15 historic or adaptive reuse office projects for 2025
By Quinn Purcell, Managing Editor
The editors of Building Design+Construction have collected over 40 recent office and office-to-residential projects, including mixed-use destinations, LEED-certified buildings, and mass timber-built headquarters.
We’re breaking down the submissions into several individual articles to highlight what makes each project special. Because these were all completed in the last 18 months or are currently under construction, these office building and office-to-res projects showcase the latest the market has to offer in terms of amenities, trends, and construction techniques.
Below are 15 of the 40 projects. The full list is coming soon, so stay tuned!
15 Adaptive Reuse/Historic Office Building Projects for 2025
Here are 15 recent adaptive reuse projects or those with a historical past:
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20 Massachusetts Avenue
Washington, D.C.
20 Massachusetts, or 20 Mass, is a repurposed seven-story office building-turned mixed-use destination. It mixes a 274-key luxury Royal Sonesta hotel with Class-A office space, brought together by various amenities: Penthouse conference and lounge spaces, retail and dining, conference facilities, and a fitness facility.
To accomplish this repositioning, the exterior skin and interior of the building were stripped down to the structural frame and concrete floor plates. The subgrade parking levels were retained. Three floors were added, and the footprint was extended one column bay adding a total of 101,000 sf, taking the building to 485,000 sf.
"In an era where carbon footprints are of utmost concern, the careful, even painstaking, reuse of existing buildings is important work. Thanks to the resilience and dedication of the entire team, we are proud of how 20 Mass transforms an outdated building into a destination filled with character, connectivity, and sustainability." — Janki Bhatia, AIA, Senior Project Architect
On the Building Team:
Owner/Developer: The RMR Group
Architect: Leo A Daly
Structural Eng: SK&A
Civil Eng: Bohler DC
MEP Eng: Interface Engineering
Landscape Architect: Lee and Associates
General Contractor: DPR Construction
55 Broad Street
New York, N.Y.
55 Broad Street is the residential conversion of a midcentury office tower in Manhattan’s Financial District into a 571-unit rental apartment complex. Originally designed by Emery Roth & Sons and once home to offices for Goldman Sachs, the adaptive reuse has been carried out by CetraRuddy.
Typical of a commercial high-rise from this era, 55 Broad Street has three different floorplates, with a large podium on the lowest six stories and two subsequent setbacks as the tower rises to 36 stories. To address this long lease span, many units on the lower floors have flex spaces and home office areas. The residential program includes an array of amenities—such as substantial resident coworking space and a new rooftop addition with a 45-foot-long outdoor pool, where the original cooling tower and mechanical plant once stood.
The building has also been fully electrified—a rarity in New York City—and is expected to be the first fully electric office-to-residential development to achieve LEED certification, according to the development team.
On the Building Team:
Developers: Silverstein Properties and Metro Loft Management
Architect, AOR: CetraRuddy
Structural Eng: GACE Consulting Engineers
MEP Eng: FMC Engineering
Construction Manager: Collaborative Construction Management
101 Constitution Ave
Washington, D.C.
101 Constitution Ave is an adaptive reuse office building that features a two-story fitness center at the heart of it all. The crowning feature of the renovation was the rooftop, which underwent a full transformation to introduce increased interior and exterior amenity space, as well as adding a green roof. The event space is crowned by a dome that required over 160 hours of drafting and 3D modeling.
A comprehensive elevator modernization brought three additional cars to the penthouse space and added rear entrances to three cars, tying the lobby and restaurants to the penthouse amenity space.
Modern technology, including a Verkada camera, was used for progress tracking and providing insights to owners and stakeholders. Additionally, Virtual Design and Construction technology such as laser scanning and 4D modeling helped in managing existing conditions and planning the project's layout accurately.
On the Building Team:
Owner/Developer: 101 Constitution Trust and United Brotherhood of Carpenters and Joiners of America
Architect: Gensler
Structural Eng: Tadjer-Cohen-Edelson Associates
MEP Eng: Greenman Pedersen
Landscape Architect: LandDesign
General Contractor: DPR Construction
836 Broadway
New York, N.Y.
836 Broadway is a designated historic landmark with a rich past. Designed by Stephen Decatur Hatch in 1876, it was built on the site of President Theodore Roosevelt’s great-great uncle James T. Roosevelt’s home. To breathe new life into the building for the modern era, ZG Capital Partners engaged Spectorgroup to create a distinctive and inspiring workplace destination for its prospective tenants.
Drawing inspiration from the vibrant neighborhood and its rich architectural history, the concept was tailored to attract ZG Capital Partner’s ideal office tenants in a high-end, creative area of Manhattan. The building’s original cast-iron facade and Néo-Grec detailing proved a jumping off point for the design inspiration. Three fully renovated floors, boasting over 13,600 sf each, present hospitality-inspired office spaces that stand in stark contrast to traditional pre-builds.
“Our design goal was authenticity. We wanted to return the building to its original splendor. To this end, we preserved and celebrated important historic building elements such as the exposed brick, the window motifs, and the original cast iron columns that ground the interiors. In contrast to other historic buildings that are covered up with glass storefronts and stripped of their historic charm, this restoration celebrates the building’s past and uncovers elements that time has hidden away.” — Sara Agrest, Design Director and Senior Associate, Spectorgroup
On the Building Team:
Owner: ZG Capital Partners
Architect: Spectorgroup
MEP Eng: FMC Engineering
General Contractors: Flintlock Construction and Rinnovo Construction
1608 West 5th Street
Austin, Texas
1608 West 5th Street is a three-story multi-tenant urban infill project, consisting of more than 40,000 sf of office space and four levels of underground parking. The building design responds to Austin’s historic warehouse district context through massing, material choice and detailing. The project, on a very tight urban infill site (just 150’x150’), reflects the evolving construction market in Austin.
Designed to look like an old remodeled warehouse–a nod to the district’s history–the three-story building features the familiar exterior vocabulary of brick, glass, and concrete. Traditional Black brick, recalling the familiar materials of the old buildings, is combined with light brick that takes on the appearance of a modern addition.
1608 West 5th Street was also awarded LEED Silver. Low-water plumbing fixtures are expected to help achieve over 40% indoor water use savings, while a combination of optimized building envelope components, efficient HVAC and lighting systems target over 20% whole building energy cost savings.
On the Building Team:
Owner: Manifold Real Estate
Architect, Interior Designer: Studio8
Barstool Sports Office
Chicago, Ill.
Barstool Sports’ office is a “fun-factory” designed to inspire creativity and productivity while maintaining branding across content creation projects. Located in Chicago’s Fulton Market neighborhood, the office spans 39,000 sf across two floors.
The design team transformed a former dairy facility into an open-concept workspace with 12 podcast and three broadcast studios, full-sized basketball/multi-sport court, golf simulator, commercial kitchen for cooking demonstrations, open seating workspaces overlooking the basketball court, and bar and kitchen areas.
However, it wasn’t all smooth sailing. The project presented several unique obstacles for the team, from nearby train tracks requiring the office be sound-proofed, to corroded underground piping that needed to be relined.
On the Building Team:
Owner: Barstool Sports
Architect: Two Fourths Studio
Lead Design: BKV Group
Structural Eng: WSP
MEP Eng: IMEG
Acoustics: Arup
General Contractor: Clune Construction
Book Tower
Detroit, Mich.
Book Tower is a reimagined, adaptive reuse development that blends history and Italian Renaissance architecture with modern amenities. The 100-year-old, 38-story skyscraper had been completely vacant for years prior to Bedrock’s investment into the seven-year historic restoration.
Key rehabilitation efforts included restoring the original copper roof, terra cotta ornamentation, and limestone and masonry façade. Materials and design decisions focused on sustainability and energy efficiency, with a dedication to preserving original features of the building whenever possible. Ornate ceiling tiles were hand-painted in the original colors, and 50,000 sf of marble were reinstalled.
The restoration also included repairing 29 exterior caryatids, adapting former office spaces into 46 unique floor plans for apartments and hotel rooms, refitting the rooftop event space with a 2,200-sf skylight, repairing original travertine floors, and revealing the classic limestone façade. Restoring Book Tower, rather than developing something new on the site, reduced the carbon footprint by an estimated 85 percent.
Book Tower also includes 229 residential units to meet the need for increased housing needs in Detroit. It is also home to Detroit’s first ROOST Apartment Hotel, offering 117 extended stay suites with boutique hotel features.
HKS Singapore Office
Singapore, Asia
HKS Singapore's new 5,016-sf workspace in a heritage building in Singapore's central business district blends historical preservation with sustainable design. The office features dedicated zones for collaboration, rest, socialization, focus, and ideation, in keeping with HKS’ research into designing workplaces to support brain health. With modular spaces, local art, and eco-conscious materials, the environment promotes well-being and productivity while honoring the firm's roots and future ambitions.
The new office is in a 1920s-era building, The Quadrant, which was formerly home to the Kwangtung Provincial Bank. To meet sustainability initiatives, HKS utilized sustainable design strategies like upcycling teak from old houses, recycling mechanical systems, and incorporating new materials such as bamboo and rattan. The project is on track to achieve both Greenmark and WELL certification.
By incorporating sliding doors and modular furniture, the space can be adjusted to meet various needs. Ranging from interactive zones to quiet retreats, these spaces support various work styles, enabling employees to thrive in both focused tasks and collaborative, co-creative activities. As a result, productivity levels have notably increased, with employees reporting higher levels of satisfaction and well-being, according to HKS.
On the Building Team:
Owner/Developer, Interior Design: HKS
MEP Sub Consultant: JAG Engineering
Lighting Consultant: Vizism General Contractor: LFA Studio
MGP Ingredients Office
Leawood, Kan.
MGP Ingredients, one of the world’s top three suppliers of premium distilled spirits and specialty wheat proteins and starches, sought additional office space as the company continued to grow. A suitable office was found, reconfigured, and transformed into a new 10,000-sf space for MGP employees.
Going against the grain of current workplace trends, the office includes ample private offices for around 20 staff members. Because MGP wanted the office to represent its premium house-owned brands, the design team zeroed in on one classic American cocktail for its warmth and color: the Old Fashioned.
The office’s highlight is a hospitality area adjacent to the entry, featuring a wet bar stocked with liquor created from MPG Ingredients’ grains. A spacious seating area encourages informal, spirited socializing. Circulation from the hospitality area leads to MGP Ingredients’ Boardroom. Deeper into the building are private offices, two smaller conference rooms, and an open office space designed for centralized collaboration with a range of seating options for both formal and impromptu meetings.
“The organic palette found in grains and spirits worked well to honor MGP Ingredients’ legacy while elevating its headquarters to a workplace commensurate with the company’s global leadership in the food-science segment.” — Alissa Wehmueller, IIDA, NCIDQ, Director of Interiors, Helix Architecture + Design
On the Building Team:
Owner/Developer: MGP Ingredients
Architect: Helix Architecture + Design
MEP Eng: PKMR Engineers
General Contractor: A.L. Huber
Nancy Ridge Life Science and Office Building
San Diego, Calif.
The Nancy Ridge Life Science and Office Building addresses the growing demand for adaptable R&D spaces in the bustling Sorrento Valley and Carroll Canyon areas. The project revitalizes a former prosthetics manufacturing facility into a flexible, 34,000-sf office/lab space tailored for multiple life science tenants.
An exterior feature stair and ramp lead to a roof terrace designed for outdoor meetings, dining, and relaxation. Tenants enjoy nearby views of the canyons and ocean, with shaded spaces that provide an oasis for focus work and mental rejuvenation. These outdoor spaces are integrated with the interior, offering daylight-filled labs and offices that emphasize occupant wellness.
As an adaptive reuse project, the redesign prioritizes efficient use of existing resources, reducing embodied carbon. The incorporation of natural light, open spaces, and landscaped elements enhances energy efficiency and supports a healthier working environment.
“This project is a prototype for the future of R&D facilities—where wellness, flexibility, and sustainability aren’t just features but integral to the way we design spaces for the next generation of innovators.” — Patricia Rhee, FAIA, DBIA, Partner, EYRC Architects
On the Building Team:
Architect: Ehrlich Yanai Rhee Chaney Architects (EYRC Architects)
Interior Architect: Delawie
Savoy Club
New York, N.Y.
The Savoy Club, located in the 1968 General Motors building by Edward Durrell Stone, is a hub designed to support the daily activities of workers. The center has three primary components: Food & Beverage, Conference Center & Lounge, and a Fitness & Wellness Center.
The design team transformed a former retail space (FAO Schwarz) into a 26,000-square foot hub utilized by building tenants and their guests. Formerly housing retail, direct access from the building lobby made the locale ideal for its new function. With an L-shaped space, the programs are interconnected, which increases engagement. In the food and beverage area, staff can purchase nutritious, fast-casual fare.
Multiple seating configurations in the adjoining parlor and library lounge are available to individuals who want to dine in, socialize, or work. Three seminar rooms separated by operable partitions allow for greater flexibility. The fitness and wellness center has spaces for individual workouts, group classes, and physical therapy. Every user has direct access to all benefits in one central zone.
Architects designed the Savoy Club as an open, amenity-rich suite to meet today’s live-work lifestyle, offering as much contiguous space as possible. The color palette of greens, taupes, blues, and warm woods imbues the space’s mid-century lineage. Comfortable modular seating and furnishings offer an array of choices and are outfitted with charging ports. The setting, complete with rich materiality and contrasting textures, references the lobby’s original tone-on-tone design and patterning with chamfered corners, along with fluted travertine.
On the Building Team:
Owner/Developer: BXP
Architect: Fogarty Finger
AOR: TPG Architecture
Structural Eng: Gilsanz Murray Steficek
MEP Eng: JB&B
General Contractor: Structure Tone
Southline
Dorchester, Mass.
Southline is the repositioning of a three-story office and industrial building—the 16.6-acre former Boston Globe headquarters at 125 Morrissey Boulevard. The 700,000-sf retrofit is now a modern hub for creative office, laboratory, and retail uses.
It includes 360,000 sf of office space, 300,000 sf of flex/industrial space, retail, 100,000 sf of lab space, a 10,000-sf fitness center, 100-seat restaurant, and a micro craft brewery including an outdoor beer garden. 868 parking spaces and 200+ bike storage spaces are also available on-site. A multi-story atrium creates a central gathering area with food hall and collaborative meeting/gathering spaces. Southline aims to attract tenants who will stimulate growth in the fields of life science, high tech manufacturing, and technology.
The project's biggest challenge was that the 700,000-sf building is wedged between major highways, requiring the team to stretch the project budget and planning to create a sustainable and inviting community. Southline Boston has attained LEED Core and Shell Silver certification, with a significant portion of points derived from diverting over 90% of the building's structure and mass from waste streams. Improved site and connectivity including enhanced multi-modal paths linking neighborhoods and transit lines and stewardship of the neighboring parkland, Pattens Cove also contributed to certification.
Beacon remains committed to Southline’s Fitwel certification, supporting local businesses like Craft Food Hall, a budding restaurant concept offering healthy food, and Inner City Weightlifting, a fitness operator with a social justice and inclusion-based business supporting those reentering society.
Healthy indoor environmental quality is a high priority, with Real-Time IAQ monitoring showing Southline Boston's air pollutant levels in 2023 and 2024 being 17% and 45% lower, respectively, than typical commercial office buildings. Annual water sampling based on the Harvard research framework, the 9 Foundations, reveals Southline Boston scored nine points higher than the median Healthy Building Benchmark of over 1,000 buildings.
On the Building Team:
Owner/Developer: Nordblom Company, Beacon Capital Partners
Architect: Stantec
Structural Eng: McNamara | Salvia
Civil Eng: Howard Stein Hudson
MEP Eng: BR+A Consulting Engineers
Landscape Architect: Copley Wolff
General Contractor: John Moriarty + Associates
The Residences at Rivermark
Baton Rouge, La.
The Residences at Rivermark is a conversion of a historic 21-story tower into 14 floors of 168 residential units. Preserving the original Brutalist architecture enabled the project to claim historic tax credits, and construction demolition methods were studied to alter the façade without the use of costly scaffolding.
The team reused cooling towers, boilers, and equipment from the upper levels to retain the apartment units’ chilled water and a fan-coil HVAC mechanical system strategy to reduce costs. Ultimately, this benefited the building’s office tenants because the systems remained functional during construction.
The existing rough-Brutalist interior ribbed concrete walls were left exposed and layered with new finishes. Indirect lighting highlights the concrete as a nod to the building’s history and inspired the integration of new design elements, including fluted paneling throughout corridors and entries. Office and residential tenants share the building's first-floor lobby and elevator bank, so a destination dispatch-type system was implemented without changing the physical elevator structures.
“To our surprise, the mixing of the tenants has been a net benefit to the project, with office leasing improving from 70% occupancy to nearly 100% since the opening of the residential portion.” — Brooks Howell, Principal, Gensler – Houston
On the Building Team:
Owner/Developer: Wampold Companies
Architect, Interiors, Branding: Gensler
Structural Eng: Walter P. Moore
Civil Eng: Stantec
MEP Eng: AST Engineers
Landscape Architect: TBG
Acoustics: SLR International Corporation
General Contractor: The Lemoine Company
Turner Construction Offices
Philadelphia, Pa.
Turner’s new Philadelphia office, completed in the summer of 2024, features work lounges and hub spaces that drive to connect the more focused workspaces together. The design concept for the project was “Foundational Concrete.” This concept pays homage to the history of Turner with a nod to their pioneering use of steel reinforced concrete as inspiration while also looking forward and celebrating the possibilities of the future.
Exposed ceilings, prefabricated concrete panels, and embedded aggregates create tactile and visually striking surfaces. Strategic lighting casts shadows that accentuate textures and emphasize structural elements. Neutral tones, wood, and light offer a blend of industrial and organic elements, while raw textures provide a modern yet grounded atmosphere.
On the Building Team:
Owner/Developer, General Contractor: Turner Construction
Architect: Stantec
MEP Eng: Bala Consulting Engineers
Vienna Beef
Chicago, Ill.
Project Vienna Beef, a staple of Chicago's culinary scene, relocated its headquarters back to Damen Avenue. This state-of-the-art facility included a museum honoring the brand’s legacy, a restaurant that embraced Chicago's vibrant food culture, and versatile office spaces. Completed in collaboration with Rightsize Facility, the project exemplified the fusion of history and innovation, offering a space that respected its heritage while driving forward-looking sustainability goals.
The project utilized sustainably sourced materials and office furniture certified by BIFMA Compliant, LEVEL, and WELL standards. This ensured reduced chemical emissions and emphasized recycling and energy-efficient processes, demonstrating a commitment to environmental health and workplace wellness.
Completed in just six weeks, the project overcame tight timelines and budget constraints through tight collaboration. Beyond functionality, the space revitalizes the community with landscaped parks and green spaces, embodying Vienna Beef’s commitment to preserving its legacy while fostering a sustainable and community-focused future.
On the Building Team:
Owner/Developer: Vienna Beef
Architect: Curioso Design Studio
General Contractor: Evans Construction Services