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118 Turnpike Rd Southborough, MA 01772 8,146 - 53,706 SF of Office Space Available
Park Highlights
- 118 Turnpike Road sits in a vibrant office park setting, offering a collaborative business environment with excellent visibility along Route 9.
- Building boasts amenities and features such as a modernized lobby, a roof deck with panoramic views, a patio area with a fire pit, and a fishing pond.
- 120 Turnpike Road, just 40 minutes outside Boston, offers tenants versatile and customizable floor plans that cater to diverse business needs.
- Private suite and full-floor leasing opportunities are immediately available for professional office use inside this fully renovated building.
- Extensive property updates include the addition of first-floor retail space and a complete transformation of the fitness area.
- Tenants enjoy customizable floor plates to suit all needs, floor-to-ceiling glass on all floors, and freight elevator and loading dock access.
- Tenants enjoy modern amenities such as a stunning atrium lobby, common area seating, modern social areas, and a rooftop deck for events and meetings.
- Positioned along the Boston Worcester Turnpike, the property offers excellent visibility and prominence in the thriving Southborough community.
Park Facts
All Available Spaces(3)
Display Rental Rate as
- Space
- Size
- Term
- Rental Rate
- Space Use
- Build-Out
- Available
Highly flexible ground-floor opportunity at 118 Turnpike Road offering excellent visibility and accessibility along Route 9. Ownership can accommodate a wide range of tenancy requirements, with demising options starting at approximately 800–2,000 RSF, or delivery of the full ±12,945 RSF to a single occupier. The floor plate is well suited for prominent, front-facing retail or service uses along Route 9, with the ability to position office, medical, dental, wellness, professional services, boutique retail, showroom, training, call center, tech, and other hybrid office/retail users toward the building interior. This layout allows for efficient circulation, strong branding opportunities, and flexible build-out configurations. Additional highlights include ground-level access with strong curb appeal, high traffic counts, and excellent regional connectivity via Route 9, I-495, and the Mass Pike. The space supports both single-tenant and multi-tenant configurations and is suitable for customer-facing uses as well as back-of-house or operationally intensive programs. Ownership is flexible on layout and subdivision to meet tenant-specific requirements. This opportunity is ideal for users seeking high-visibility frontage paired with adaptable interior space in a well-located MetroWest corridor.
- Open Floor Plan Layout
- Space is in Excellent Condition
- Central Air Conditioning
- Balcony
- Natural Light
- Emergency Lighting
- Wheelchair Accessible
- Conference Rooms
- Plug & Play
- Wi-Fi Connectivity
- Security System
- After Hours HVAC Available
- Shower Facilities
Second-floor office opportunity totaling 8,146 RSF at 118 Turnpike Road. This plug-and-play suite offers a clean, modern layout with immediate occupancy potential and the flexibility to accommodate a variety of office, medical, creative, or service-oriented users. The space features a large open work area with abundant natural light, perimeter window lines, several private perimeter offices, interior offices/meeting rooms, and support areas already in place. The suite is well suited for a tenant seeking a move-in-ready solution with minimal upfront buildout. For the right tenant, the space can be subdivided to accommodate smaller requirements. Strong window presence, attractive finishes, and a highly functional existing layout make this a rare turnkey opportunity in the market.
- Mostly Open Floor Plan Layout
- Conference Rooms
- Plug & Play
- Elevator Access
- Balcony
- Drop Ceilings
- Natural Light
- Shower Facilities
- Hardwood Floors
- Strong fit for office, medical, creative users
- Abundant natural light throughout
- Multiple private offices and meeting rooms
- Partitioned Offices
- Space is in Excellent Condition
- Central Air Conditioning
- Print/Copy Room
- High Ceilings
- Exposed Ceiling
- Emergency Lighting
- Open-Plan
- Wheelchair Accessible
- Large open floorplan with excellent flexibility
- Immediate occupancy potential
- Plug-and-play office opportunity
| Space | Size | Term | Rental Rate | Space Use | Build-Out | Available |
| 1st Floor, Ste 100 | 10,797 SF | Negotiable | Upon Request Upon Request Upon Request Upon Request | Office | - | Now |
| 2nd Floor, Ste 202 | 8,146 SF | Negotiable | Upon Request Upon Request Upon Request Upon Request | Office | - | June 01, 2026 |
118 Turnpike Rd - 1st Floor - Ste 100
118 Turnpike Rd - 2nd Floor - Ste 202
- Space
- Size
- Term
- Rental Rate
- Space Use
- Build-Out
- Available
Full second floor available
- Mostly Open Floor Plan Layout
- Space is in Excellent Condition
| Space | Size | Term | Rental Rate | Space Use | Build-Out | Available |
| 2nd Floor, Ste 2 | 34,763 SF | 5 Years | Upon Request Upon Request Upon Request Upon Request | Office | Shell Space | Now |
120 Turnpike Rd - 2nd Floor - Ste 2
118 Turnpike Rd - 1st Floor - Ste 100
| Size | 10,797 SF |
| Term | Negotiable |
| Rental Rate | Upon Request |
| Space Use | Office |
| Build-Out | - |
| Available | Now |
Highly flexible ground-floor opportunity at 118 Turnpike Road offering excellent visibility and accessibility along Route 9. Ownership can accommodate a wide range of tenancy requirements, with demising options starting at approximately 800–2,000 RSF, or delivery of the full ±12,945 RSF to a single occupier. The floor plate is well suited for prominent, front-facing retail or service uses along Route 9, with the ability to position office, medical, dental, wellness, professional services, boutique retail, showroom, training, call center, tech, and other hybrid office/retail users toward the building interior. This layout allows for efficient circulation, strong branding opportunities, and flexible build-out configurations. Additional highlights include ground-level access with strong curb appeal, high traffic counts, and excellent regional connectivity via Route 9, I-495, and the Mass Pike. The space supports both single-tenant and multi-tenant configurations and is suitable for customer-facing uses as well as back-of-house or operationally intensive programs. Ownership is flexible on layout and subdivision to meet tenant-specific requirements. This opportunity is ideal for users seeking high-visibility frontage paired with adaptable interior space in a well-located MetroWest corridor.
- Open Floor Plan Layout
- Conference Rooms
- Space is in Excellent Condition
- Plug & Play
- Central Air Conditioning
- Wi-Fi Connectivity
- Balcony
- Security System
- Natural Light
- After Hours HVAC Available
- Emergency Lighting
- Shower Facilities
- Wheelchair Accessible
118 Turnpike Rd - 2nd Floor - Ste 202
| Size | 8,146 SF |
| Term | Negotiable |
| Rental Rate | Upon Request |
| Space Use | Office |
| Build-Out | - |
| Available | June 01, 2026 |
Second-floor office opportunity totaling 8,146 RSF at 118 Turnpike Road. This plug-and-play suite offers a clean, modern layout with immediate occupancy potential and the flexibility to accommodate a variety of office, medical, creative, or service-oriented users. The space features a large open work area with abundant natural light, perimeter window lines, several private perimeter offices, interior offices/meeting rooms, and support areas already in place. The suite is well suited for a tenant seeking a move-in-ready solution with minimal upfront buildout. For the right tenant, the space can be subdivided to accommodate smaller requirements. Strong window presence, attractive finishes, and a highly functional existing layout make this a rare turnkey opportunity in the market.
- Mostly Open Floor Plan Layout
- Partitioned Offices
- Conference Rooms
- Space is in Excellent Condition
- Plug & Play
- Central Air Conditioning
- Elevator Access
- Print/Copy Room
- Balcony
- High Ceilings
- Drop Ceilings
- Exposed Ceiling
- Natural Light
- Emergency Lighting
- Shower Facilities
- Open-Plan
- Hardwood Floors
- Wheelchair Accessible
- Strong fit for office, medical, creative users
- Large open floorplan with excellent flexibility
- Abundant natural light throughout
- Immediate occupancy potential
- Multiple private offices and meeting rooms
- Plug-and-play office opportunity
120 Turnpike Rd - 2nd Floor - Ste 2
| Size | 34,763 SF |
| Term | 5 Years |
| Rental Rate | Upon Request |
| Space Use | Office |
| Build-Out | Shell Space |
| Available | Now |
Full second floor available
- Mostly Open Floor Plan Layout
- Space is in Excellent Condition
Site Plan
Select Tenants at This Property
- Floor
- Tenant Name
- Industry
- 1st
- Cedar Hill Behavioral Health
- Health Care and Social Assistance
- 3rd
- Creative Planning
- Finance and Insurance
- 1st
- Every Body Balance
- Arts, Entertainment, and Recreation
- 3rd
- Expedited Construction
- Construction
- 3rd
- Ferris Development Group
- Real Estate
- 3rd
- Hilb Group
- Finance and Insurance
- 1st
- Paramount Recovery Centers
- Health Care and Social Assistance
Park Overview
118 Turnpike Road is a 98,985-square-foot office building nestled in the heart of Southborough, Massachusetts. Proudly added to the Ferris Development Group portfolio in November 2021, this property is undergoing a progressive evolution and is poised to redefine the live, work, and play experience. Located inside a vibrant office park, 118 Turnpike Road is positioned alongside its sister property, 120 Turnpike Road, and presents a collaborative and cohesive business environment. The property is undergoing extensive renovations with a complete transformation of the vacant first-floor space and the fitness area. The installed floor-to-ceiling glass on all levels provides breathtaking views of the Sudbury Reservoir. Plus, a retail element will be introduced on the first floor. 118 Turnpike Road features sought-after amenities, including a modernized main lobby, a rooftop deck, a patio area with a fire pit, a serene pond stocked with fresh fish, and signage opportunities with prominent Route 9 visibility. Tenants benefit from loading dock access and a freight elevator that serves all floors. In collaboration with Expedited Construction, customizable, tailor-made floor plates are available to suit the needs of tenants of various sizes and industries. Whether in the semiconductor industry, construction and engineering management, or seeking traditional Class A office space, 118 Turnpike Road is a versatile choice for all. Southborough, Massachusetts, is ranked 31st on CNN Money's 100 Places to Live. The property provides a prime opportunity for businesses to establish a footprint in a thriving community.
- 24 Hour Access
- Atrium
- Controlled Access
- Pylon Sign
- Security System
- Signage
- Skylights
- Wheelchair Accessible
- Roof Terrace
- Car Charging Station
- Monument Signage
- Air Conditioning
- Balcony
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118 Turnpike Rd | Southborough, MA 01772
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