case study

Office Development: 8777 Washington

8777 Washington office building in Culver City, California

​​​​​City/State​: Culver City, California

Clarion Partners closed on a 0.979-acre parcel in Culver City, California in January 2017 to develop a state-of-the-art, mid-rise creative office building on behalf of one of Clarion's commingled funds. After a twelve-month design, entitlement, and permitting phase, construction of the four-story ​​​131,000 sq.ft. ​​office asset commenced in February of 2018. The core and shell were completed by June 2020. The Class-A, LEED Gold building features 37,000 sq.ft. rectangular floor plates with expansive window lines, slab heights ranging 13-15 ft.​​, ​outdoor patios, a screening room, and a three-level subterranean parking garage*.

Historically, Culver City was fragmented by private ownership, older vintage inventory, and a non-credit tenant base. Clarion Partners identified the submarket's growth potential early based on potential access to a diverse talent pool in this central area of Los Angeles, the limited supply of newly-constructed Class A properties of scale in Culver City, and the prime location of the development site across the street from high-quality retail amenities and the new public transit line connecting Santa Monica to downtown. 

The Culver City office submarket has experienced a transformational change into one of the strongest premier office locations in LA in the four years since our initial acquisition​, with increasing tenant demand from a diverse group of investment-credit entertainment, marketing, and media companies. The explosive growth of the content production and streaming industry has greatly spurred dynamic tenant demand in Culver City due to its proximity to talent, to studios in Burbank/Studio City, and a highly walkable neighborhood.

Construction beamsConstruction worker on scaffolding - interior room

Construction workers surrounded by large interior beams  Large, curved stairway under construction

Construction of interior room 90% complete  8777 Washington 90% complete

Clarion Partners successfully pre-leased the development to a global investment-grade technology tenant prior to construction, providing a ​stable tenancy and continued value growth opportunities​. ​​

Original artist rendering of 8777 Washington Street

​​​See more images of the site with this video​




The investments described herein were selected based on non-performance-based criteria and are not necessarily representative of any particular Clarion Partners fund or portfolio. It should not be assumed that any of these properties are or will prove to be profitable. Please view other important disclosures on this website here.

*​LEED Building Design + Construction certifications are issued by the U.S. Green Building Council (USGBC) at the time of building development or major renovation and last in perpetuity. 8777 Washington received a Gold certification on March 2021. Properties must pay registration and certification fees to pursue LEED certifications.

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Investment in real estate is speculative and involves significant risk. For more information about certain of the material risks and limitations associated with Clarion Partners’ investment advisory products, strategies and services, please see Clarion’s current Form ADV Part 2A brochure, which is available on the SEC’s Investment Adviser Public Disclosure website at Investors should consider their investment objectives, and it is strongly suggested that the reader seek his or her own independent advice in relation to any investment, financial, legal, tax, accounting or regulatory risks and evaluate their own risk tolerance before investing.

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All Clarion Partners LLC and Clarion Partners Europe statistics, data and charts, including but not limited to assets under management (AUM), ESG data, sector data and property data, as well as data related to our investors, tenants and employees, are as of March 31, 2024 unless otherwise noted.

Photos used in this website were selected based on visual appearance, are used for illustrative purposes only, and are not necessarily reflective of all the investments in a Clarion fund or portfolio or the investments a Clarion fund or portfolio will make in the future.


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