Executive Summary
St. John’s Terminal, located on New York City’s West Side, showcases Oxford’s ability to transform complex, historically significant sites into dynamic, community-focused real estate. Adjacent to some of New York’s most desirable neighborhoods, the site intersects Hudson River Park, the West Village, SoHo and Tribeca.
Acquired in 2018, the project reimagined a historic freight terminal into a high-performance, biophilic workplace centered on wellness, innovation and connectivity. Its success attracted Google, which signed the largest lease in Manhattan history and later purchased the asset. The project underscores Oxford’s commitment to creating long-term value through purposeful design and deep community collaboration.
Vision & Strategic Objectives
Despite its complexity and immense scale, Oxford recognized the untapped potential of St. John’s Terminal and envisioned a new model for workplace design. The project took shape as a “groundscraper”—a low-rise building that mimics a campus environment, fostering innovation while preserving the neighborhood’s authenticity. The site’s industrial legacy became the foundation for a future centered on collaboration, sustainability, and resilience.
With this vision in mind, Oxford set out to:
Our Approach
St. John’s Terminal had been coveted for decades, but no prior developers had been able to unlock its full potential. Where others saw barriers, Oxford saw opportunity. With 100,000-square-foot floorplates and 15-foot ceilings, the structure offered rare design flexibility and operational efficiency.
Collaborating closely with the community, we shaped a vision that respected the building’s industrial legacy while integrating elements that would contribute to the neighborhood’s future. Our approach included:
- Engaging long-standing partner CPPIB with a non-managing interest for their shared focus on building long-term sustainability.
Key design features included public gardens at grade, planted terraces, biodynamic lighting, highly filtered outside air, and end-of-trip facilities—integrating nature, wellness, and smart technology to enhance performance and customize experiences.
Key Achievements
- Embedded advanced technology for smart operations.
- St. John’s Terminal stands in a category of one.
Awards
St. John’s Terminal has received widespread industry recognition for excellence in design, innovation, and development, including:
- MIPIM Awards, Best Office and Business Project, 2024
- NYCxDesign Awards, Best Tech Office, 2024
- Regional Planning Association Awards, Project of the Year, 2024
- Urban Land Institute New York Awards for Excellence in Development, Excellence in Office Development, 2025
The Takeaway
St. John’s Terminal reflects the power of a bold, progressive vision and the value of long-term planning. By transforming an underutilized site into a dynamic workplace anchored in community and sustainability, we reshaped the area’s future. It’s proof that when purpose drives every decision, we can build more than just buildings—we can create the conditions for communities and companies to thrive, together.
