ARE reported strong leasing activity, particularly from advanced technology tenants, and reaffirmed its full-year 2026 FFO guidance. Management acknowledged pressure on occupancy from known lease expirations and highlighted efforts to dispose of assets and reduce capex. The tone was cautiously optimistic, emphasizing a pivot towards alternative users like advanced technology to mitigate lab vacancy. Leasing volume of 1.039M sq ft was up 60% QoQ, with a record ~400k sq ft of new leasing.
Buzzberg readAdvanced tech tenants drive 30% of leasing volumeARE reported strong leasing activity, particularly from advanced technology tenants, and reaffirmed its full-year 2026 FFO guidance. Management acknowledged pressure on occupancy from known lease expirations and highlighted efforts to dispose of assets and reduce capex. The tone was cautiously optimistic, emphasizing a pivot towards alternative users like advanced technology to mitigate lab vacancy. Leasing volume of 1.039M sq ft was up 60% QoQ, with a record ~400k sq ft of new leasing.Read full analysisCollapse analysis
ARE reported strong leasing activity, particularly from advanced technology tenants, and reaffirmed its full-year 2026 FFO guidance. Management acknowledged pressure on occupancy from known lease expirations and highlighted efforts to dispose of assets and reduce capex. The tone was cautiously optimistic, emphasizing a pivot towards alternative users like advanced technology to mitigate lab vacancy. Leasing volume of 1.039M sq ft was up 60% QoQ, with a record ~400k sq ft of new leasing.
Advanced technology tenants are becoming a critical demand source, with leases executed at Andover and 311 Arsenal.
Management reaffirmed 2026 FFO guidance midpoint of $6.40, with timing shifts pushing disposition proceeds to September.
Occupancy fell to 86.9% due to known expirations and a building reclassification, with 1.4M sq ft of leased space to commence.
Revenue$0.796B
+19% QoQ
EPS$-0.43
reported
Gross margin73.95%
reported
Op margin3.14%
reported
What changed this quarter
01
Demand
Advanced tech tenants drive 30% of leasing volume
Management expresses confidence in execution but acknowledges market challenges and thus cautious conservatism.
02
Occupancy
Occupancy to bottom near 87%
Leasing volume of 1.039M sq ft was up 60% QoQ, with a record ~400k sq ft of new leasing.
03
Leasing
2027 rollovers have high prospect coverage
Advanced technology tenants are becoming a critical demand source, with leases executed at Andover and 311 Arsenal.
04
Capital
Disposition plan on track with high confidence
Management reaffirmed 2026 FFO guidance midpoint of $6.40, with timing shifts pushing disposition proceeds to September.
AI, capex & demand read
AI
Platform & monetization
Advanced technology tenants are becoming a significant leasing driver, with leases for critical infrastructure at generally similar incremental yields but lower all-in yields.
Demand
Bookings & conversion
Advanced tech tenants drive 30% of leasing volume. Management expresses confidence in execution but acknowledges market challenges and thus cautious conservatism.
Capex
Investment and capacity
Capital expenditure is being reduced, with construction pipeline CapEx down and 2027 construction spending preliminarily estimated at $1.15-$1.65 billion, focused on lease-up costs. CapEx reduction is a key priority, with capitalized interest also reduced.
Tone · Measured
Management expresses confidence in execution but acknowledges market challenges and thus cautious conservatism.
Supply-chain alpha
A1
Alexandria is pivoting under-utilized lab conversion projects to advanced technology tenants (not traditional AI office users), which provides a path to monetize assets with lower capex and similar incremental yields.
“many of these are not traditional kind of AI office kind of tenants. They're tenants who are looking for critical infrastructure.”
Tenant demand is shifting towards the 'middle of the barbell' (20k-100k sq ft), and this segment is driven by public biotech, a positive leading indicator for future lease signings.
“we are starting to see an increase in tenants and the 20,000 to 100,000 square foot size range, which we've defined as the middle of the demand barbell.”
The disposition program is experiencing timing delays, partially because buyers are having difficulty securing financing, even though financing is available.
“on the non-core bucket is typically reliant on financing. And financing is available, but it is taking our buyers longer to obtain it.”
Bristol Myers took a large, long-term build-to-suit at Alexandria's mega campus, indicating significant commitment to the region and strengthening ARE's income visibility.
“we delivered a 427,000 square foot build-a-suit to Bristol Myers at our Campus Point Mega Campus under a long-term lease which will provide significant net operating income and value to our shareholders.”
… be focused on improving occupancy with 1.4 million square feet of lease space that is currently vacant and is expected to be delivered to the tenants and positively impact occupancy in November on average. Third, continued outperformance on occupancy relative to the broader markets with average outperformance across our largest three markets ranging from approximately 8 to 12 percent as of the end of 2Q. Fourth, we delivered a 427,000 square foot build-a-suit to Bristol Myers at our Campus Point Mega Campus under a long-term lease which will provide significant net operating income and value to our shareholders. Fifth, We remain committed to meeting our funding goals with 46% of our target for dispositions and sales of partial interest and other capital completed or pending subject to nonrefundable deposits, signed LOIs, or sales agreements under negotiation with another 38% in process. And six, We completed an extension of our $5 billion credit facility to 2032, providing tremendous access to liquidity for many years. FFO per share diluted as adjusted was $1.73 for 2Q26, and we reaffirmed the midpoint of our guidance for 2026 FFO per share diluted as adjusted at $6.40, while …
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