Tishman Speyer’s 125 High Street in downtown Boston has scored roughly 150,000 square feet of renewed and expanded leases after a recent amenity-focused overhaul, pushing the campus to about 82% occupancy. The three-tower complex, wrapped around a light-filled central atrium, added hospitality-style perks such as an expanded fitness center, a landscaped rooftop and an on-site golf simulator as part of a repositioning aimed squarely at keeping tenants in place. Landlord officials say the new commitments are concrete evidence that experience-heavy investments can slow churn in older office buildings.
As reported by the Boston Business Journal, the property is the region’s second-largest office building by square footage and inked its latest deals after the upgrades were completed. The outlet notes the campus now sits at roughly 82% occupied following the recent renewals and expansions. Grant Welker, the paper’s senior reporter, published the update on July 23, 2026.
Tenant extensions and expansions
Tishman Speyer detailed the fresh commitments in a release covered by Citybiz, which put the tally at about 149,155 square feet. The transactions include a 5,740-square-foot expansion by MG+M to grow its headquarters, a nine-year extension from William Blair covering roughly 20,115 square feet and a three-year extension with Breckinridge Capital Advisors for about 16,460 square feet, plus two long-term customers that together are adding roughly 68,000 square feet. “Exceptional environments are never static,” Jeff Moore, managing director at Tishman Speyer, said in the company statement, according to Citybiz.
Amenities and the ZO platform
Tishman Speyer has leaned on its ZO tenant platform to rebrand lobby and amenity spaces, adding a ZO Clubhouse with a landscaped rooftop overlooking the Seaport, an expanded ZO Fit gym, Studio Gather conferencing, on-site wellness partners and a golf simulator near the atrium, per Tishman Speyer's property materials. The central atrium was refreshed with hospitality-style seating, curated sound and new retail tenants such as Tatte Bakery and Club Champion to lift daily activity on-site. The approach tracks with a wider landlord playbook that prizes hotel-like convenience as a way to coax employees back into the office more often.
What it means for downtown leasing
Landlords across Boston and other major downtowns have been leaning into hospitality-forward amenities to win renewals and contain vacancy, a strategy market researchers say is starting to show early payoffs. Coverage of recent market data framed Q2 as an inflection point for some leasing activity, with researchers flagging pockets of positive absorption and firmer tenant demand, according to Bisnow's reporting of JLL findings. For big legacy campuses like 125 High, well-programmed common areas and neighborhood retail are increasingly the line between losing and keeping large professional services tenants.
Tishman Speyer and the brokers involved have framed the recent renewals as proof that amenity upgrades can turn short-term churn into longer-term commitments. With the campus now roughly four-fifths leased, the owner appears poised to keep investing in programming and partnerships to sustain that momentum.
