444 Oxford Valley Rd
Langhorne, PA 19047
444 Oxford Plaza · Medical Property For Lease · 58,900 SF

Strategically located between Philadelphia and Princeton in the heart of the Oxford Valley corridor, this ±58,233 SF three-story office, medical, and treatment facility offers an ideal setting for owner-users seeking a high-visibility, high-access location in Bucks County. The property features a ±2,700 SF fully built-out surgery center on the ground floor, ideal for immediate occupancy by healthcare or outpatient service providers. The upper levels include large, open floor plates suitable for flexible space planning, accommodating a range of uses including clinical operations, corporate headquarters, or educational facilities. Zoned Highway Commercial (HC), this building supports a wide array of by-right uses, including hospital, inpatient medical, surgical center, recovery residence, skilled nursing facility, charter school, and general office or professional services. This zoning flexibility makes the asset a rare opportunity for users or investors seeking scalability, adaptive reuse, or repositioning within a dense suburban trade area. Constructed with steel frame and block, the property is wrapped in full glass façades on all sides, maximizing natural light and creating a professional environment ideal for health systems, research institutes, behavioral health operators, or medical group practices. The building is fully sprinklered, ADA compliant, and served by two elevators. Parking is ample, with 315 surface spaces (5.0/1,000 ratio), accommodating both staff and patient volumes. A unique asset enhancement is the building’s direct connection to the Sheraton Bucks County Hotel. Tenants and visitors benefit from on-site amenities such as hotel accommodations, full-service dining, lounge/bar, conference and event space, and a fitness center, providing convenience for visiting clinicians, patients, or executive teams. The location offers direct access to Lincoln Highway (0.3 mi), US Route 1 (0.4 mi), and I-95/I-295 (1.2 mi), with proximity to the PA and NJ Turnpikes. Trenton Mercer Airport is 9.9 miles away, and Philadelphia International Airport is 37 miles. Nearby institutions include Jefferson Bucks Hospital, St. Mary Medical Center, and Capital Health, along with Oxford Valley Mall and numerous national retailers, restaurants, and hotels. Demographic and transportation access are strong, with immediate proximity to densely populated residential neighborhoods and two SEPTA regional rail stations (Woodbourne and Yardley). This location supports both patient-facing and back-office functions with visibility, convenience, and infrastructure already in place.