Commercial Real Estate Solutions
Earn up to 60% higher rent per square foot with Water Views or Unimpeded Views
What to Expect$44/sf higher rents on the average since Q1 2025
*This data has been independently corroborated by a global professional services firm specializing in commercial real estate investment and management in San Francisco.
❋ High-End Premium Space w/Water Views
$120/sf in premium SF central business district, south financial district, and the Presidio.
❋ High-End Premium Space w/Unimpeded Views
$115/sf in premium mid-rise or upper floor SF central business district, south financial district, and the Presidio
❋ Class A Space with Partial Views
$74/sf in premium SF central business district, south financial district, and the Presidio.
❋ Class A Space with No Views
$73/sf in good SF central business district, south financial district, and the Presidio, or East SOMA and Mission Bay.
Secure the Value of your Investment for the Next Generation
Commercial Views
Case Studies
A $44/sf difference means you can buy or lease the airspace next door, preserve your views, and project when your investment will break even with confidence. Protected views can support durable rent premiums.
The views will pay for themselves in 1.14-2.27 years
Your rent premiums will be higher forever
Net View Adv. (annual)
Building Size
Functional Air Rights Purchase
50K sf (4-8 stories)$440K
$500K
100K sf (6-10 stories)$880K
$1M
500K sf (25-35 stories)$13.2M
$34.1M
1M sf (40-55 stories)$30M
$49.5M
1.5M+ sf (55+ stories)$77.5M
$112.5M
*Net view advantage calculations based on gross upper-floors with effective views x average floor square feet by building size x $44/sf. Functional air rights purchase calculations based on midpoint sf required to preserve views x $100/sf air rights midpoint cost.
Sell the Building and Sell the Air Rights
Together or Separately
Both are 1031 Transfer-Eligible
Transferable Development Rights (TDR)
Case Studies
If you are building in downtown, central SOMA, or mid-market (C-3 zoning in dark and light red), you can purchase the TDR from another building and apply them by the square foot to your building. TDR can easily lead to added buildable square footage that was previously unattainable.
Build higher for as little as $37.50/sf*
Instant density bonus for your development + 60% higher rents for for the views
Trophy Office +$150/sf to $350/sf
TDR Upswing
Build Type
Retail (shell only)+$191.50/sf
Premium Residential+$951.50/sf
*San Francisco City Hall is currently offering 1.5M TDR sf at $37.50/sf. Transbay Tower used 151,454 TDR priced at $24/sf ($3.6 million in 2013). The most recent TDR transactions in 2024 priced TDR at $40/sf and $30.70/sf, but other Transbay development blocks transacted TDR at an average of $119.35/sf
~3M sf of TDR Have Been Sold in San Francisco
We Make it Easy for You
Buy as Much or as Little as You Need
How It Works
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Use this link to provide us with your contact information and solicit our expert consulting services
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Book an initial consultation with one of our experts (in-person or remote video/call)
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Review detailed renderings, comparables, pricing valuations, and recommendations to consider with our experts and corporate partners.
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Work with our real estate and corporate partners through the various VAST//AIR and City documents needed, make offer, and negotiate the transaction, just like any other real estate transaction
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Exchange signatures, funds, and document the transaction with all relevant parties involved through our real estate and corporate partners, just like any other real estate transaction