
(State or other jurisdiction of incorporation or organization) | (I.R.S. Employer Identification Number) |
Title of each class | Trading Symbol(s) | Name of each exchange on which registered |
☒ | Smaller reporting company | |||
Accelerated filer | ☐ | Emerging growth company | ||
Non-accelerated filer | ☐ |
PART I | Page | |
BUSINESS ............................................................................................................................................................................... | ||
RISK FACTORS ...................................................................................................................................................................... | ||
UNRESOLVED STAFF COMMENTS .................................................................................................................................. | ||
CYBERSECURITY ................................................................................................................................................................. | ||
PROPERTIES ......................................................................................................................................................................... | ||
LEGAL PROCEEDINGS ....................................................................................................................................................... | ||
MINE SAFETY DISCLOSURES .......................................................................................................................................... | ||
PART II | ||
ISSUER PURCHASES OF EQUITY SECURITIES .......................................................................................................... | ||
[RESERVED] ........................................................................................................................................................................... | ||
OPERATIONS ........................................................................................................................................................................ | ||
QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK ......................................................... | ||
FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA ......................................................................................... | ||
DISCLOSURE ......................................................................................................................................................................... | ||
CONTROLS AND PROCEDURES ...................................................................................................................................... | ||
OTHER INFORMATION ........................................................................................................................................................ | ||
DISCLOSURE REGARDING FOREIGN JURISDICTIONS THAT PREVENT INSPECTIONS ................................. | ||
PART III | ||
DIRECTORS, EXECUTIVE OFFICERS, AND CORPORATE GOVERNANCE ........................................................... | ||
EXECUTIVE COMPENSATION ........................................................................................................................................... | ||
STOCKHOLDER MATTERS ............................................................................................................................................... | ||
PRINCIPAL ACCOUNTANT FEES AND SERVICES ....................................................................................................... | ||
PART IV | ||
EXHIBITS AND FINANCIAL STATEMENT SCHEDULES ............................................................................................... |
ASU | Accounting Standards Update |
ATM | At the Market |
CIP | Construction in Progress |
EPS | Earnings per Share |
FASB | Financial Accounting Standards Board |
FDA | U.S. Food and Drug Administration |
FDIC | Federal Deposit Insurance Corporation |
FFO | Funds From Operations |
GAAP | U.S. Generally Accepted Accounting Principles |
HVAC | Heating, Ventilation, and Air Conditioning |
IRS | Internal Revenue Service |
JV | Joint Venture |
LEED® | Leadership in Energy and Environmental Design |
Nareit | National Association of Real Estate Investment Trusts |
NAV | Net Asset Value |
NIH | U.S. National Institutes of Health |
NYSE | New York Stock Exchange |
REIT | Real Estate Investment Trust |
RSF | Rentable Square Feet/Foot |
SEC | Securities and Exchange Commission |
SF | Square Feet/Foot |
SoDo | South of Downtown submarket of Seattle |
SOFR | Secured Overnight Financing Rate |
SoMa | South of Market submarket of San Francisco |
U.S. | United States |
VIE | Variable Interest Entity |
RSF | Number of Properties | Annual Rental Revenue | ||||||||||||||||
Market | Operating | Development | Redevelopment | Total | % of Total | Total | % of Total | Per RSF | ||||||||||
Greater Boston | 9,220,527 | 583,407 | 1,383,691 | 11,187,625 | 28% | 62 | $709,347 | 37% | $89.07 | |||||||||
San Francisco Bay Area | 6,131,550 | 212,796 | 107,250 | 6,451,596 | 16 | 53 | 347,448 | 18 | 68.83 | |||||||||
San Diego | 6,093,824 | 975,135 | — | 7,068,959 | 19 | 59 | 320,581 | 18 | 54.14 | |||||||||
Seattle | 2,926,554 | 227,577 | — | 3,154,131 | 8 | 42 | 121,514 | 6 | 46.95 | |||||||||
Maryland | 3,732,888 | — | — | 3,732,888 | 9 | 48 | 153,169 | 8 | 44.35 | |||||||||
Research Triangle | 3,435,634 | — | — | 3,435,634 | 9 | 34 | 94,667 | 5 | 28.94 | |||||||||
New York City | 729,461 | — | — | 729,461 | 2 | 2 | 66,085 | 3 | 93.96 | |||||||||
Texas | 1,646,187 | — | 73,298 | 1,719,485 | 4 | 13 | 36,866 | 2 | 28.02 | |||||||||
Non-cluster/other markets(1) | 414,216 | — | — | 414,216 | 1 | 7 | 12,379 | 1 | 32.75 | |||||||||
Properties held for sale | 1,555,377 | — | — | 1,555,377 | 4 | 20 | 37,697 | 2 | 36.46 | |||||||||
North America | 35,886,218 | 1,998,915 | 1,564,239 | 39,449,372 | 100% | 340 | $1,899,753 | 100% | $59.97 | |||||||||
3,563,154 | ||||||||||||||||||
Operating Properties | Operating and Redevelopment Properties | |||||||||||
Market | 12/31/25 | 12/31/24 | 12/31/23 | 12/31/25 | 12/31/24 | 12/31/23 | ||||||
Greater Boston | 86.4% | 94.8% | 94.9% | 75.1% | 80.8% | 84.7% | ||||||
San Francisco Bay Area | 90.9 | 93.3 | 94.8 | 89.4 | 89.1 | 91.4 | ||||||
San Diego | 97.2 | 96.3 | 94.1 | 97.2 | 96.3 | 94.1 | ||||||
Seattle | 88.4 | (2) | 92.4 | 95.2 | 88.4 | 92.4 | 90.7 | |||||
Maryland | 93.6 | 95.7 | 95.6 | 93.6 | 95.7 | 95.6 | ||||||
Research Triangle | 95.2 | 97.4 | 97.8 | 95.2 | 97.4 | 97.8 | ||||||
New York City | 96.4 | 88.4 | 85.3 | 96.4 | 88.4 | 85.3 | ||||||
Texas | 79.9 | 95.5 | 95.1 | 76.5 | 91.8 | 91.5 | ||||||
Subtotal | 90.9 | 94.8 | 94.9 | 86.9 | 90.0 | 90.7 | ||||||
Canada | N/A | (3) | 95.9 | 87.1 | N/A | 82.9 | 73.0 | |||||
Non-cluster/other markets | 91.2 | (1) | 72.5 | 78.5 | 91.2 | 72.5 | 78.5 | |||||
North America | 90.9% | (4) | 94.6% | 94.6% | 86.9% | 89.7% | 90.2% | |||||
Remaining Lease Term(1) (in Years) | Aggregate RSF | Annual Rental Revenue(1) | Percentage of Annual Rental Revenue(1) | Investment-Grade Credit Ratings | Average Market Cap (in billions) | ||||||||||||||||||
Tenant | Moody’s | S&P | |||||||||||||||||||||
1 | Bristol-Myers Squibb Company | 5.6 | 1,344,987 | $ | 116,140 | 6.1% | A2 | A | $102.64 | ||||||||||||||
2 | Eli Lilly and Company | 9.3 | 1,000,591 | 84,928 | 4.5 | Aa3 | A+ | $784.24 | |||||||||||||||
3 | Moderna, Inc. | 12.9 | 462,100 | 71,571 | 3.8 | — | — | $11.32 | |||||||||||||||
4 | Takeda Pharmaceutical Company Limited | 9.4 | 549,759 | 47,899 | 2.5 | Baa1 | BBB+ | $46.08 | |||||||||||||||
5 | Eikon Therapeutics, Inc.(2) | 13.1 | 311,806 | 40,005 | 2.1 | — | — | $— | |||||||||||||||
6 | AstraZeneca PLC | 6.1 | 440,087 | 39,413 | 2.1 | A1 | A+ | $237.13 | |||||||||||||||
7 | Illumina, Inc. | 5.8 | 792,687 | 29,977 | 1.6 | Baa3 | BBB | $15.91 | |||||||||||||||
8 | Novartis AG | 2.1 | 377,095 | 29,463 | 1.6 | Aa3 | AA- | $251.26 | |||||||||||||||
9 | United States Government | 4.6 | 414,499 | 29,243 | (3) | 1.5 | Aaa | AA+ | $— | ||||||||||||||
10 | Uber Technologies, Inc. | 56.8 | (4) | 1,009,188 | 27,831 | 1.5 | Baa1 | BBB | $176.44 | ||||||||||||||
11 | Boston Children's Hospital | 11.2 | 309,231 | 26,294 | 1.4 | Aa2 | AA | $— | |||||||||||||||
12 | Sanofi | 5.0 | 267,278 | 21,851 | 1.2 | Aa3 | AA | $125.29 | |||||||||||||||
13 | Alphabet Inc. | 2.4 | 418,600 | 21,837 | 1.1 | Aa2 | AA+ | $2,562.42 | |||||||||||||||
14 | New York University | 6.6 | 218,983 | 21,110 | 1.1 | Aa2 | AA- | $— | |||||||||||||||
15 | Cloud Software Group Holdings, Inc. | 0.7 | 216,278 | 20,553 | 1.1 | — | — | $— | |||||||||||||||
16 | Massachusetts Institute of Technology | 4.0 | 242,428 | 20,529 | 1.1 | Aaa | AAA | $— | |||||||||||||||
17 | Charles River Laboratories, Inc. | 9.7 | 242,693 | 20,207 | 1.1 | — | — | $7.97 | |||||||||||||||
18 | Merck & Co., Inc. | 8.0 | (5) | 308,356 | 19,610 | 1.0 | Aa3 | A+ | $219.09 | ||||||||||||||
19 | Vaxcyte, Inc. | 9.0 | 230,755 | 18,692 | 1.0 | — | — | $6.09 | |||||||||||||||
20 | Altos Labs, Inc.(6) | 15.3 | 158,990 | 18,406 | 1.0 | — | — | $— | |||||||||||||||
Total/weighted-average | 9.7 | (4) | 9,316,391 | $725,559 | 38.4% | ||||||||||||||||||
Stable Cash Flows From Our High-Quality and Diverse Mix of Tenants | ||||||
Investment-Grade or Publicly Traded Large Cap Tenants | ||||||
84% | ||||||
of ARE’s Top 20 Tenant Annual Rental Revenue | ||||||
53% | ||||||
of ARE’s Total Annual Rental Revenue | ||||||

Occupancy Percentage | ||||||||||||||||||
RSF | Number of Properties | Annual Rental Revenue | ||||||||||||||||
Operating | Operating and Redevelopment | |||||||||||||||||
Market / Submarket / Address | Operating | Development | Redevelopment | Total | ||||||||||||||
Greater Boston | ||||||||||||||||||
Cambridge/Inner Suburbs | ||||||||||||||||||
Megacampus: Alexandria Center® at Kendall Square | 2,213,866 | — | — | 2,213,866 | 8 | $212,458 | 93.7% | 93.7% | ||||||||||
50(1), 60(1), 75/125(1), 90, 100(1), and 225(1) Binney Street, 140 First Street, and 300 Third Street(1) | ||||||||||||||||||
Megacampus: Alexandria Center® at One Kendall Square | 1,294,598 | — | — | 1,294,598 | 11 | 136,034 | 91.2 | 91.2 | ||||||||||
One Kendall Square (Buildings 100, 200, 300, 400, 500, 600/700, 1400, 1800, and 2000), and 325 and 399 Binney Street | ||||||||||||||||||
Megacampus: Alexandria Technology Square® | 1,192,075 | — | — | 1,192,075 | 7 | 79,341 | 73.9 | 73.9 | ||||||||||
100, 200, 300, 400, 500, 600, and 700 Technology Square | ||||||||||||||||||
Megacampus: The Arsenal on the Charles | 787,760 | — | 333,758 | 1,121,518 | 13 | 46,020 | 78.0 | 54.8 | ||||||||||
311, 321, and 343 Arsenal Street, 300, 400, and 500 North Beacon Street, 1, 2, 3, and 4 Kingsbury Avenue, and 100, 200, and 400 Talcott Avenue | ||||||||||||||||||
Megacampus: 480 Arsenal Way, 446, 458, and 500 Arsenal Street, and 99 Coolidge Avenue(1) | 386,780 | 191,396 | — | 578,176 | 5 | 26,298 | 91.4 | 91.4 | ||||||||||
Cambridge/Inner Suburbs | 5,875,079 | 191,396 | 333,758 | 6,400,233 | 44 | 500,151 | 86.9 | 82.2 | ||||||||||
Fenway | ||||||||||||||||||
Megacampus: Alexandria Center® for Life Science – Fenway | 1,452,183 | 392,011 | — | 1,844,194 | 3 | 104,651 | 79.2 | 79.2 | ||||||||||
401 and 421 Park Drive and 201 Brookline Avenue | ||||||||||||||||||
Seaport Innovation District | ||||||||||||||||||
5 and 15(1) Necco Street | 459,395 | — | — | 459,395 | 2 | 47,019 | 97.0 | 97.0 | ||||||||||
Route 128 | ||||||||||||||||||
Megacampus: Alexandria Center® for Life Science – Waltham | 465,981 | — | 596,064 | 1,062,045 | 5 | 38,566 | 97.8 | 42.9 | ||||||||||
40, 50, and 60 Sylvan Road, 35 Gatehouse Drive, and 840 Winter Street | ||||||||||||||||||
19, 225, and 235 Presidential Way | 585,226 | — | — | 585,226 | 3 | 14,194 | 97.0 | 97.0 | ||||||||||
Route 128 | 1,051,207 | — | 596,064 | 1,647,271 | 8 | 52,760 | 97.4 | 62.1 | ||||||||||
Other | ||||||||||||||||||
Megacampus: 30, 200, and 3000 Minuteman Road | 382,663 | — | 453,869 | 836,532 | 5 | 4,766 | 62.5 | 28.6 | ||||||||||
Greater Boston | 9,220,527 | 583,407 | 1,383,691 | 11,187,625 | 62 | $709,347 | 86.4% | 75.1% | ||||||||||
Refer to “New Class A/A+ development and redevelopment properties: summary of pipeline” in Item 2 and “Megacampus” under “Definitions and reconciliations” in Item 7 for additional details. (1)We own a partial interest in this property through a real estate joint venture. Refer to “Consolidated and unconsolidated real estate joint ventures” in Item 7 for additional details. | ||||||||||||||||||
Occupancy Percentage | ||||||||||||||||||
RSF | Number of Properties | Annual Rental Revenue | ||||||||||||||||
Operating | Operating and Redevelopment | |||||||||||||||||
Market / Submarket / Address | Operating | Development | Redevelopment | Total | ||||||||||||||
San Francisco Bay Area | ||||||||||||||||||
Mission Bay | ||||||||||||||||||
Megacampus: Alexandria Center® for Science and Technology – Mission Bay(1) | 1,557,403 | 212,796 | — | 1,770,199 | 8 | $65,400 | 96.0% | 96.0% | ||||||||||
1455(2), 1515(2), 1655, and 1725 Third Street, 1450, 1500, and 1700 Owens Street, and 455 Mission Bay Boulevard South | ||||||||||||||||||
Mission Bay | 1,557,403 | 212,796 | — | 1,770,199 | 8 | 65,400 | 96.0 | 96.0 | ||||||||||
South San Francisco | ||||||||||||||||||
Megacampus: Alexandria Center® for Advanced Technologies – South San Francisco | 812,453 | — | 107,250 | 919,703 | 5 | 42,600 | 79.0 | 69.8 | ||||||||||
213(1), 249, 259, 269, and 279 East Grand Avenue | ||||||||||||||||||
Alexandria Center® for Life Science – South San Francisco | 504,232 | — | — | 504,232 | 3 | 28,642 | 83.0 | 83.0 | ||||||||||
201 Haskins Way and 400 and 450 East Jamie Court | ||||||||||||||||||
Megacampus: Alexandria Center® for Advanced Technologies – Tanforan | 445,232 | — | — | 445,232 | 2 | 2,365 | 100.0 | 100.0 | ||||||||||
1122 and 1150 El Camino Real | ||||||||||||||||||
Alexandria Technology Center® – Gateway | 326,197 | — | — | 326,197 | 5 | 19,461 | 89.7 | 89.7 | ||||||||||
600, 630, 650, 901, and 951 Gateway Boulevard | ||||||||||||||||||
Alexandria Center® for Life Science – Millbrae(1) | 285,346 | — | — | 285,346 | 1 | 37,003 | 100.0 | 100.0 | ||||||||||
230 Harriet Tubman Way | ||||||||||||||||||
500 Forbes Boulevard(1) | 155,685 | — | — | 155,685 | 1 | 10,908 | 100.0 | 100.0 | ||||||||||
South San Francisco | 2,529,145 | — | 107,250 | 2,636,395 | 17 | 140,979 | 88.5 | 84.9 | ||||||||||
Greater Stanford | ||||||||||||||||||
Megacampus: Alexandria Center® for Life Science – San Carlos | 738,038 | — | — | 738,038 | 9 | 46,677 | 91.4 | 91.4 | ||||||||||
825, 835, 960, and 1501-1599 Industrial Road | ||||||||||||||||||
Alexandria Stanford Life Science District | 705,787 | — | — | 705,787 | 9 | 53,480 | 86.8 | 86.8 | ||||||||||
3160, 3165, 3170, and 3181 Porter Drive and 3301, 3303, 3305, 3307, and 3330 Hillview Avenue | ||||||||||||||||||
3412, 3420, 3440, 3450, and 3460 Hillview Avenue | 340,103 | — | — | 340,103 | 5 | 24,429 | 86.5 | 86.5 | ||||||||||
2475 and 2625/2627/2631 Hanover Street and 1450 Page Mill Road | 198,548 | — | — | 198,548 | 3 | 13,751 | 100.0 | 100.0 | ||||||||||
2100 and 2200 Geng Road | 62,526 | — | — | 62,526 | 2 | 2,732 | 100.0 | 100.0 | ||||||||||
Greater Stanford | 2,045,002 | — | — | 2,045,002 | 28 | 141,069 | 90.1 | 90.1 | ||||||||||
San Francisco Bay Area | 6,131,550 | 212,796 | 107,250 | 6,451,596 | 53 | $347,448 | 90.9% | 89.4% | ||||||||||
Refer to “New Class A/A+ development and redevelopment properties: summary of pipeline” in Item 2 and “Megacampus” under “Definitions and reconciliations” in Item 7 for additional details. (1)We own a partial interest in this property through a real estate joint venture. Refer to “Consolidated and unconsolidated real estate joint ventures” in Item 7 for additional details. (2)We own 100% of this property. | ||||||||||||||||||
Occupancy Percentage | ||||||||||||||||||
RSF | Number of Properties | Annual Rental Revenue | ||||||||||||||||
Operating | Operating and Redevelopment | |||||||||||||||||
Market / Submarket / Address | Operating | Development | Redevelopment | Total | ||||||||||||||
San Diego | ||||||||||||||||||
Torrey Pines | ||||||||||||||||||
Megacampus: One Alexandria Square | 1,090,906 | — | — | 1,090,906 | 10 | $77,138 | 96.5% | 96.5% | ||||||||||
3115 and 3215(1) Merryfield Row, 3010, 3013, and 3033 Science Park Road, 10935, 10945, 10955, and 10970 Alexandria Way, 10996 Torreyana Road, and 3545 Cray Court | ||||||||||||||||||
ARE Torrey Ridge | 308,565 | — | — | 308,565 | 3 | 14,461 | 86.2 | 86.2 | ||||||||||
10578, 10618, and 10628 Science Center Drive | ||||||||||||||||||
Torrey Pines | 1,399,471 | — | — | 1,399,471 | 13 | 91,599 | 94.2 | 94.2 | ||||||||||
University Town Center | ||||||||||||||||||
Megacampus: Campus Point by Alexandria(1) | 1,310,696 | 893,525 | — | 2,204,221 | 8 | 84,466 | 99.5 | 99.5 | ||||||||||
9880(2), 10210, 10290, and 10300 Campus Point Drive and 4135, 4155, 4224, and 4242 Campus Point Court | ||||||||||||||||||
Megacampus: 5200 Illumina Way(1) | 792,687 | — | — | 792,687 | 6 | 29,978 | 100.0 | 100.0 | ||||||||||
9625 Towne Centre Drive(1) | 163,648 | — | — | 163,648 | 1 | 6,520 | 100.0 | 100.0 | ||||||||||
University Town Center | 2,267,031 | 893,525 | — | 3,160,556 | 15 | 120,964 | 99.7 | 99.7 | ||||||||||
Sorrento Mesa | ||||||||||||||||||
Megacampus: SD Tech by Alexandria(1) | 969,416 | 81,610 | — | 1,051,026 | 11 | 48,072 | 98.0 | 98.0 | ||||||||||
9605, 9645, 9675, 9725, 9735, 9808, 9855, and 9868 Scranton Road, and 10055, 10065, and 10075 Barnes Canyon Road | ||||||||||||||||||
Megacampus: Sequence District by Alexandria | 671,039 | — | — | 671,039 | 6 | 24,306 | 100.0 | 100.0 | ||||||||||
6290, 6310, 6340, 6350, 6420, and 6450 Sequence Drive | ||||||||||||||||||
Summers Ridge Science Park(1) | 316,531 | — | — | 316,531 | 4 | 11,521 | 100.0 | 100.0 | ||||||||||
9965, 9975, 9985, and 9995 Summers Ridge Road | ||||||||||||||||||
10102 Hoyt Park Drive | 144,113 | — | — | 144,113 | 1 | 11,379 | 100.0 | 100.0 | ||||||||||
5810/5820 Nancy Ridge Drive | 83,354 | — | — | 83,354 | 1 | 3,389 | 100.0 | 100.0 | ||||||||||
9877 Waples Street | 63,774 | — | — | 63,774 | 1 | 2,680 | 100.0 | 100.0 | ||||||||||
Sorrento Mesa | 2,248,227 | 81,610 | — | 2,329,837 | 24 | 101,347 | 99.1 | 99.1 | ||||||||||
Sorrento Valley | ||||||||||||||||||
3911, 3931, 3985, 4025, 4031, and 4045 Sorrento Valley Boulevard | 151,406 | — | — | 151,406 | 6 | 4,857 | 55.9 | 55.9 | ||||||||||
11045 Roselle Street | 27,689 | — | — | 27,689 | 1 | 1,814 | 100.0 | 100.0 | ||||||||||
Sorrento Valley | 179,095 | — | — | 179,095 | 7 | 6,671 | 62.7 | 62.7 | ||||||||||
San Diego | 6,093,824 | 975,135 | — | 7,068,959 | 59 | $320,581 | 97.2% | 97.2% | ||||||||||
Refer to “New Class A/A+ development and redevelopment properties: summary of pipeline” in Item 2 and “Megacampus” under “Definitions and reconciliations” in Item 7 for additional details. (1)We own a partial interest in this property through a real estate joint venture. Refer to “Consolidated and unconsolidated real estate joint ventures” in Item 7 for additional details. (2)We own 100% of this property. | ||||||||||||||||||
Occupancy Percentage | ||||||||||||||||||
RSF | Number of Properties | Annual Rental Revenue | ||||||||||||||||
Operating | Operating and Redevelopment | |||||||||||||||||
Market / Submarket / Address | Operating | Development | Redevelopment | Total | ||||||||||||||
Seattle | ||||||||||||||||||
Lake Union | ||||||||||||||||||
Megacampus: Alexandria Center® for Life Science – Eastlake | 1,151,975 | — | — | 1,151,975 | 9 | $68,694 | 91.3% | 91.3% | ||||||||||
1150, 1201(1), 1208(1), 1551, 1600, and 1616 Eastlake Avenue East, 188 and 199 East Blaine Street, and 1600 Fairview Avenue East | ||||||||||||||||||
Megacampus: Alexandria Center® for Advanced Technologies – South Lake Union | 413,178 | 227,577 | — | 640,755 | 4 | 23,372 | 98.8 | 98.8 | ||||||||||
400(1) and 701 Dexter Avenue North, 428 Westlake Avenue North, and 219 Terry Avenue North | ||||||||||||||||||
Lake Union | 1,565,153 | 227,577 | — | 1,792,730 | 13 | 92,066 | 93.3 | 93.3 | ||||||||||
Elliott Bay | ||||||||||||||||||
410 West Harrison Street and 410 Elliott Avenue West | 20,101 | — | — | 20,101 | 2 | 459 | 72.5 | 72.5 | ||||||||||
Bothell | ||||||||||||||||||
Megacampus: Alexandria Center® for Advanced Technologies – Canyon Park | 815,000 | — | — | 815,000 | 19 | 15,674 | 84.2 | 84.2 | ||||||||||
22121 and 22125 17th Avenue Southeast, 22021, 22025, 22026, 22030, 22118, and 22122 20th Avenue Southeast, 22333, 22422, 22515, and 22522 29th Drive Southeast, 22213 and 22309 30th Drive Southeast, and 1629, 1631, 1725, 1916, and 1930 220th Street Southeast | ||||||||||||||||||
Alexandria Center® for Advanced Technologies – Monte Villa Parkway | 463,243 | — | — | 463,243 | 6 | 12,834 | 79.7 | 79.7 | ||||||||||
3301, 3303, 3305, 3307, 3555, and 3755 Monte Villa Parkway | ||||||||||||||||||
Bothell | 1,278,243 | — | — | 1,278,243 | 25 | 28,508 | 82.6 | 82.6 | ||||||||||
Other | 63,057 | — | — | 63,057 | 2 | 481 | 91.7 | 91.7 | ||||||||||
Seattle | 2,926,554 | 227,577 | — | 3,154,131 | 42 | 121,514 | 88.4 | 88.4 | ||||||||||
Maryland | ||||||||||||||||||
Rockville | ||||||||||||||||||
Megacampus: Alexandria Center® for Life Science – Shady Grove | 1,691,960 | — | — | 1,691,960 | 20 | 93,315 | 94.7 | 94.7 | ||||||||||
9601, 9603, 9605, 9704, 9708, 9712, 9714, 9800, 9804, 9808, 9900, and 9950 Medical Center Drive, 14920 and 15010 Broschart Road, 9920 Belward Campus Drive, and 9810 and 9820 Darnestown Road | ||||||||||||||||||
1330 Piccard Drive | 131,507 | — | — | 131,507 | 1 | 3,813 | 87.6 | 87.6 | ||||||||||
1405 Research Boulevard | 72,170 | — | — | 72,170 | 1 | 2,501 | 94.7 | 94.7 | ||||||||||
1500 and 1550 East Gude Drive | 91,359 | — | — | 91,359 | 2 | 1,844 | 100.0 | 100.0 | ||||||||||
5 Research Place | 63,852 | — | — | 63,852 | 1 | 3,125 | 100.0 | 100.0 | ||||||||||
5 Research Court | 51,520 | — | — | 51,520 | 1 | 1,976 | 100.0 | 100.0 | ||||||||||
12301 Parklawn Drive | 49,185 | — | — | 49,185 | 1 | 1,853 | 100.0 | 100.0 | ||||||||||
Rockville | 2,151,553 | — | — | 2,151,553 | 27 | $108,427 | 94.9% | 94.9% | ||||||||||
Refer to “New Class A/A+ development and redevelopment properties: summary of pipeline” in Item 2 and “Megacampus” under “Definitions and reconciliations” in Item 7 for additional details. (1)We own a partial interest in this property through a real estate joint venture. Refer to “Consolidated and unconsolidated real estate joint ventures” in Item 7 for additional details. | ||||||||||||||||||
Occupancy Percentage | ||||||||||||||||||
RSF | Number of Properties | Annual Rental Revenue | ||||||||||||||||
Operating | Operating and Redevelopment | |||||||||||||||||
Market / Submarket / Address | Operating | Development | Redevelopment | Total | ||||||||||||||
Maryland (continued) | ||||||||||||||||||
Gaithersburg | ||||||||||||||||||
Alexandria Technology Center® – Gaithersburg I | 619,061 | — | — | 619,061 | 9 | $19,663 | 93.6% | 93.6% | ||||||||||
9, 25, 35, 45, 50, and 55 West Watkins Mill Road and 910, 930, and 940 Clopper Road | ||||||||||||||||||
Alexandria Technology Center® – Gaithersburg II | 486,300 | — | — | 486,300 | 7 | 16,254 | 95.1 | 95.1 | ||||||||||
700, 704, and 708 Quince Orchard Road and 19, 20, 21, and 22 Firstfield Road | ||||||||||||||||||
401 Professional Drive | 63,207 | — | — | 63,207 | 1 | 1,351 | 79.7 | 79.7 | ||||||||||
950 Wind River Lane | 50,000 | — | — | 50,000 | 1 | 1,234 | 100.0 | 100.0 | ||||||||||
620 Professional Drive | 27,950 | — | — | 27,950 | 1 | 1,207 | 100.0 | 100.0 | ||||||||||
Gaithersburg | 1,246,518 | — | — | 1,246,518 | 19 | 39,709 | 93.9 | 93.9 | ||||||||||
Beltsville | ||||||||||||||||||
8000/9000/10000 Virginia Manor Road | 191,884 | — | — | 191,884 | 1 | 3,307 | 96.4 | 96.4 | ||||||||||
101 West Dickman Street(1) | 142,933 | — | — | 142,933 | 1 | 1,726 | 66.5 | 66.5 | ||||||||||
Beltsville | 334,817 | — | — | 334,817 | 2 | 5,033 | 83.6 | 83.6 | ||||||||||
Maryland | 3,732,888 | — | — | 3,732,888 | 48 | 153,169 | 93.6 | 93.6 | ||||||||||
Research Triangle | ||||||||||||||||||
Research Triangle | ||||||||||||||||||
Megacampus: Alexandria Center® for Life Science – Durham | 2,041,067 | — | — | 2,041,067 | 15 | 44,493 | 97.3 | 97.3 | ||||||||||
6, 8, 10, 12, 14, 40, 41, 42, and 65 Moore Drive, 21, 25, 27, 29, and 31 Alexandria Way, and 2400 Ellis Road | ||||||||||||||||||
Megacampus: Alexandria Center® for Advanced Technologies and AgTech – Research Triangle | 711,886 | — | — | 711,886 | 6 | 29,585 | 94.1 | 94.1 | ||||||||||
6, 8, 10, and 12 Davis Drive and 5 and 9 Laboratory Drive | ||||||||||||||||||
Megacampus: Alexandria Center® for Sustainable Technologies | 259,962 | — | — | 259,962 | 6 | 7,343 | 84.8 | 84.8 | ||||||||||
104, 108, 110, 112, and 114 TW Alexander Drive and 5 Triangle Drive | ||||||||||||||||||
Alexandria Technology Center® – Alston | 121,204 | — | — | 121,204 | 2 | 2,279 | 80.5 | 80.5 | ||||||||||
800 and 801 Capitola Drive | ||||||||||||||||||
Alexandria Innovation Center® – Research Triangle | 136,563 | — | — | 136,563 | 3 | 4,064 | 96.1 | 96.1 | ||||||||||
7010, 7020, and 7030 Kit Creek Road | ||||||||||||||||||
2525 East NC Highway 54 | 82,996 | — | — | 82,996 | 1 | 3,580 | 100.0 | 100.0 | ||||||||||
407 Davis Drive | 81,956 | — | — | 81,956 | 1 | 3,323 | 100.0 | 100.0 | ||||||||||
Research Triangle | 3,435,634 | — | — | 3,435,634 | 34 | $94,667 | 95.2% | 95.2% | ||||||||||
Refer to “New Class A/A+ development and redevelopment properties: summary of pipeline” in Item 2 and “Megacampus” under “Definitions and reconciliations” in Item 7 for additional details. (1)We own a partial interest in this property through a real estate joint venture. Refer to “Consolidated and unconsolidated real estate joint ventures” in Item 7 for additional details. | ||||||||||||||||||
Occupancy Percentage | ||||||||||||||||||
RSF | Number of Properties | Annual Rental Revenue | ||||||||||||||||
Operating | Operating and Redevelopment | |||||||||||||||||
Market / Submarket / Address | Operating | Development | Redevelopment | Total | ||||||||||||||
New York City | ||||||||||||||||||
New York City | ||||||||||||||||||
Megacampus: Alexandria Center® for Life Science – New York City | 729,461 | — | — | 729,461 | 2 | $66,085 | 96.4% | 96.4% | ||||||||||
430 and 450 East 29th Street | ||||||||||||||||||
New York City | 729,461 | — | — | 729,461 | 2 | 66,085 | 96.4 | 96.4 | ||||||||||
Texas | ||||||||||||||||||
Austin | ||||||||||||||||||
Megacampus: Intersection Campus | 1,525,359 | — | — | 1,525,359 | 12 | 33,694 | 83.0 | 83.0 | ||||||||||
507 East Howard Lane, 13011 McCallen Pass, 13813 and 13929 Center Lake Drive, and 12535, 12545, 12555, and 12565 Riata Vista Circle | ||||||||||||||||||
Austin | 1,525,359 | — | — | 1,525,359 | 12 | 33,694 | 83.0 | 83.0 | ||||||||||
Greater Houston | ||||||||||||||||||
Alexandria Center® for Advanced Technologies at The Woodlands | 120,828 | — | 73,298 | 194,126 | 1 | 3,172 | 41.5 | 25.8 | ||||||||||
8800 Technology Forest Place | ||||||||||||||||||
Texas | 1,646,187 | — | 73,298 | 1,719,485 | 13 | 36,866 | 79.9 | 76.5 | ||||||||||
Non-cluster/other markets | 414,216 | — | — | 414,216 | 7 | 12,379 | 91.2 | 91.2 | ||||||||||
North America, excluding properties held for sale | 34,330,841 | 1,998,915 | 1,564,239 | 37,893,995 | 320 | 1,862,056 | 90.9% | 86.9% | ||||||||||
Properties held for sale | 1,555,377 | — | — | 1,555,377 | 20 | 37,697 | 66.5% | 66.5% | ||||||||||
Total – North America | 35,886,218 | 1,998,915 | 1,564,239 | 39,449,372 | 340 | $1,899,753 | ||||||||||||
Year Ended December 31, | |||||||||
2025 | 2024 | ||||||||
Including Straight-Line Rent | Cash Basis | Including Straight-Line Rent | Cash Basis | ||||||
(Dollars per RSF) | |||||||||
Leasing activity: | |||||||||
Renewed/re-leased space(1) | |||||||||
Rental rate changes | 7.0% | 3.5% | 16.9% | 7.2% | |||||
New rates | $52.71 | $53.66 | $65.48 | $64.18 | |||||
Expiring rates | $49.27 | $51.87 | $56.01 | $59.85 | |||||
RSF | 2,543,473 | 3,888,139 | |||||||
Tenant improvements/leasing commissions | $55.34 | $46.89 | |||||||
Weighted-average lease term | 9.0 years | 8.5 years | |||||||
Developed/redeveloped/previously vacant space leased(2) | |||||||||
New rates | $72.30 | $67.56 | $59.44 | $57.34 | |||||
Previously vacant RSF | 944,362 | 672,474 | |||||||
Developed/redeveloped RSF | 704,821 | 493,341 | |||||||
Weighted-average lease term | 13.8 years | 10.0 years | |||||||
Leasing activity summary (totals): | |||||||||
New rates | $60.42 | $59.13 | $64.16 | $62.68 | |||||
RSF | 4,192,656 | 5,053,954 | |||||||
Weighted-average lease term | 11.9 years | 8.9 years | |||||||
Lease expirations(1) | |||||||||
Expiring rates | $54.22 | $55.56 | $53.82 | $57.24 | |||||
RSF | 4,460,081 | 5,005,638 | |||||||
Year | RSF | Percentage of Occupied RSF | Annual Rental Revenue (per RSF)(1) | Percentage of Annual Rental Revenue | ||||||||||||||
2026 | (2) | 2,900,665 | 9.3% | $52.73 | 8.2% | |||||||||||||
2027 | 3,220,834 | 10.3% | $54.52 | 9.4% | ||||||||||||||
2028 | 3,848,085 | 12.4% | $51.80 | 10.7% | ||||||||||||||
2029 | 1,741,417 | 5.6% | $46.91 | 4.4% | ||||||||||||||
2030 | 2,482,633 | 8.0% | $43.28 | 5.7% | ||||||||||||||
2031 | 3,550,982 | 11.4% | $54.17 | 10.3% | ||||||||||||||
2032 | 864,810 | 2.8% | $58.02 | 2.7% | ||||||||||||||
2033 | 2,164,696 | 6.9% | $50.94 | 5.9% | ||||||||||||||
2034 | 2,733,787 | 8.8% | $67.66 | 9.9% | ||||||||||||||
2035 | 1,042,126 | 3.3% | $57.39 | 3.2% | ||||||||||||||
Thereafter | 6,601,764 | 21.2% | $84.09 | 29.6% | ||||||||||||||
2026 Contractual Lease Expirations (in RSF) | Annual Rental Revenue (per RSF)(2) | |||||||||||||
Market | Leased | Negotiating/ Anticipating | Targeted for Future Development/ Redevelopment | Remaining Expiring Leases | Total(1) | |||||||||
Greater Boston | 144,451 | — | — | 248,627 | 393,078 | $44.01 | ||||||||
San Francisco Bay Area | 6,527 | 22,000 | — | 286,652 | 315,179 | 69.98 | ||||||||
San Diego | — | 49,791 | 52,620 | (3) | 153,477 | 255,888 | 54.62 | |||||||
Seattle | 32,500 | — | — | 150,145 | 182,645 | 28.00 | ||||||||
Maryland | 171,239 | — | — | 173,729 | 344,968 | 29.48 | ||||||||
Research Triangle | 42,318 | 6,439 | — | 99,209 | 147,966 | 43.66 | ||||||||
New York City | 35,256 | — | — | 39,659 | 74,915 | 71.65 | ||||||||
Texas | — | — | — | — | — | — | ||||||||
Non-cluster/other markets | — | — | — | 24,567 | 24,567 | 59.21 | ||||||||
Subtotal | 432,291 | 78,230 | 52,620 | 1,176,065 | 1,739,206 | 47.11 | ||||||||
Key lease expirations with expected downtime | 140,986 | 9,836 | — | 1,010,637 | (4) | 1,161,459 | (4) | 61.14 | ||||||
Total | 573,277 | 88,066 | 52,620 | 2,186,702 | 2,900,665 | $52.73 | ||||||||
Percentage of expiring leases | 20% | 3% | 2% | 75% | 100% | |||||||||
2027 Contractual Lease Expirations (in RSF) | Annual Rental Revenue (per RSF)(4) | |||||||||||||
Market | Leased | Negotiating/ Anticipating | Remaining Expiring Leases | Total | ||||||||||
Greater Boston | 50,649 | — | 179,430 | 230,079 | $94.88 | |||||||||
San Francisco Bay Area | 1,873 | — | 215,684 | 217,557 | 70.96 | |||||||||
San Diego | — | — | 339,716 | 339,716 | 43.71 | |||||||||
Seattle | 4,320 | 25,898 | 486,950 | 517,168 | 43.59 | |||||||||
Maryland | — | — | 261,550 | 261,550 | 27.38 | |||||||||
Research Triangle | 34,910 | — | 242,303 | 277,213 | 34.74 | |||||||||
New York City | — | — | 98,299 | 98,299 | 91.95 | |||||||||
Texas | — | — | 91,711 | 91,711 | 26.10 | |||||||||
Non-cluster/other markets | — | — | 11,418 | 11,418 | N/A | |||||||||
Subtotal | 91,752 | 25,898 | 1,927,061 | 2,044,711 | 50.43 | |||||||||
Key lease expirations with expected downtime | — | — | 1,176,123 | 1,176,123 | (5) | 61.61 | ||||||||
Total | 91,752 | 25,898 | 3,103,184 | 3,220,834 | $54.52 | |||||||||
Percentage of expiring leases | 3% | 1% | 96% | 100% | ||||||||||
Property or Campus | Submarket | RSF | % of Leased/ Negotiating | Weighted Average Expiration Date | Located on Megacampus | Annual Rental Revenue from Lease Expirations/ Known Vacancies | ||||||
Alexandria Stanford Life Science District | Greater Stanford | 137,970 | —% | June 2026 | $12,899 | |||||||
One Alexandria Square | Torrey Pines | 118,225 | 38 | January 2026 | X | 10,064 | ||||||
Alexandria Center® at One Kendall Square | Cambridge | 92,775 | — | May 2026 | X | 7,783 | ||||||
9625 Towne Centre Drive | University Town Center | 163,648 | — | January 2026 | 6,520 | |||||||
5810/5820 Nancy Ridge Drive | Sorrento Mesa | 83,354 | 100 | January 2026 | 3,389 | |||||||
Alexandria Center® at Kendall Square | Cambridge | 45,636 | — | January 2026 | X | 4,564 | ||||||
Remaining | Various | 519,851 | 4 | May 2026 | (6) | 25,792 | ||||||
1,161,459 | 13% | April 2026 | $71,011 |
Development and Redevelopment | |||||||||||||
Under Construction | |||||||||||||
Operating | 2026 Stabilization | 2027-2028 Stabilization | Evaluating Business Strategy | Future | Subtotal | Total | |||||||
Square footage | |||||||||||||
Operating | 34,330,841 | — | — | — | — | — | 34,330,841 | ||||||
Future Class A/A+ development and redevelopment properties | — | 699,933 | 1,614,994 | 1,248,227 | 19,907,130 | 23,470,284 | 23,470,284 | ||||||
Future development and redevelopment square feet currently included in rental properties(1) | — | — | (52,620) | — | (1,815,084) | (1,867,704) | (1,867,704) | ||||||
Total square footage, excluding properties held for sale | 34,330,841 | 699,933 | 1,562,374 | 1,248,227 | 18,092,046 | 21,602,580 | 55,933,421 | ||||||
Properties held for sale | 1,555,377 | — | — | — | 1,893,281 | 1,893,281 | 3,448,658 | ||||||
Total square footage | 35,886,218 | 699,933 | 1,562,374 | 1,248,227 | 19,985,327 | 23,495,861 | 59,382,079 | ||||||
Investments in real estate | |||||||||||||
Gross book value as of December 31, 2025(2) | $27,767,849 | $777,861 | $1,382,807 | $1,020,344 | $3,868,660 | $7,049,672 | (3) | $34,817,521 | |||||
Properties held for sale | 452,825 | — | — | — | 261,208 | 261,208 | 714,033 | ||||||
Total gross investment in real estate, excluding properties held for sale | $27,315,024 | $777,861 | $1,382,807 | $1,020,344 | $3,607,452 | $6,788,464 | $34,103,488 | ||||||

Date of Transaction | Interest Sold/ Acquired | Square Footage | Capitalization Rate | Capitalization Rate (Cash Basis) | Price (Our Share) | Gain on Sales of Real Estate | ||||||||||||||||
Property | Submarket/Market | Operating | Future Development | |||||||||||||||||||
Dispositions | ||||||||||||||||||||||
Completed during the year ended December 31, 2025: | ||||||||||||||||||||||
Stabilized properties: | ||||||||||||||||||||||
550 Arsenal Street(1) | Cambridge/Inner Suburbs/Greater Boston | 10/15/25 | 100% | 249,275 | 281,592 | 6.1% | 5.4% | $99,250 | $— | |||||||||||||
6260 Sequence Drive | Sorrento Mesa/San Diego | 12/16/25 | 100% | 130,536 | — | 7.2% | 7.1% | 70,000 | — | |||||||||||||
5600 Avenida Encinas | Other/San Diego | 12/17/25 | 100% | 182,276 | — | 5.5% | 5.3% | 64,100 | — | |||||||||||||
601 Key Stone Drive | Research Triangle/Research Triangle | 10/3/25 | 100% | 77,595 | — | 9.7% | 8.7% | 24,879 | 4,362 | |||||||||||||
Other stabilized properties | Various | 307,142 | — | 103,079 | — | |||||||||||||||||
361,308 | ||||||||||||||||||||||
Properties with vacancy or significant near-term capital requirements: | ||||||||||||||||||||||
601, 611, 651, 681, 685, 701, and 751 Gateway Boulevard | South San Francisco/San Francisco Bay Area | 12/30/25 | (2) | 1,104,826 | 528,684 | N/A | 283,173 | (2) | — | (2) | ||||||||||||
ARE Nautilus | Torrey Pines/San Diego | 12/10/25 | 100% | 218,640 | — | 192,000 | (3) | 86,260 | ||||||||||||||
409 and 499 Illinois Street | Mission Bay/San Francisco Bay Area | 12/17/25 | 25% | 466,297 | — | 180,273 | (4) | 416,749 | (4) | |||||||||||||
14 TW Alexander Drive | Research Triangle/Research Triangle | 11/20/25 | 100% | 173,820 | — | 155,000 | (5) | 78,489 | ||||||||||||||
4767 Nexus Center Drive | University Town Center/San Diego | 12/31/25 | 100% | 65,280 | — | 50,000 | (6) | 15,330 | ||||||||||||||
5505 Morehouse Drive | Sorrento Mesa/San Diego | 8/26/25 | 100% | 79,945 | — | 45,000 | — | |||||||||||||||
Alexandria Center for Life Science – Long Island City | New York City/New York City | 12/19/25 | 100% | 179,100 | — | 34,500 | — | |||||||||||||||
2425 Garcia Avenue and 2400/2450 Bayshore Parkway | Greater Stanford/San Francisco Bay Area | 6/30/25 | 100% | 95,901 | — | 11,000 | — | |||||||||||||||
Other non-stabilized properties | Various | 544,591 | 117,227 | 120,517 | $13,483 | |||||||||||||||||
$1,071,463 | ||||||||||||||||||||||
(1)Represents a retail shopping center with future development opportunity. We originally acquired the property in 2021 with the intent to demolish the retail center and develop it into laboratory space. However, due to the project’s financial outlook and the substantial capital that development would have required, we decided to recycle the capital generated by the disposition into our development and redevelopment pipeline. (2)We held a 50% ownership interest at 601, 611, 651, 681, 685, and 701 Gateway Boulevard and a 51% interest at 751 Gateway Boulevard. At the time of sale, these properties had operating and redevelopment occupancy of 62%, with a weighted-average lease term of 5.1 years. Due to macroeconomic conditions in South San Francisco, including significant new supply, lower life science tenant demand, and ongoing challenges leasing both laboratory and office space, we reassessed the project’s financial outlook and the substantial capital required to lease vacant space and to complete the redevelopment of 651 Gateway Boulevard and future development opportunities. As a result, we sold the consolidated joint ventures for a gross price of $600.0 million ($560.4 million net of seller credits and sales costs), of which our share of the price (after seller credits) was $283.2 million. Refer to Note 3 – “Investments in real estate” to our consolidated financial statements in Item 15 for additional information. (3)Represents the sale of a non-stabilized campus located outside of a Megacampus ecosystem. At the time of sale, the campus was 76% occupied, with a weighted-average remaining lease term of less than four years. Given our strategy to invest into our Megacampus and the significant near‑term capital required to re‑stabilize the asset, we decided to reinvest the disposition proceeds into other projects with greater value-creation opportunities. (4)Represents two life science buildings in which we held a 25% ownership interest. At the time of sale, the properties were 40% occupied, with a weighted-average remaining lease term of 8.3 years. These properties were sold by the joint venture to an existing tenant following its exercise of a purchase right included in its lease agreement. The gross sales price was $767.1 million ($721.1 million net of seller credits and sales costs), of which our share of the price (after seller credits) was $180.3 million. Our share of gain on sales of real estate was $103.9 million. (5)We provided seller financing of $33.0 million. This note receivable is classified within “Other assets” in our consolidated balance sheet. Refer to Note 8 – “Other assets” to our consolidated financial statements in Item 15 for additional information. | ||||||||||||||||||||||
Date of Transaction | Interest Sold/ Acquired | Square Footage | Capitalization Rate | Capitalization Rate (Cash Basis) | Price (Our Share) | Gain on Sales of Real Estate | ||||||||||||||||
Property | Submarket/Market | Operating | Future Development | |||||||||||||||||||
Land: | ||||||||||||||||||||||
Costa Verde by Alexandria | University Town Center/San Diego | 1/31/25 | 100% | — | 537,000 | N/A | $124,000 | (1) | $— | |||||||||||||
9363, 9373, and 9393 Towne Centre Drive | University Town Center/San Diego | 12/18/25 | 100% | — | 230,000 | 40,000 | 17,978 | |||||||||||||||
285, 299, 307, and 345 Dorchester Avenue (60% consolidated JV) | Seaport Innovation District/Greater Boston | 12/30/25 | 60% | — | 1,040,000 | 33,500 | — | |||||||||||||||
3029 East Cornwallis Road | Research Triangle/Research Triangle | 12/31/25 | 100% | — | 600,000 | 29,500 | — | |||||||||||||||
Land parcel | Texas | 5/7/25 | 100% | — | 1,350,000 | 73,287 | — | |||||||||||||||
Other land parcels | Various | 143,105 | 981,581 | 79,150 | 504 | |||||||||||||||||
379,437 | ||||||||||||||||||||||
Total 2025 dispositions and sales of partial interests, excluding exchange of partial interests (see below) | $1,812,208 | $633,155 | (2) | |||||||||||||||||||
Exchange of partial interests(3) | ||||||||||||||||||||||
Disposition of Pacific Technology Park | Sorrento Mesa/San Diego | 9/9/25 | 50% | 544,352 | — | N/A | $96,000 | $9,290 | ||||||||||||||
Acquisition of 199 East Blaine Street | Lake Union/Seattle | 9/9/25 | 70% | 115,084 | — | (94,430) | ||||||||||||||||
Difference in sales price received in cash | $1,570 | |||||||||||||||||||||

Placed Into Service | Near-Term Deliveries | Intermediate- Term Deliveries | Evaluating Business Strategy | ||||||
2025 | 2026 | 2027–2028 | 2026-2028 | ||||||
$78M | $97M | $123M | $113M | ||||||
97% Occupied | 86% Leased/Negotiating | 51% Leased/Negotiating | 8% Leased/Negotiating | ||||||
852,764 RSF | 699,933 RSF | 1.6 million RSF | 1.2 million RSF | ||||||
99 Coolidge Avenue | 500 North Beacon Street and 4 Kingsbury Avenue(1) | |
Greater Boston/ Cambridge/Inner Suburbs | Greater Boston/ Cambridge/Inner Suburbs | |
129,413 RSF | 248,018 RSF | |
100% Occupancy | 92% Occupancy | |
![]() | ![]() |
230 Harriet Tubman Way | 10935, 10945, and 10955 Alexandria Way(2) | 10075 Barnes Canyon Road | ||
San Francisco Bay Area/ South San Francisco | San Diego/Torrey Pines | San Diego/Sorrento Mesa | ||
285,346 RSF | 334,996 RSF | 171,469 RSF | ||
100% Occupancy | 100% Occupancy | 100% Occupancy | ||
![]() | ![]() | ![]() |
Property/Market/Submarket | 4Q25 Delivery Date(2) | Our Ownership Interest | RSF Placed in Service | Occupancy Percentage(3) | Total Project | Unlevered Yields | ||||||||||||||||||||||||||
Prior to 1/1/25 | 1Q25 | 2Q25 | 3Q25 | 4Q25 | Total | Initial Stabilized | Initial Stabilized (Cash Basis) | |||||||||||||||||||||||||
RSF | Investment | |||||||||||||||||||||||||||||||
Development projects | ||||||||||||||||||||||||||||||||
99 Coolidge Avenue/Greater Boston/ Cambridge/Inner Suburbs | N/A | 100% | 116,414 | — | — | 12,999 | — | 129,413 | 100% | 320,809 | $444,000 | 6.0% | 6.8% | |||||||||||||||||||
500 North Beacon Street and 4 Kingsbury Avenue/Greater Boston/Cambridge/Inner Suburbs | N/A | 100% | 211,574 | — | — | 36,444 | — | 248,018 | 92% | 248,018 | 429,000 | 6.5 | 5.9 | |||||||||||||||||||
230 Harriet Tubman Way/San Francisco Bay Area/South San Francisco | N/A | 48.6% | — | 285,346 | — | — | — | 285,346 | 100% | 285,346 | 476,000 | 7.5 | 6.2 | |||||||||||||||||||
10935, 10945, and 10955 Alexandria Way/ San Diego/Torrey Pines | N/A | 100% | 93,492 | — | 119,202 | 122,302 | — | 334,996 | 100% | 334,996 | 480,000 | 7.2 | 6.9 | |||||||||||||||||||
10075 Barnes Canyon Road/San Diego/ Sorrento Mesa | 12/18/25 | 50.0% | — | 17,718 | — | 13,772 | 139,979 | 171,469 | 100% | 253,079 | 321,000 | 5.5 | 5.7 | |||||||||||||||||||
Weighted average/total | 12/18/25 | 421,480 | 303,064 | 119,202 | 185,517 | 139,979 | 1,169,242 | 1,442,248 | $2,150,000 | 6.6% | 6.3% | |||||||||||||||||||||
Assets sold in 2025 or designated as held for sale in 4Q25: | ||||||||||||||||||||||||||||||||
651 Gateway Boulevard/San Francisco Bay Area/South San Francisco(4) | N/A | N/A | 67,017 | — | 22,005 | — | — | 89,022 | N/A | |||||||||||||||||||||||
Canada(5) | N/A | N/A | 78,487 | 6,430 | 76,567 | — | — | 161,484 | N/A | |||||||||||||||||||||||
As of September 30, 2025 | ||||||||
Property | Submarket | CIP RSF | Total Project Leased/ Negotiating | Project Status as of December 31, 2025 | ||||
Projects under construction as of September 30, 2025 | 4,239,762 | 43% | ||||||
Redevelopment projects removed from the pipeline during the three months ended December 31, 2025: | ||||||||
651 Gateway Boulevard | South San Francisco | (237,684) | 21% | Sold in 4Q25 | ||||
Canada | Canada | (56,314) | 78 | Held for sale as of 4Q25 | ||||
One Hampshire Street | Cambridge | (104,956) | — | Held for sale as of 4Q25 | ||||
401 Park Drive | Fenway | (137,675) | — | Reclassified to operating(1) | ||||
(536,629) | 32 | |||||||
Projects placed into service during the three months ended December 31, 2025 | (139,979) | 100 | ||||||
Projects under construction as of December 31, 2025 | 3,563,154 | 46% | ||||||
99 Coolidge Avenue | 311 Arsenal Street | 50 and 60 Sylvan Road(1) | 1450 Owens Street | |||
Greater Boston/ Cambridge/Inner Suburbs | Greater Boston/ Cambridge/Inner Suburbs | Greater Boston/Route 128 | San Francisco Bay Area/ Mission Bay | |||
191,396 RSF | 333,758 RSF | 267,015 RSF | 212,796 RSF | |||
81% Leased/Negotiating | 7% Leased/Negotiating | 74% Leased/Negotiating | 49% Leased/Negotiating | |||
![]() | ![]() | ![]() | ![]() |
269 East Grand Avenue | 4135 Campus Point Court | Campus Point by Alexandria | 10075 Barnes Canyon Road | 701 Dexter Avenue North | ||||
San Francisco Bay Area/ South San Francisco | San Diego/ University Town Center | San Diego/ University Town Center | San Diego/Sorrento Mesa | Seattle/Lake Union | ||||
107,250 RSF | 426,927 RSF | 466,598 RSF | 81,610 RSF | 227,577 RSF | ||||
—% Leased/Negotiating | 100% Leased | 100% Leased | 68% Leased/Negotiating | 23% Leased/Negotiating | ||||
![]() | ![]() | ![]() | ![]() | ![]() |
Property/Market/Submarket | Located on Mega- campus | Square Footage | Percentage | Occupancy(1) | ||||||||||||||||||
Dev/ Redev | In Service | CIP | Total | Leased | Leased/ Negotiating | Initial | Stabilized | |||||||||||||||
Under construction | ||||||||||||||||||||||
2026 stabilization | ||||||||||||||||||||||
99 Coolidge Avenue/Greater Boston/Cambridge/Inner Suburbs | X | Dev | 129,413 | 191,396 | 320,809 | 81% | 81% | 4Q23 | 4Q26 | |||||||||||||
4135 Campus Point Court/San Diego/University Town Center | X | Dev | — | 426,927 | 426,927 | 100 | 100 | 3Q26 | 3Q26 | |||||||||||||
10075 Barnes Canyon Road/San Diego/Sorrento Mesa | X | Dev | 171,469 | 81,610 | 253,079 | 68 | 68 | 1Q25 | 2H26 | |||||||||||||
300,882 | 699,933 | 1,000,815 | 86 | 86 | ||||||||||||||||||
2027-2028 stabilization | ||||||||||||||||||||||
311 Arsenal Street/Greater Boston/Cambridge/Inner Suburbs | X | Redev | 56,904 | 333,758 | 390,662 | 7 | 7 | 2027 | 2027 | |||||||||||||
50 and 60 Sylvan Road/Greater Boston/Route 128 | X | Redev | — | 267,015 | 267,015 | 74 | 74 | 4Q26 | 2027 | |||||||||||||
1450 Owens Street/San Francisco Bay Area/Mission Bay | X | Dev | — | 212,796 | 212,796 | — | 49 | 2027 | 2027 | |||||||||||||
269 East Grand Avenue/San Francisco Bay Area/South San Francisco | X | Redev | — | 107,250 | 107,250 | — | — | 2H26 | 2027 | |||||||||||||
Campus Point by Alexandria/San Diego/University Town Center(2) | X | Dev | — | 466,598 | 466,598 | 100 | 100 | 2028 | 2028 | |||||||||||||
701 Dexter Avenue North/Seattle/Lake Union | X | Dev | — | 227,577 | 227,577 | 23 | 23 | 4Q26 | 2027 | |||||||||||||
56,904 | 1,614,994 | 1,671,898 | 45 | 51 | ||||||||||||||||||
Evaluating business strategy | ||||||||||||||||||||||
8800 Technology Forest Place/Texas/Greater Houston | Redev | 50,094 | 73,298 | 123,392 | 46 | 46 | 2Q23 | 4Q26 | ||||||||||||||
3000 Minuteman Road/Greater Boston/Other | X | Redev | — | 453,869 | 453,869 | — | — | 2027 | 2027 | |||||||||||||
40 Sylvan Road/Greater Boston/Route 128 | X | Redev | — | 329,049 | 329,049 | — | — | 2027 | 2027 | |||||||||||||
421 Park Drive/Greater Boston/Fenway | X | Dev | — | 392,011 | 392,011 | 13 | 13 | 2027 | 2028 | |||||||||||||
50,094 | 1,248,227 | 1,298,321 | 8 | 8 | ||||||||||||||||||
407,880 | 3,563,154 | 3,971,034 | 43% | 46% | ||||||||||||||||||
Our Ownership Interest | At 100% | Unlevered Yields | |||||||||||||||||
Property/Market/Submarket | In Service | CIP | Cost to Complete | Total at Completion | Initial Stabilized | Initial Stabilized (Cash Basis) | |||||||||||||
Under construction | |||||||||||||||||||
2026 stabilization with 86% leased/negotiating | |||||||||||||||||||
99 Coolidge Avenue/Greater Boston/Cambridge/Inner Suburbs | 100% | $162,887 | $210,603 | $70,510 | $444,000 | 6.0% | 6.8% | ||||||||||||
4135 Campus Point Court/San Diego/University Town Center | 56.4% | — | 434,465 | 89,535 | 524,000 | 9.4% | 6.2% | ||||||||||||
10075 Barnes Canyon Road/San Diego/Sorrento Mesa | 50.0% | 123,133 | 132,793 | 65,074 | 321,000 | 5.5% | 5.7% | ||||||||||||
286,020 | 777,861 | ||||||||||||||||||
2027-2028 stabilization with 51% leased/negotiating(1) | |||||||||||||||||||
311 Arsenal Street/Greater Boston/Cambridge/Inner Suburbs | 100% | 21,854 | 306,028 | TBD | |||||||||||||||
50 and 60 Sylvan Road/Greater Boston/Route 128 | 100% | — | 345,046 | ||||||||||||||||
1450 Owens Street/San Francisco Bay Area/Mission Bay | 25.0% | — | 247,271 | ||||||||||||||||
269 East Grand Avenue/San Francisco Bay Area/South San Francisco | 100% | — | 119,546 | ||||||||||||||||
Campus Point by Alexandria/San Diego/University Town Center(2) | 56.4% | — | 62,790 | 597,210 | 660,000 | 7.3% | 6.5% | ||||||||||||
701 Dexter Avenue North/Seattle/Lake Union | 100% | — | 302,126 | TBD | |||||||||||||||
21,854 | 1,382,807 | ||||||||||||||||||
Evaluating business strategy with 8% leased/negotiating | |||||||||||||||||||
8800 Technology Forest Place/Texas/Greater Houston | 100% | 60,938 | 46,578 | 4,484 | 112,000 | 6.3% | 6.0% | ||||||||||||
3000 Minuteman Road/Greater Boston/Other | 100% | — | 163,966 | TBD | |||||||||||||||
40 Sylvan Road/Greater Boston/Route 128 | 100% | — | 225,791 | ||||||||||||||||
421 Park Drive/Greater Boston/Fenway | 100% | — | 584,009 | ||||||||||||||||
60,938 | 1,020,344 | ||||||||||||||||||
Total under construction | $368,812 | $3,181,012 | $2,110,000 | (3) | $5,660,000 | (3) | |||||||||||||
Our share of investment(3)(4) | $310,000 | $2,710,000 | $1,710,000 | $4,730,000 | |||||||||||||||
Market Property/Submarket | Our Ownership Interest | Book Value | Square Footage | ||||||||
Development and Redevelopment | Total(1) | ||||||||||
Under Construction | Future | ||||||||||
Greater Boston | |||||||||||
Megacampus: The Arsenal on the Charles/Cambridge/Inner Suburbs | 100% | $318,404 | 333,758 | 34,157 | 367,915 | ||||||
311 Arsenal Street | |||||||||||
Megacampus: 480 Arsenal Way and 446, 458, and 500 Arsenal Street, and 99 Coolidge Avenue/Cambridge/ Inner Suburbs | 100% | 234,388 | 191,396 | 560,000 | 751,396 | ||||||
446, 458, and 500 Arsenal Street, and 99 Coolidge Avenue | |||||||||||
Megacampus: Alexandria Center® for Life Science – Fenway/Fenway | 100% | 584,009 | 392,011 | — | 392,011 | ||||||
421 Park Drive | |||||||||||
Megacampus: Alexandria Center® for Life Science – Waltham/Route 128 | 100% | 635,997 | 596,064 | 515,000 | 1,111,064 | ||||||
40, 50, and 60 Sylvan Road, and 35 Gatehouse Drive | |||||||||||
Megacampus: 30, 200, and 3000 Minuteman Road/Other | 100% | 222,659 | 453,869 | 608,541 | 1,062,410 | ||||||
3000 Minuteman Road | |||||||||||
Megacampus: Alexandria Technology Square®/Cambridge | 100% | 8,631 | — | 100,000 | 100,000 | ||||||
10 Necco Street/Seaport Innovation District | 100% | 107,099 | — | 175,000 | 175,000 | ||||||
215 Presidential Way/Route 128 | 100% | 6,816 | — | 112,000 | 112,000 | ||||||
Other development and redevelopment projects | 100% | 162,935 | — | 740,000 | 740,000 | ||||||
$2,280,938 | 1,967,098 | 2,844,698 | 4,811,796 | ||||||||
Refer to “Megacampus™” under “Definitions and reconciliations” in Item 7 for additional information. (1)Represents total square footage upon completion of development or redevelopment of one or more new Class A/A+ properties. Square footage presented includes the RSF of buildings currently in operation at properties that also have future development or redevelopment opportunities. Upon expiration of existing in-place leases, we have the intent to demolish or redevelop the existing property subject to market conditions and leasing. Refer to “Investments in real estate” under “Definitions and reconciliations” in Item 7 for additional information, including development and redevelopment square feet currently included in rental properties. | |||||||||||
Market Property/Submarket | Our Ownership Interest | Book Value | Square Footage | ||||||||
Development and Redevelopment | Total(1) | ||||||||||
Under Construction | Future | ||||||||||
San Francisco Bay Area | |||||||||||
Megacampus: Alexandria Center® for Science and Technology – Mission Bay/Mission Bay | 25.0% | $247,271 | 212,796 | — | 212,796 | ||||||
1450 Owens Street | |||||||||||
Megacampus: Alexandria Center® for Advanced Technologies – South San Francisco/South San Francisco | 100% | 126,201 | 107,250 | 90,000 | 197,250 | ||||||
211(2) and 269 East Grand Avenue | |||||||||||
Megacampus: Alexandria Center® for Advanced Technologies – Tanforan/South San Francisco | 100% | 436,956 | — | 1,930,000 | 1,930,000 | ||||||
1122, 1150, and 1178 El Camino Real | |||||||||||
Alexandria Center® for Life Science – Millbrae/South San Francisco | 48.6% | 160,822 | — | 348,401 | 348,401 | ||||||
201 and 231 Adrian Road and 30 Rollins Road | |||||||||||
Megacampus: Alexandria Center® for Life Science – San Carlos/Greater Stanford | 100% | 486,468 | — | 1,497,830 | 1,497,830 | ||||||
960 Industrial Road, 987 and 1075 Commercial Street, and 888 Bransten Road | |||||||||||
2100, 2200, 2300, and 2400 Geng Road/Greater Stanford | 100% | 83,082 | — | 240,000 | 240,000 | ||||||
1,540,800 | 320,046 | 4,106,231 | 4,426,277 | ||||||||
San Diego | |||||||||||
Megacampus: Campus Point by Alexandria/University Town Center | 56.4% | (3) | 643,229 | 893,525 | 500,859 | 1,394,384 | |||||
10010(4), 10140(4), 10210, and 10260 Campus Point Drive and 4135, 4161, 4165, and 4224 Campus Point Court | |||||||||||
Megacampus: SD Tech by Alexandria/Sorrento Mesa | 50.0% | 249,021 | 81,610 | 493,845 | 575,455 | ||||||
9805 Scranton Road and 10075 Barnes Canyon Road | |||||||||||
11255 and 11355 North Torrey Pines Road/Torrey Pines | 100% | 161,539 | — | 215,000 | 215,000 | ||||||
Megacampus: One Alexandria Square/Torrey Pines | 100% | 65,706 | — | 125,280 | 125,280 | ||||||
10975 and 10995 Torreyana Road | |||||||||||
Megacampus: 5200 Illumina Way/University Town Center | 51.0% | 17,982 | — | 451,832 | 451,832 | ||||||
9625 Towne Centre Drive/University Town Center | 30.0% | 837 | — | 100,000 | 100,000 | ||||||
Megacampus: Sequence District by Alexandria/Sorrento Mesa | 100% | 48,992 | — | 1,661,915 | 1,661,915 | ||||||
6290, 6310, 6340, 6350, and 6450 Sequence Drive | |||||||||||
4075 Sorrento Valley Boulevard/Sorrento Valley | 100% | 29,224 | — | 144,000 | 144,000 | ||||||
Other development and redevelopment projects | (2) | 78,036 | — | 475,000 | 475,000 | ||||||
$1,294,566 | 975,135 | 4,167,731 | 5,142,866 | ||||||||
Refer to “Megacampus™” under “Definitions and reconciliations” in Item 7 for additional information. (1)Represents total square footage upon completion of development or redevelopment of one or more new Class A/A+ properties. Square footage presented includes the RSF of buildings currently in operation at properties that also have future development or redevelopment opportunities. Upon expiration of existing in-place leases, we have the intent to demolish or redevelop the existing property subject to market conditions and leasing. Refer to “Investments in real estate” under “Definitions and reconciliations” in Item 7 for additional information, including development and redevelopment square feet currently included in rental properties. (2)We own a partial interest in this property through a real estate joint venture. Refer to Note 4 – “Consolidated and unconsolidated real estate joint ventures” to our consolidated financial statements in Item 15 for additional details. (3)The noncontrolling interest share of our real estate joint venture partner is anticipated to decrease to 25%, as we expect to fund the majority of future construction costs at the campus until our ownership interest increases to 75%, after which future capital would be contributed pro rata with our partner. (4)We have a 100% interest in this property. | |||||||||||
Market Property/Submarket | Our Ownership Interest | Book Value | Square Footage | ||||||||
Development and Redevelopment | Total(1) | ||||||||||
Under Construction | Future | ||||||||||
Seattle | |||||||||||
Megacampus: Alexandria Center® for Advanced Technologies – South Lake Union/Lake Union | (2) | $596,213 | 227,577 | 1,057,400 | 1,284,977 | ||||||
601 and 701 Dexter Avenue North and 800 Mercer Street | |||||||||||
1010 4th Avenue South/SoDo | 100% | 62,763 | — | 544,825 | 544,825 | ||||||
410 West Harrison Street/Elliott Bay | 100% | — | — | 91,000 | 91,000 | ||||||
Megacampus: Alexandria Center® for Advanced Technologies – Canyon Park/Bothell | 100% | 20,256 | — | 230,000 | 230,000 | ||||||
21660 20th Avenue Southeast | |||||||||||
Other development and redevelopment projects | 100% | 155,787 | — | 706,087 | 706,087 | ||||||
835,019 | 227,577 | 2,629,312 | 2,856,889 | ||||||||
Maryland | |||||||||||
Megacampus: Alexandria Center® for Life Science – Shady Grove/Rockville | 100% | $28,382 | — | 296,000 | 296,000 | ||||||
9830 Darnestown Road | |||||||||||
28,382 | — | 296,000 | 296,000 | ||||||||
Research Triangle | |||||||||||
Megacampus: Alexandria Center® for Life Science – Durham/Research Triangle | 100% | 165,816 | — | 2,060,000 | 2,060,000 | ||||||
Megacampus: Alexandria Center® for Advanced Technologies and Agtech – Research Triangle/Research Triangle | 100% | 113,493 | — | 1,170,000 | 1,170,000 | ||||||
4 and 12 Davis Drive | |||||||||||
Megacampus: Alexandria Center® for Sustainable Technologies/Research Triangle | 100% | 56,351 | — | 750,000 | 750,000 | ||||||
120 TW Alexander Drive, 2752 East NC Highway 54, and 10 South Triangle Drive | |||||||||||
Other development and redevelopment projects | 100% | 1,647 | — | 25,000 | 25,000 | ||||||
337,307 | — | 4,005,000 | 4,005,000 | ||||||||
New York City | |||||||||||
Megacampus: Alexandria Center® for Life Science – New York City/New York City | 100% | 178,148 | — | 550,000 | (3) | 550,000 | |||||
$178,148 | — | 550,000 | 550,000 | ||||||||
Refer to “Megacampus™” under “Definitions and reconciliations” in Item 7 for additional information. (1)Represents total square footage upon completion of development or redevelopment of one or more new Class A/A+ properties. Square footage presented includes RSF of buildings currently in operation at properties that also have inherent future development or redevelopment opportunities. Upon expiration of existing in-place leases, we have the intent to demolish or redevelop the existing property subject to market conditions and leasing. Refer to “Investments in real estate” under “Definitions and reconciliations” in Item 7 for additional information, including development and redevelopment square feet currently included in rental properties. (2)We have a 100% interest in 601 and 701 Dexter Avenue North aggregating 415,977 RSF and a 60% interest in the future development project at 800 Mercer Street aggregating 869,000 RSF. (3)During the three months ended September 30, 2024, we filed a lawsuit against the New York City Health + Hospitals Corporation and the New York City Economic Development Corporation for fraud and breach of contract concerning our option to ground lease a land parcel to develop a future world-class life science building within the Alexandria Center® for Life Science – New York City Megacampus. Refer to “Legal proceedings” in Item 3 for additional details. | |||||||||||
Market Property/Submarket | Our Ownership Interest | Book Value | Square Footage | ||||||||
Development and Redevelopment | Total(1) | ||||||||||
Under Construction | Future | ||||||||||
Texas | |||||||||||
Alexandria Center® for Advanced Technologies at The Woodlands/Greater Houston | 100% | $49,691 | 73,298 | 116,405 | 189,703 | ||||||
8800 Technology Forest Place | |||||||||||
1001 Trinity Street and 1020 Red River Street/Austin | 100% | 135,868 | — | 250,010 | 250,010 | ||||||
Other development and redevelopment projects | 100% | 60,241 | — | 344,000 | 344,000 | ||||||
245,800 | 73,298 | 710,415 | 783,713 | ||||||||
Other development and redevelopment projects | 100% | 47,504 | — | 597,743 | 597,743 | ||||||
Total pipeline as of December 31, 2025, excluding properties held for sale | 6,788,464 | 3,563,154 | 19,907,130 | 23,470,284 | |||||||
Properties held for sale | 261,208 | — | 1,893,281 | 1,893,281 | |||||||
Total pipeline as of December 31, 2025 | $7,049,672 | (2) | 3,563,154 | 21,800,411 | 25,363,565 | ||||||
Total Number of Shares Purchased | Average Price Paid per Share | Total Number of Shares Purchased as Part of Publicly Announced Plans | Approximate Value of Shares That May Yet Be Purchased Under Plans | |||||
January 1, 2025 – January 31, 2025 | 1,541,974 | $97.26 | 2,038,250 | $299,934,205 | ||||
February 1, 2025 – February 28, 2025 | 610,319 | $95.32 | 2,648,569 | $241,759,706 |
Year Ended December 31, | |||||
2025 | 2024 | ||||
Net (loss) income attributable to Alexandria’s common stockholders – diluted: | |||||
In millions | $(1,438.0) | $309.6 | |||
Per share | $(8.44) | $1.80 | |||
Funds from operations attributable to Alexandria’s common stockholders – diluted, as adjusted: | |||||
In millions | $1,534.7 | $1,629.1 | |||
Per share | $9.01 | $9.47 | |||
(As of December 31, 2025, unless stated otherwise) | ||||
Occupancy of operating properties in North America | 90.9% | |||
Percentage of total annual rental revenue in effect from Megacampus platform | 78% | |||
Percentage of total annual rental revenue in effect from investment-grade or publicly traded large cap tenants | 53% | |||
Adjusted EBITDA margin for the three months ended December 31, 2025 | 70% | |||
Percentage of leases containing annual rent escalations | 97% | |||
Weighted-average remaining lease term: | ||||
Top 20 tenants | 9.7 | years | ||
All tenants | 7.5 | years | ||
Strong tenant collections for the three months ended December 31, 2025: | ||||
Tenant rents and receivables for the three months ended December 31, 2025 collected as of the date of this report | 99.9% | |||
2025 | |||
Lease renewals and re-leasing of space: | |||
Rental rate changes | 7.0% | ||
Rental rate changes (cash basis) | 3.5% | ||
RSF | 2,543,473 | ||
Leasing of previously vacant space – RSF | 944,362 | ||
Leasing of development and redevelopment space – RSF | 704,821 | ||
Total leasing activity – RSF | 4,192,656 | ||
(in millions) | Sales Price | |
During the nine months ended September 30, 2025 | $341 | |
During the three months ended December 31, 2025 | 1,471 | |
Total 2025 dispositions and sales of partial interests(1) | $1,812 | |
Types of dispositions during the year ended December 31, 2025(1) | % of Sales Price | |
Land | 21% | |
Non-stabilized properties | 59 | |
Stabilized properties | 20 | |
Total 2025 dispositions | 100% | |
Operating occupancy as of September 30, 2025 | 90.6% | ||
Assets with vacancy designated as held for sale during the three months ended December 31, 2025 | 0.5 | ||
Early termination of one lease aggregating 170,618 RSF at 259 East Grand Avenue in South San Francisco, originally set to expire in 2027, which is already fully re-leased to a multinational pharmaceutical tenant with occupancy expected to commence in 2H26 | (0.5) | (1) | |
Reclassification of 401 Park Avenue from redevelopment to operating upon our decision to pursue leasing as office space rather than convert to laboratory space | (0.3) | ||
Other changes in occupancy, primarily due to the commencement of leases during 4Q25 | 0.6 | ||
Operating occupancy as of December 31, 2025 | 90.9 | ||
Key vacant space leased with future delivery | 2.5 | (2) | |
Operating occupancy as of December 31, 2025, including leased but not yet delivered space | 93.4% | ||
(dollars in millions) | Incremental Annual Net Operating Income | RSF | Leased/Negotiating Percentage | ||||
Expected to be placed into service: | |||||||
Fiscal year 2026 | $97 | (1) | 699,933 | (2) | 86% | (3) | |
Fiscal years 2027-2028 | 123 | 1,614,994 | 51% | ||||
$220 | |||||||
Projects under business strategy evaluation: | |||||||
Fiscal years 2026-2028 | $113 | 1,248,227 | 8% | ||||
Revenue- and Non-Revenue- Enhancing Capital Expenditures | Tenant Improvements/ Leasing Commissions per RSF | Free Rent Concessions per Annum (leases executed in trailing 12 months) | Rental Rate Increases (on renewed/ re-leased spaces) | Operating Occupancy (as of each period end) | ||||||
2023 | $260,392 | $26.09 | 0.6 months | 29.4% | 94.6% | |||||
2024 | $273,377 | $46.89 | 0.7 months | 16.9% | 94.6% | |||||
2025 | $324,293 | $55.34 | 1.5 months | 7.0% | 90.9% | |||||
Midpoint of 2026 guidance range | $510,000 | N/A | 2.0% | 88.5% | ||||||
Aggregate Sales Price of Dispositions and Sales of Partial Interests | Impairment of Real Estate | Capitalization Rates(1) | Capitalization Rates (Cash Basis)(1) | ||||||
2023 | $1,314,414 | $461,114 | 6.7% | 5.9% | |||||
2024 | $1,382,453 | $223,068 | 7.7% | 6.5% | |||||
2025 | $1,813,778 | $2,202,818 | 7.7% | (2) | 7.5% | (2) | |||
Midpoint of 2026 guidance range | $2,900,000 | (3) | |||||||
Debt Issued | Interest Rate(1) | |||
2023 | $1,000,000 | 5.07% | ||
2024 | $1,000,000 | 5.57% | ||
2025 | $550,000 | 5.66% |
Gross Interest Expense | Capitalized Interest | Interest Expense | ||||
2023 | $438,182 | $(363,978) | $74,204 | |||
2024 | $516,799 | $(330,961) | $185,838 | |||
2025 | $557,122 | $(330,424) | $226,698 | |||
Midpoint of 2026 guidance range | $505,000 | $(250,000) | $255,000 |
Non-Real Estate Investments | ||||||||||
Realized Gains | Significant Realized Losses | Impairments | Unrealized (Losses) Gains | Investment Loss | ||||||
2023 | $80,628 | $— | $(74,550) | $(201,475) | $(195,397) | |||||
2024 | $117,214 | $— | $(58,090) | $(112,246) | $(53,122) | |||||
2025 | $115,722 | $(103,329) | (1) | $(95,716) | $26,980 | $(56,343) | ||||
Midpoint of 2026 guidance range | $75,000 | N/A(2) | ||||||||