton Yards. Operates multiple life science campuses across Greater Boston/Cambridge, competing for the same Flagship-style and biotech tenant base.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks5 records

Key highlights7 records

Customer concentration

• Xx.com/BoyntonYardsMa
• Facebookfacebook.com/BoyntonYardsMa
• LinkedInlinkedin.com/company/boynton-yards
• Instagraminstagram.com/boynton_yards

Compliance4 records

Revenue estimate

Valuation estimate

Number of profiles

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Boynton Yards