New Jersey is historically known as the "Medicine Chest of the World." However, the days of the isolated, single-tenant suburban campus are fading. The modern life sciences tenant wants what every other tenant wants: amenities, transit, and talent.
The Shift to Urban Clusters
We are seeing a consolidation of life sciences activity into key clusters, most notably:
- New Brunswick: Anchored by the HELIX (Health + Life Science Exchange) and Rutgers University.
- Jersey City: Leveraging the SciTech Scity project and proximity to NYC talent.
- Princeton/Route 1 Corridor: The traditional stronghold, evolving to offer more mixed-use environments.
Spec Lab vs. Build-to-Suit
Historically, lab space was almost exclusively build-to-suit due to the specific technical requirements of each tenant. Today, there is a growing market for "spec lab" suites—pre-built spaces that allow startups and mid-sized biotechs to move in quickly without the 12-18 month construction lead time.
Technical Challenges for Developers
Converting office to lab (or building ground-up lab) is not simple. Key requirements include:
- Floor Load: 100-125 lbs/sf to support heavy equipment.
- Ceiling Heights: 15'+ slab-to-slab to accommodate massive HVAC ductwork.
- Vibration Control: Stiff structures are needed for sensitive microscopy and imaging.
- Power & Backup: Redundant power feeds and generator capacity are critical—a freezer failure can destroy years of research.
Incentives
The NJEDA supports this sector heavily through the NJ Ignite program (rent support for startups) and the Angel Investor Tax Credit. For developers, the ASPIRE program can be used to close financing gaps for large-scale innovation centers.
Conclusion
Life sciences remains a bright spot in the office market. But it requires a developer with technical expertise and the capital patience to build complex, high-cost infrastructure.