AI Proteins Leases 40,000 SF at One Kenmore Square, Expanding Fenway-Kenmore's Life Science Base
Related Beal has executed a 40,000-square-foot lease with AI Proteins, a Boston biotech using synthetic biology, robotics, automation, and artificial intelligence to design new mini protein drugs from scratch. The company will establish its headquarters in office and laboratory space within the Beacon Building at 660 Commonwealth Ave.
This move adds another AI-driven life sciences tenant to One Kenmore Square and reinforces the development's position as a center for tech and research tenants in Boston.
Deal snapshot
- Tenant: AI Proteins
- Size: 40,000 square feet
- Use: Headquarters with office and lab space
- Address: Beacon Building, 660 Commonwealth Ave., Boston
- Development: One Kenmore Square (two buildings, 471,000 square feet total)
- Co-tenant: WHOOP fully occupies the Commonwealth Building
Why it matters for owners, developers, and GCs
Demand is holding for flexible lab-ready product that can scale with fast-growing tenants. Projects that accommodate R&D alongside HQ-quality office-without compromising either-are winning.
For buildouts, expect high-spec lab infrastructure, strong power and backup strategies, thoughtful exhaust and air handling, and layouts that support automation-heavy workflows. Floor loading, vibration standards, and ceiling clear heights can be decision drivers.
Speed-to-occupancy and the ability to phase growth are now core leasing criteria. Buildings that deliver convertible suites and efficient TI delivery timelines have a clear edge.
What the stakeholders are saying
"At Related Beal, we are committed to creating spaces that inspire innovation and foster growth for companies across Boston's life science and technology sectors," said Alex Provost, development vice president at Related Beal. "We're excited to welcome AI Proteins to the Beacon Building with its state-of-the-art, flexible lab and office space that provides an ideal platform for a growing tenant."
Dr. Chris Bahl, founder and CEO of AI Proteins, added: "We're excited to establish our new headquarters at such a landmark property in the heart of Boston. These facilities will accelerate our efforts to design, build, and test entirely new proteins from scratch, bringing us one step closer to delivering on the promise of generative AI in drug design."
Building and tenant appeal
One Kenmore Square combines lab, office, and retail in a high-visibility location. The Beacon Building offers adaptable lab and office environments suited to teams that need to grow in place.
Amenities include a fitness center, locker rooms, bicycle storage, Charles River views, a rooftop terrace, and a hospitality-focused lobby-features that support recruiting and retention across science and tech teams.
Location and access
Sited near Fenway Park and the Citgo sign, the property delivers brand visibility and neighborhood energy. Direct access to the MBTA keeps commutes predictable and widens the hiring radius for specialized talent.
Market takeaways
- Lab-convertible space in transit-served submarkets remains competitive.
- Tenants prioritizing AI and automation need power, data, and lab infrastructure that can scale.
- Amenities and location still matter-especially for companies blending office and lab teams.
For teams planning for AI-enabled tenants
If you're refining leasing strategy or development standards for AI-heavy life sciences users, staying current on AI fundamentals helps cross-functional planning (from MEP to workplace). Useful starting point: AI courses by job role.
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