118 and 120 Turnpike Road form a two-building office, retail, and flex campus totaling approximately 164,000 square feet in the heart of Southborough, Massachusetts. Added to the Ferris Development Group portfolio in November 2021, the campus has undergone a significant repositioning and design initiative focused on creating a more dynamic, modern, and experience-driven business environment for both emerging companies and established regional and national firms.
Strategically positioned along highly visible Route 9, the campus includes 118 Turnpike Road, an approximately 82,000-square-foot building, and its adjacent sister asset, 120 Turnpike Road, also approximately 82,000 square feet. Together, the properties create a cohesive and collaborative business environment with exceptional visibility, strong regional connectivity, flexible leasing opportunities, abundant parking, and a growing mix of entrepreneurial, wellness, retail, office, and service-oriented tenants.
The campus continues to evolve into one of MetroWest’s most unique mixed-use office environments, blending traditional office space with modern retail, wellness, lifestyle, and experiential concepts. Ownership has invested heavily in repositioning the assets to better align with the demands of today’s workforce and the evolving needs of modern businesses seeking flexibility, visibility, convenience, and employee-focused amenities.
118 Turnpike Road features floor-to-ceiling glass across multiple levels with expansive views overlooking the Sudbury Reservoir, creating a bright and highly desirable work environment with abundant natural light throughout the building. Ongoing upgrades continue across the first-floor retail environment, common areas, and tenant-facing amenities. A highly desirable 8,146 RSF second-floor office suite is currently available, offering move-in-ready space with panoramic reservoir views, efficient layouts, and immediate occupancy potential for users seeking a professional and inspiring office environment.
118 Turnpike Road also features a fully occupied second-floor coworking environment with approximately 20 individual private offices. Availability is expected as soon as July 2026, offering future flexible options for entrepreneurs, small businesses, remote professionals, and growing teams seeking a professional campus setting without the commitment of a traditional long-term lease.
Additional capital improvements are planned for summer 2026 on the south side of 118 Turnpike Road, including approximately three new retail spaces and two rear-side office spaces featuring floor-to-ceiling glass storefront systems designed to create a more modern and activated campus atmosphere. The building also features a rooftop deck, outdoor patio area with fire pit, scenic pond, prominent Route 9 signage opportunities, loading dock access, and a freight elevator servicing all floors, providing operational flexibility for a wide variety of users.
120 Turnpike Road complements the campus with highly flexible office and flex space opportunities, strong on-site parking, direct access to broader campus amenities, and convenient connectivity to Route 9, I-495, and the Massachusetts Turnpike. The building also features a second-floor fitness center available to campus tenants, further supporting a modern and wellness-oriented workplace environment.
Planned summer 2026 improvements at 120 Turnpike Road include approximately 5,000 square feet of new floor-to-ceiling glass along the first-floor parking lot façade, significantly enhancing the retail and customer-facing visibility of the building while further modernizing the overall campus appearance.
The campus is well-positioned for a diverse range of users, including office, medical, engineering, technology, life science support, semiconductor, construction management, wellness, fitness, retail, and service-oriented businesses seeking a highly accessible MetroWest location with strong branding potential and flexible space configurations.
A growing first-floor retail and wellness component has already taken shape throughout the campus, including tenants such as Back 9 Golf, bTone Fitness, and Fresh Monkee. These additions continue to establish 118 and 120 Turnpike Road as a destination for active, modern, and entrepreneurial businesses while creating an increasingly vibrant atmosphere for both tenants and visitors. The campus has become particularly attractive to growth-oriented companies seeking an environment that supports collaboration, culture, recruitment, and visibility.
With customizable floor plates available through Ferris Development Group’s vertically integrated construction platform, Expedited Construction, the campus offers tenants the ability to tailor spaces to their exact operational needs. Ownership’s hands-on and flexible approach allows for efficient planning, design, and execution across a wide variety of tenant requirements, ranging from traditional office buildouts to highly customized retail, flex, and specialty-use environments.
The Southborough location provides exceptional regional access with immediate proximity to Route 9, Interstate 495, and the Massachusetts Turnpike, allowing convenient travel throughout Greater Boston, Worcester, and the broader MetroWest market. The property is also located within one of the region’s most desirable and affluent suburban business communities, surrounded by a strong labor pool, executive housing demographics, retail amenities, restaurants, hotels, and recreational opportunities.
118 and 120 Turnpike Road continue to evolve into a premier MetroWest business campus designed to support the next generation of companies and professionals — offering a unique combination of visibility, flexibility, modern amenities, entrepreneurial energy, and long-term growth potentia
Eric Norrman
Ferris Development Group, LLC
