Arsenal Yards

What Arsenal Yards does

Arsenal Yards is a large-scale mixed-use real estate development located in Watertown, Massachusetts, within the Greater Boston market. The campus is a joint venture between Boylston Properties and The Wilder Companies, with the project originally announced in 2016 and receiving municipal approval in 2017. It integrates multiple asset classes on a single site: approximately 432,498 square feet of life science laboratory space across three buildings (including the 100 Forge building developed in partnership with J.P. Morgan Asset Management, with construction commencing in January 2021), 300 residential apartments under the Blvd & Bond brand with 15% designated as affordable, a 146-room Hampton Inn hotel that opened in February 2021, more than 50 retail stores, more than 20 restaurants, a Majestic 7 cinema, fitness studios, and structured parking. Phase One of the biotech lab space is reported to be 100% leased.

The development serves multiple customer segments simultaneously: biotech and life science tenants seeking Greater Boston lab capacity, residents seeking mixed-use urban-suburban housing, hotel guests visiting the Boston metro, and consumer retail and dining patrons. The asset draws approximately 4.5 million visitors annually and sits within a 20-minute drive of roughly 1.3 million people with an average household income of approximately $166,000. Revenue mechanics are anchored in triple-net laboratory leases, apartment rents, hotel revenue per available room, and ground-floor retail rents. The management and operating entity is small, with reported headcount of 11 to 50 employees.

Recent strategic activity includes the addition of multiple national and regional tenants between October 2024 and November 2025 — Warby Parker (retail), NAYA and Medium Rare (dining), Mighty Squirrel Taproom (craft beverage), and SKN WTR Aesthetics (medical aesthetics) — alongside the institutional capital partnership with J.P. Morgan Asset Management that supports the ongoing life science buildout. The project is best characterized as a long-duration, multi-phase institutional real estate asset rather than a technology or operating company.

Name

Arsenal Yards

Legal name

Arsenal Yards

Website

https://www.arsenalyards.com

Company type

Private

Founded year

1816

Operating status

Operating

Headcount range

11–50 employees

Short description

Arsenal Yards is a large mixed-use real estate development in Watertown, MA, combining 432,498 sf of life science space, 300 apartments, a 146-room Hampton Inn, 50+ retailers, 20+ restaurants, and entertainment, serving biotech tenants, residents, and Greater Boston consumers.

Ownership category

akta.pro rank

Headquarters

HQ city

Watertown

HQ country

United States

HQ region

North America

Offices1 record

Markets served

GTM type

B2B and B2C

Offering type

Services

Cost components

Operations, Infrastructure, Personnel, Marketing or Sales, Technology or R&D

Revenue model

1. Restaurant Space Leasing: Revenue from leasing restaurant space to diverse dining concepts including Shake Shack, Sweetgreen, City Works, Buttermilk & Bourbon, and over 50 other retailers and restaurants.
2. Life Science Lab & Office Space Leasing: Over 400,000 sf of purpose-built lab space across three buildings (200 Arsenal Yards Blvd, 100 Forge, 500 Forge) leased to life science and biotech companies.
3. Residential Leasing (Blvd & Bond): Three residential apartment buildings with studio, one-, two-, and three-bedroom units. 15% of apartments designated as affordable housing.
4. Hotel Operations: 146-room Hampton Inn & Suites by Hilton operating on-site.
5. Parking Services: Free customer parking in two parking garages plus surface parking. EV charging stations available. Parking generates incidental revenue through parking permits for residents and hotel guests.
6. Retail Leasing: Arsenal Yards generates revenue by leasing retail space to national and local retailers including Marshalls, Old Navy, Ulta Beauty, and specialty shops.

Go-to-market motion2 records

Distribution channels6 records

Marketing channels5 records

Core offering

Arsenal Yards is a mixed-use urban village in Watertown, MA offering more than one million square feet of retail, dining, entertainment, fitness, and personal services alongside 300 residential apartments, a 146-room hotel, and a 432,498 sq ft life science lab and office campus. The property replaces the former Arsenal Mall and generates revenue by leasing space to national and local retailers, restaurants, biotech companies, and residents, while operating community events programming and on-site parking.

Product overview

Arsenal Yards is a mixed-use development in Watertown, MA, serving as a unified retail and commercial destination rather than a single product. The portfolio includes: retail stores (50+ shops), diverse dining (restaurants and fast-casual), entertainment (Majestic 7 cinema), fitness studios, personal services, and residential living (Blvd & Bond apartments). Hospitality is provided via Hampton Inn & Suites, while the Life Science Campus offers commercial lab/office space across three buildings. The development also features community events programming, free parking infrastructure, and a Roche Bros. grocery anchor.

Differentiator

Problem solved

Functional benefit

Products and services

• Arsenal Yards Mixed-Use Development Premier mixed-use development in Watertown, MA featuring retail, dining, entertainment, residential apartments, a 146-room hotel, and life science lab space across more than one million square feet. Developed as a joint venture between Boylston Properties and The Wilder Companies on the former Arsenal Mall site.
• Blvd & Bond Residences Three residential apartment buildings at Arsenal Yards offering studio, one-, two-, and three-bedroom units for lease. Features include a rooftop deck, fire pit, modern appliances, and 15 percent affordable housing designation. Property is managed by Bozzuto.
• Hampton Inn & Suites by Hilton Watertown Boston 146-room hotel located at 25 Bond Street within Arsenal Yards, offering complimentary Wi-Fi, hot breakfast, HDTV, microwave, fridge, and coffeemaker. Operated by Hilton and developed with Stonebridge Companies.
• Life Science Campus Over 432,498 sq ft of purpose-built lab and office space across three buildings at Arsenal Yards: 200 Arsenal Yards Blvd (108,000 sq ft historic restoration), 100 Forge (130-foot tall building with panoramic Boston skyline views), and 500 Forge (158,680 sq ft). Includes a private shuttle to Harvard Square and serves life science and biotech tenants.
• Events & Programming Community events at Arsenal Yards including trivia pub crawls, summer kids concerts, music on the river green, block parties, outdoor fitness series, bookmobile visits, and seasonal festivals. Held at Bond Square and Arsenal Park.
• Parking & Transportation Services On-site parking at Arsenal Yards with free customer parking in the Purple and Red garages, EV charging stations, 15-minute curbside pickup spots, and handicap accessibility. Includes MBTA Bus Route 70 stop on site, Bluebikes share station, and two Zipcars.

Quantifiable outcome

• 4.5 million annual visitors
• +3 more outcomes

Named customers12 records

Segments4 records

Ideal customer profiles4 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Partnerships

13 partnerships are on record, tiered core and minor.

• Stonebridge CompaniescoreStrategic or Co-development Partner · 1 July 2017Hotel development partner that with Boylston Properties developed the 146-room Hampton Inn & Suites by Hilton at Arsenal Yards, which opened in February 2021.
• Boylston PropertiescoreStrategic or Co-development PartnerBoston-based real estate developer of urban mixed-use product including retail, residential, hotel, corporate, and research buildings. With 30 years of experience, Boylston Properties is the co-developer of Arsenal Yards and has created many high-visibility projects in metropolitan Boston.
• The Wilder CompaniescoreStrategic or Co-development PartnerBoston-based real estate development, management and leasing firm specializing in the positioning of retail properties. In its 40-year history, Wilder has developed, managed, and leased over 20 million square feet of retail properties throughout the United States and Puerto Rico. Handles retail leasing for Arsenal Yards.
• JLL (Jones Lang LaSalle)coreChannel Partner/ Reseller/ DistributorCommercial real estate firm handling life science leasing for Arsenal Yards. Contacts include Sam Crossan ([email protected]) and Bob Richards ([email protected]).
• BozzutominorImplementation/ SI/ Consulting PartnerProperty management company managing the Blvd & Bond residential apartments at Arsenal Yards.
• Haynes GroupminorImplementation/ SI/ Consulting PartnerFamily-owned commercial construction company that managed design, development, and construction of Mighty Squirrel Taproom at Arsenal Yards.
• Colliers Engineering & Design (formerly Phase Zero Design)minorImplementation/ SI/ Consulting PartnerArchitecture and design firm (now Colliers Engineering & Design after merger) that handled design work for Mighty Squirrel Taproom at Arsenal Yards, collaborating since 2018 across multiple locations.
• Quirk EventsminorGTM or Marketing PartnerEvent organization devoted to building events around games, hosting trivia pub crawls and other game-based events. Partnered with Arsenal Yards for Trivia Pub Crawl events.
• Watertown Community FoundationminorGTM or Marketing PartnerNon-profit organization with mission to advance and support positive change for people who live and work in Watertown. NAYA's grand opening donated $1 bowl proceeds to the foundation.
• Watertown LibraryminorGTM or Marketing PartnerPublic library operating a Bookmobile pop-up on the first and third Thursday of each month at Bond Square near Jersey Mike's and Chip City.
• MBTAminorChannel Partner/ Reseller/ DistributorMassachusetts Bay Transportation Authority bus route 70 stops directly in front of Arsenal Yards, originating at Central Square Red Line T stop, providing public transit access.
• BluebikesminorChannel Partner/ Reseller/ DistributorBike share system with station at Arsenal Yards near Nike Unite featuring 10 bikes. Part of 7-station network in Watertown connecting to Boston, Cambridge, Newton and beyond.
• ZipcarminorChannel Partner/ Reseller/ DistributorCar sharing service with two Zip Cars available directly at Arsenal Yards in the Purple Garage.

Scale indicators10 records

Recent moves9 records

Expansion highlights5 records

Direct peers

• Assembly Row: Mixed-use development in Somerville, MA featuring retail, dining, entertainment (Legoland Discovery Center), residential apartments, hotel, and office/lab space. Highly comparable as a Greater Boston mixed-use destination with similar tenant categories and life science office component.
• Legacy Place: Mixed-use lifestyle center in Dedham, MA combining upscale retail, dining, residential apartments, and medical/office space. Comparable suburban Boston mixed-use format with similar tenant mix and live-work-shop integration.
• University Park at MIT: Mixed-use development in Cambridge, MA adjacent to MIT featuring retail, dining, residential, office, and lab space. Highly comparable as a Boston-area mixed-use property serving biotech tenants and affluent consumers.
• The District Burlington: Redeveloped mixed-use property at the former Burlington Mall site featuring retail, dining, residential, and entertainment. Comparable as a Greater Boston suburban mixed-use repositioning/redevelopment play.
• Derby Street Shoppes: Mixed-use retail and residential center in Hingham, MA with national retailers, restaurants, and apartments. Comparable South Shore mixed-use lifestyle format targeting affluent suburban shoppers.
• Chestnut Hill Square: Mixed-use lifestyle center in Chestnut Hill, MA with retail, dining, medical office, and residential. Comparable as an affluent suburban Boston mixed-use destination with similar tenant categories.
• The Street Chestnut Hill / The Shops at Chestnut Hill: Mixed-use retail and dining destination in Chestnut Hill, MA featuring national retailers and restaurants. Comparable as a suburban Boston retail destination serving an affluent trade area.

Broad incumbents

• Seaport District / Seaport Square: Large-scale mixed-use redevelopment in Boston's Seaport with retail, dining, residential, hotel, and office/lab space. Comparable as a major Greater Boston mixed-use destination with institutional ownership and life science exposure.

Regional players

• MarketStreet Lynnfield: Mixed-use lifestyle center in Lynnfield, MA (north of Boston) with retail, dining, residential, and fitness. Comparable mixed-use concept but serves a different geography within Greater Boston.
• Wrentham Village Premium Outlets: Large outlet shopping destination in Wrentham, MA owned by Simon Property Group. Related as a Greater Boston retail destination drawing similar affluent demographic, though outlet-only format.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat6 records

Key risks5 records

Key highlights7 records

Customer concentration

• Xx.com/Arsenal_Yards
• Facebookfacebook.com/ArsenalYards
• Instagraminstagram.com/arsenalyards

Revenue estimate

Valuation estimate

Number of profiles

Profiles2 records

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 Arsenal Yards