We’ve observed a powerful movement reshaping the DC real-estate market: an amenities arms race among Washington’s Trophy and Class A buildings. Owners are upping their game, offering a wide range of perks to attract—and keep—top-tier tenants, all while vying against fierce competition.
One of the primary drivers of this race is scarcity, a factor highlighted at the recent BisNow Panel on DMV Market Office Updates, where Bob Pizzano Jr. spoke. Overall, the office market has seen vacancies in recent years. However, within trophy class buildings demand has surged, intensifying the battle for elite tenants.
In this competitive landscape, building owners recognize that premium views and prime locations are no longer enough to secure a place at the top. Tenants are now willing to pay a premium for amenities that cater directly to their lifestyle needs. To meet this demand, top-tier buildings have expanded their offerings to include specialty fitness centers, spas, co-working spaces, rooftop lounges, green spaces, open offices, cafés, golf simulators, and more. Staying ahead means closely tracking tenant preferences and staying attuned to the latest trends in the market.
In our experience working on numerous Trophy and Class A building projects, we’ve witnessed this amenity-centered shift firsthand. One notable example is our project at 1201 Pennsylvania Avenue. Located just four blocks east of the White House, this trophy-class building maximizes its prime location. We constructed the largest private outdoor terrace on Pennsylvania Avenue, offering tenants stunning views of the Capitol, the Old Post Office, and the Washington Monument. Our team also transformed the lobby and atrium, constructing a bridge at the thirteenth floor and installing exhibits from the Peabody Museum, including a 35-foot-long giant squid suspended from the ceiling. Tenants can also enjoy an on-site café, lounges, and a state-of-the-art 5,000-square-foot fitness center complete with locker rooms and showers.
Recognizing the competitive demands of D.C.'s evolving commercial real estate landscape, Market Square, located at 701 and 801 Pennsylvania Avenue, took a strategic approach to enhance its offerings for top-tier tenants, entrusting Pizzano Contractors with a comprehensive transformation. Our team executed a large-scale upgrade to the building's infrastructure and completed meticulous buildouts for high-quality tenant spaces. We outfitted specialty suites with high-end office amenities tailored to meet the needs of modern professionals. Each suite is equipped with premium furnishings, high-speed internet, and seamless connectivity to support productivity and ensure a refined workspace experience. The suites are arranged around a shared amenity area that is used as a lounge or for conferencing. Market Square’s array of amenities ensures an exceptional tenant experience, with 24-hour security, a staffed front desk, and secure underground parking. We built out 40,000 square feet of spec suites and amenity spaces, ranging in size from 1,500 square feet to 6,500 square feet. The rapid leasing of these suites within 6 months of being completed, highlights the success of offering top-of-the-line, ready-to-go spaces. This transformation underscores our commitment to creating premium spaces that reinforce Market Square’s standing as a premier destination in the heart of the nation’s capital.
Another notable building is 80 M Street, which features a sleek lobby renovation featuring an integrated outdoor café and a spacious ground-floor patio. The building underwent a 100-square-foot overbuild, adding three floors using mass timber construction. The loft-style ceilings, stunning exposed wood, and expansive floor-to-ceiling windows highlight views of the Capitol Riverfront. Tenants have access to adaptable meeting spaces, a tech-forward conference center, and an amenity lounge with a private event area complete with a bar, galley kitchen, and media wall. The Pizzano team is currently completing 20,000 square feet of spec suites to provide ready-to-go premium spaces for prospective tenants. A generously equipped fitness center rounds out the amenities, while the building’s biophilic design—blending indoor and outdoor elements—enhances its appeal by fostering a connection to nature and contributing to a reduced carbon footprint.
Completing our portfolio of standout projects is 660 North Capitol Street, a striking glass-wrapped building on Capitol Hill. Our team is currently delivering high-quality spec suites, alongside full lobby and penthouse renovations. The redesigned lobby will include custom millwork, a stucco feature wall, and a bespoke reception desk. The penthouse and rooftop renovation includes an operable glass partition as well as premium Kettal canopies to allow for indoor-outdoor functions. In addition to these enhancements, the building offers a state-of-the-art fitness center and a dedicated tenant conference center.
Today, trophy class assets must deliver unique, value-added amenities to stand out and satisfy rising tenant expectations—especially as retaining current tenants has become just as crucial as attracting new ones.
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