By Rob Naso
Today’s office market presents institutional owners with a clear opportunity: align capital with tenants’ top priority – workplaces that drive productivity, collaboration and culture through flexibility. Corporate occupiers are increasingly seeking environments that employees choose for their experience and connectivity, elevating office space from what was viewed as a cost center to more of a strategic asset. Owners who can deliver these high-performing, highly desired spaces are well positioned to capture premium rents and foster long-term loyalty, which will hopefully yield higher tenant retention rates while protecting and potentially enhancing asset value.
For corporate occupiers, success is no longer defined by simply bringing employees back to their desks. The true test is creating an in-office experience that supports productivity, connection and community – qualities that cannot be replicated remotely. For owners, the challenge is equally pressing: securing tenant commitment requires activating space in ways that advance business goals and position the office as a strategic competitive advantage.
This shift has ushered in a new era of the landlord–tenant partnership – one that goes beyond the lease to create integrated, experience-rich environments extending well beyond the four walls of the office.
Amenities Beyond the Office
Institutional owners are moving from being space providers to strategic partners in workplace strategy. This means investing in amenity upgrades, engagement programs and flexible solutions. The goal isn’t simply occupancy; it’s enabling culture, collaboration and community so that time spent in the office is most impactful. It also means simply spending more time with tenant decision makers.
Forward-thinking owners are also addressing the full spectrum of lifestyle touchpoints that shape the workday. The most effective RTO strategies connect the office to a broader ecosystem of hospitality, retail, and residential experiences.
Case in Point: RTO by BGO
BGO is leveraging the scale of its national portfolio through RTO by BGO, a uniquely creative incentive program that unlocks amenities and perks across office, hospitality, multifamily and retail properties nationwide.
The concept is simple, yet effective: tenants in any BGO building gain access to a network of experiences far beyond a single address. Benefits include office amenity centers, annual credits at affiliated hotels and restaurants, and residential rent incentives for employees in BGO communities. This “network effect” transforms the traditional amenity package into a portfolio-wide value proposition.
A Shift in Tenant Expectations
The modern workforce demands more. Pre-pandemic perks like coffee bars and open seating are table stakes. Employees now expect inspired design, digital concierge services, curated programming and authentic community.
Leasing data confirms the shift. According to JLL’s 2024 Building Amenities Outlook, 77% of leasing activity in New York City occurred in buildings with at least one amenity, underscoring the growing link between experience-driven spaces and performance.
BGO has embraced this by programming shared spaces with curated events – from artist exhibits to comedy hours and wellness activations (fitness classes, flu shots, chair massages and more) – creating genuine connections among office users. Rooftop beehives, added in partnership with Alveole, contribute points to green building certification, provide opportunities for unique events like beeswax candle making and honey-infused cocktail hours, and generate materials for tenant gifts like honey, soap and candles.
Tenants can also host their own events in these spaces, supported by exclusive catering partnerships with BGO-owned restaurants. At 475 Sansome, for example, a tenant hosts quarterly training sessions in the amenity center. At 200 W. Madison, tenants participated in a floral workshop. Royalton Park Avenue is a popular location for tenants to host corporate and holiday events.
The Portfolio Experience Advantage
The most innovative owners are moving from building-level offerings to portfolio-wide access. For tenants, this supports recruitment and retention while delivering consistent, branded workplace experiences across markets. For landlords, it’s a powerful leasing and retention differentiator.
Benefits include:
- The “third place”: Flexible, high-quality spaces for collaboration, client meetings and events.
- Streamlined travel and events: Preferred rates and premium experiences at affiliated hotels and restaurants.
- Unique experiences: Exclusive access to cultural, dining and hospitality opportunities.
Strengthening the Surrounding Ecosystem
Portfolio-based RTO strategies also help revitalize urban districts. BGO connects tenants with local amenities through retail perks, dining partnerships and residential incentives such as rent credits and waived fees. This supports vibrant live-work-play environments that benefit both tenants and the community.
What’s Next
As hybrid work cements its place in corporate strategy, the focus is shifting from capacity planning to maximizing experience and productivity. For institutional owners, this means reimagining the office not as a standalone asset but as part of a broader ecosystem of spaces and services that advance tenant goals.
Landlords who harness the strength of their portfolios, blur traditional asset class boundaries, and collaborate with tenants on engagement strategies will be best positioned to thrive. In today’s selective market, the most valuable office space isn’t just well-designed – it’s deeply interconnected.
Featured photo by Jason O’Rear for 475 Sansome.
