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REAL ESTATE INVESTMENTS
 12 Months Ended
Dec. 31, 2024
Real Estate [Abstract]  
REAL ESTATE INVESTMENTS
3. REAL ESTATE INVESTMENTS
As of December 31, 2024 and 2023, the gross carrying value of the operating properties was as follows (in thousands):
December 31, 2024December 31, 2023
Land$361,861 $394,669 
Building and improvements2,551,089 2,671,024 
Tenant improvements461,830 476,539 
Total$3,374,780 $3,542,232 
Construction-in-Progress
Internal direct construction costs totaling $11.0 million in 2024, $8.9 million in 2023, and $9.3 million in 2022 and interest expense totaling $3.2 million in 2024, $5.2 million in 2023, and $4.7 million in 2022 were capitalized related to the development, redevelopment and construction of tenant improvements of certain properties and land holdings.
During the years ended December 31, 2024, 2023 and 2022, the Company’s internal direct construction costs are comprised of capitalized compensation costs. The following table shows the amount of compensation costs (including bonuses and benefits) capitalized for the years presented (in thousands):
December 31,
202420232022
Development$4,447 $4,096 $5,343 
Redevelopment738 944 1,484 
Tenant Improvements5,811 3,817 2,505 
Total$10,996 $8,857 $9,332 
2024 Acquisitions

During the year ended December 31, 2024, the Company did not acquire any properties from a third party.
2023 Acquisitions

Property/Portfolio NameAcquisition DateLocationProperty TypeRentable Square Feet/AcresPurchase Price
165 King of Prussia Road
October 27, 2023
Radnor, PA
Land
1.1 acres
$8,550 
2022 Acquisitions
Property/Portfolio NameAcquisition DateLocationProperty TypeRentable Square Feet/AcresPurchase Price
631 Park Avenue January 21, 2022King of Prussia, PALand3.3 acres$3,650 
3151 Market Street (a)April 29, 2022Philadelphia, PALeasehold Interest0.8 acres$27,349 
(a)On April 29, 2022, the Company acquired, through a 99-year ground lease, the leasehold interest in a 0.8-acre land parcel, located at 3151 Market Street, in Philadelphia, Pennsylvania. The Company prepaid $19.5 million of the ground lease, representing 500,000 square feet of buildable floor to area ratio (“FAR”) to be used for the development of 3151 Market Street, and paid $7.8 million for 200,000 square feet of FAR density usable pursuant to the Schuylkill Yards Project master development agreement. The additional density is included in prepaid leasehold interests in land held for development in the consolidated balance sheets. See below regarding disposition of 500,000 square feet of FAR.

Dispositions
The following table summarizes the property dispositions during the years ended December 31, 2024, 2023 and 2022 (dollars in thousands):
Property/Portfolio NameDisposition DateLocationProperty TypeRentable Square Feet/AcresSales PriceGain/(Loss) on Sale (a)
Plymouth Meeting Executive Center (b)(c)
September 26, 2024
Plymouth Meeting, PA
Five Office Buildings
521,288 $65,500 $— 
55 US Avenue (c)(d)
September 30, 2024
Gibbsboro, NJ
Land
11.0 acres
$6,466 $— 
One and Two Barton Skyway (c)
November 18, 2024
Austin, TX
Two Office Buildings
390,963 $107,900 $— 
Dabney Land Westwood
December 20, 2024
Richmond, VA
Parking Lot
11.0 acres
$8,500 $2,297 
Dabney East
December 27, 2023
Richmond, VA
Land
11.6 acres$1,600 $430 
Byberry
December 7, 2023
Philadelphia, PA
Land Purchase Option
50.0 acres$9,641 $3,960 
8521 Leesburg Pike (i)
December 1, 2023
Vienna, VA
Office150,897 $11,000 $— 
200 N. Radnor Chester Road
October 31, 2023
Radnor, PA
Retail
17,884 $14,200 $7,735 
Three Barton Skyway (i)
August 4, 2023Austin, TXOffice173,302 $53,250 $— 
200 Barr Harbor DriveNovember 22, 2022West Conshohocken, PAOffice86,000 $30,500 $8,740 
11501 Burnett Road (g)
July 29, 2022Austin, TXLand4.7 acres$32,513 $8,340 
3151 Market Street (f)
July 14, 2022Philadelphia, PALeasehold Interest0.8 acres$30,394 $2,583 
Gibbsboro Portfolio (e)
June 28, 2022Gibbsboro, NJOffice/Land
42,809/4.0 acres
$4,100 $831 
25 M Street (h)
April 14, 2022Washington, D.C.Land0.8 acres$29,675 $3,836 
Gateway G & HJanuary 20, 2022Richmond, VALand10.0 acres$1,600 $897 

(a)Gain/(Loss) on Sale is net of closing and other transaction related costs.
(b)The Company provided the purchaser with $15.5 million in seller financing which is subordinate to a first mortgage. The seller financing is subject to mandatory redemption by no later than the tenth anniversary of the closing date of the sale and is classified within “Other Assets” on the consolidated balance sheet.
(c)Recognized a provision for impairment of $21.1 million on the properties prior to the sales. The Company estimated the fair value of its impaired properties and the related impairment losses based upon purchase and sale agreements.
(d)The Company provided the purchaser with $4.4 million in seller financing, which is classified within “Other Asset” on the consolidated balance sheet.
(e)Includes $0.7 million of gain on sale of undepreciated real estate and $0.1 million of gain on disposition of real estate included within the consolidated statements of operations for the twelve months ended December 31, 2022.
(f)On July 14, 2022, the Company contributed 500,000 square feet of FAR relating to its 99-year prepaid leasehold interest at 3151 Market Street in Philadelphia, Pennsylvania, acquired on April 29, 2022, to a newly formed joint venture with an unaffiliated third party. The Company's initial deemed contribution in the project was $30.4 million and the transaction resulted in deconsolidation of the property and conversion of Brandywine 3151 Market, LP (formerly a wholly-owned subsidiary of the Operating Partnership) to a real estate venture (“3151 Market Street Venture”). The Company recorded its investment at fair value and recognized a gain, net of transaction costs, of $2.6 million, in “Net gain on sale of undepreciated real estate” on the consolidated statements of operations. See Note 4, “Investment in Unconsolidated Real Estate Ventures,” for further information.
(g)On July 29, 2022, the Company contributed a 4.7 acre parcel of land held for development at 11501 Burnet Road in Austin, Texas to a newly formed joint venture with an unaffiliated third party. The project is part of the Uptown ATX master development. The Company's combined contributed initial land investment in the project was $32.5 million and the transaction resulted in the deconsolidation of the property and formation of Brandywine
Uptown Office LLC and Brandywine One Uptown Multifamily LLC (together, “One Uptown Ventures)”). The Company recorded its investment at fair value and recognized a gain of $8.3 million in “Net gain on disposition of real estate” on the consolidated statements of operations. Gain on sale of $8.3 million is calculated as the difference between the estimated relative sales value of the contributed land and the estimated total cost allocations per block. See Note 4, “Investment in Unconsolidated Real Estate Ventures,” for further information.
(h)On September 30, 2022, the Company recognized $0.4 million of additional gain on disposition of real estate.
(i)Recognized a provision for impairment of $16.7 million on the properties prior to the sales.
3151 Market Venture
On July 14, 2022, the Company contributed 500,000 square feet of FAR relating to its 99-year prepaid leasehold interest at 3151 Market Street in Philadelphia, Pennsylvania, acquired on April 29, 2022, to a newly formed joint venture with an unaffiliated third party. The Company's initial deemed contribution in the project was $30.4 million and the transaction resulted in deconsolidation of the property and conversion of Brandywine 3151 Market, LP (formerly a wholly-owned subsidiary of the Operating Partnership) to a real estate venture (“3151 Market Street Venture”). The Company recorded its investment at fair value and recognized a gain, net of transaction costs, of $2.6 million, in “Net gain on sale of undepreciated real estate” on the consolidated statements of operations. See Note 4, “Investment in Unconsolidated Real Estate Ventures,” for further information.
During the first quarter of 2023, the Company deconsolidated $7.8 million recorded in “Prepaid leasehold interests in land held for development, net” on the consolidated balance sheets. This deconsolidation reflects the Company’s contribution, in January 2023, of 200,000 square feet of buildable floor to area ratio (“FAR”) to the Company’s unconsolidated real estate venture, referred to in Note 4 below as the 3151 Market Street Venture, for use by this unconsolidated real estate venture in the development of 3151 Market Street. Upon contribution at fair market value, the Company recognized a gain, net of transaction costs, of $0.8 million in “Net gain on sale of undepreciated real estate” on the consolidated statements of operations.
Held for Use Impairment
For the year ended December 31, 2024, the Company recognized impairment losses totaling $23.5 million on one property in the Other segment. The estimated fair value is considered Level 3 in accordance with ASC 820 and was based upon a purchase and sale agreement as of September 30, 2024 that was not completed as of December 31, 2024 due to the termination of the purchase and sale agreement.
For the year ended December 31, 2023, the Company recorded aggregate impairment charges of $103.2 million on three properties within the Company’s Metropolitan Washington, D.C. area in the Company's Other segment. These impairments resulted from the shortened hold period assumptions for the assets as a result of the Company's plan to exit these markets as conditions permit and it was determined that the carrying value exceeded the Company's estimated fair value of the properties. The estimated fair value is considered Level 3 in accordance with ASC 820 and was determined by estimating discounted cash flows using significant unobservable inputs, which were the discount rate of 10.00% and residual capitalization rate of 8.50%.

During the year ended December 31, 2023, the Company recognized impairment losses totaling $11.7 million on properties located in the Pennsylvania Suburbs segment. The estimated fair value is considered Level 3 in accordance with ASC 820 and was based upon an executed purchase and sale agreement as of September 30, 2023 that was not completed as of December 31, 2023 due to the termination of the purchase and sale agreement.
During the year ended December 31, 2022, the Company recognized an impairment loss totaling approximately $4.7 million on a property located in the Other segment. The Company’s estimated fair value is considered Level 3 in accordance with ASC 820, and was based on a pending offer form a third party to acquire the property and the subsequent execution of a purchase and sale agreement.
Held for Sale
As of December 31, 2024 and 2023, the Company had no assets held for sale.