case study

Office Refresh: Merritt 7 Corporate Park

Seven-story Merritt 7 office building with blue sky

​​​​​​​​​​​​City/State​: Norwalk, Connecticut

​​Merritt 7 is a six-building, 1.4 million sq. ​ft., 22-acre office park in ​Norwalk, Connecticut. Clarion has managed the asset, Fairfield County's largest office park, since the 1990s, initially purchasing the property due to its strategic location at the intersection of the Merritt Parkway and heavily trafficked Route 7, its adjacency to a Metro-North train station, on-site development capacity, and stabilized and creditworthy tenant base.

Early on, Clarion added a sixth office building and a 30,000 sq. ft. outdoor plaza. More recently, Gensler and landscape architect MPFP were engaged for interior and exterior upgrades including renovations to two existing full-service cafés and a building lobby, the creation of two multi-function rooms, and extensive hard- and soft-scaping throughout the campus. In fact, the property has been recognized with a Silver Award of Excellence by the National Association of Landscape Professionals (NALP)* for its exemplary landscape and environmental enhancements, including a museum-quality outdoor sculpture garden, Laws of Nature, created by renowned local​ architect Charles O. Perry.

Laws of Nature outdoor sculpture surrounded by yellow flowers, building in background  Metro North train station next to office building

Clarion continues to improve the ​property by adding and upgrading all-inclusive services, cutting-edge amenities, collaborative spaces, and elements that improve the efficiency and sustainability of the property. With the renovations very close to complete, Merritt 7  offers 60,000 sq. ft. of curated outdoor space and 10,000 sq. ft. of multi-purpose and conference room space in addition to food service options with adjacent coffee bars, a fitness center, a car wash, and a hair salon. Ownership worked closely with the Connecticut Department of Transportation (CTDOT) to facilitate the renovation of an adjacent MetroNorth train station, adding a direct connection to the property in 2024.​

In addition to physical amenities, significant focus has been placed on tenant programming to activate the grounds and build a sense of community, with outdoor games throughout the campus and curated tenant programming, such as philanthropy, fitness, and social events including picnics, ice cream socials, yoga/meditation classes, family parties, live music, and blood, recycling,​ and food drives occurring regularly.​

Open plan layout office hallway with tables and corner gathering space with couches and a televisionModern collaborative office space with a coffee bar and comfortable cushy seating

Merritt 7 was also awarded a series of wellness, sustainability and infrastructure certifications, including LEED Gold Certification from the U.S. Green Building Council at buildings 501 and 601 as well as LEED Silver Recertification at building 301**. The entire six-building 1.4-million square foot office park has achieved a Fitwel Two-Star rating***. The newest additions to Merritt 7's wellness and sustainability offerings include a rooftop beekeeping installation through Best Bees, as well as new EV charging stations. These new certifications are the latest achievements in Merritt 7’s ongoing upgrade​ and innovation plans that continue to prioritize health, well-being, and connectivity for all of its tenants. 

Through these activities, Clarion has created a healthy and welcoming environment that boosts productivity, improves work-life balance, and offers a vibrant campus atmosphere. 

Exterior lively and casual socializing space that seamlessly connects to interior spaceEmployees gathering in covered outdoor space with surrounding greenery

Click here to visit the property website.​




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.

*Award of Excellence awards are issued by the National Association of Landscape Professionals (NALP) annually and last in perpetuity. Merritt 7 received a Silver Award in November 2018. Properties do not need to pay registration fees to pursue an Award of Excellence.

**LEED Existing Buildings + Operational Maintenance certifications are issued by the U.S. Green Building Council (USGBC) at the time of building development or major renovation and last in perpetuity. Merritt 7 buildings 501 and 601 received Gold certifications in August 2021. Merritt 7 building 301 received Silver recertification in September 2023. Properties must pay registration and certification fees to pursue LEED certifications.

***Fitwel certifications are issued by The Center for Active Design (CfAD) on a rolling basis and are valid for three years. Properties must re-certify to maintain certification standing. Merritt 7 received a Fitwel Two-Star rating in September 2021. Properties must pay certification fees to pursue Fitwel certifications.

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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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