The 20 Mass redevelopment is a mixed use transformation of a former federal office building at 20 Massachusetts Avenue NW in Washington, D.C. Since RMR Group and Office Properties Income Trust completed the project in 2023, 20 Mass has received a 2024 Engineering News-Record Best Project award and a 2025 hotel design award for its Royal Sonesta hotel, as well as finalist recognition in the Chicago Athenaeum’s American Architecture Awards.
20 Mass Now Stands Alongside a More Contested D.C. Build
Design responsibilities for 20 Mass have since been established as Leo A Daly for architecture and DPR Construction for construction, while CBRE and JLL now oversee office and retail leasing respectively. That conventional development route contrasts with a more disputed project several miles away, where the White House ballroom project has cleared a Supreme Court challenge allowing construction to continue toward a 2028 completion despite the absence of congressional authorization.
Project Overview
- Project Name: 20 Mass (20 Massachusetts Avenue NW)
- Location: Capitol Hill, Washington, D.C.
- Project Value: Approximately $200 million, according to Office Properties Income Trust
- Client/Owner: Office Properties Income Trust, managed by The RMR Group
- Main Contractor: DPR Construction
- Key Components: A 274 room Royal Sonesta hotel, approximately 183,500 square feet of Class A office space, around 13,800 square feet of retail, and a 14,500 square foot amenity penthouse
- Procurement Model: Adaptive reuse of an existing seven story government office building, expanded to ten stories
- Construction Start: Redevelopment underway by 2021; completed in October 2023
- Strategic Impact: Retained the building’s original structural frame, reducing embodied carbon by more than 50 percent compared with new construction, according to Engineering News-Record
Project Team
- Owner/Client: Office Properties Income Trust
- Asset and Property Manager: The RMR Group
- Architect: Leo A Daly
- General Contractor: DPR Construction
- Office Leasing: CBRE
- Retail Leasing: JLL
Reported 16th October 2023: The RMR Group is delighted to announce the successful completion of “20 Mass,” a redevelopment project at 20 Massachusetts Avenue NW in Washington, D.C. This project recently received the Best Renovation award from NAIOP DC|MD, recognizing its innovative design and construction efforts.
The achievement was made possible through the collaborative work of The RMR Group, Office Properties Income Trust, and the project’s redevelopment team. The former government office building has been converted into a vibrant, Class A mixed-use destination, expanding The RMR Group’s Washington, D.C. portfolio.
With completion of redevelopment, 20 Mass now offers 13,800 square feet of retail space, a newly inaugurated 274-key luxury Royal Sonesta Washington, D.C. Capitol Hill hotel, 183,000 square feet of premier upper-level office space, and a stunning 14,500 square foot penthouse amenity area with captivating Capitol views. Located at the intersection of Massachusetts Avenue and F Street NW in Capitol Hill, it provides easy access to Union Station, upscale dining, world-class museums, and iconic landmarks.
20 Mass redevelopment project notable features
This LEED Gold and WELL certified property prioritizes sustainability and technology. Notable features include a new glass curtain wall facade, a 10-story atrium, a green roof with drought-resistant plants, and an integrated stormwater management system. Wellness amenities feature a fitness facility with Peloton bikes and a yoga studio, along with water refill stations and electric vehicle charging stations in the garage.
Read also: Raleigh senior living facility is undergoing a $385M redevelopment project
20 Mass sets itself apart with a commitment to the environment and technology. It aims to lead in sustainability and innovation during a time of growing environmental consciousness and technological advancement.
The property enhances the tenant experience with multiple conference centers, private terraces, multipurpose meeting rooms, and a tenant experience app acting as a mobile concierge for touchless systems and convenience.
Beyond an office building, 20 Mass offers amenities and hospitality that cater to both large and small organizations, making it a one-of-a-kind mixed-use destination in Washington, D.C.
The completion of the 20 Mass redevelopment project is a significant milestone for Washington, D.C., introducing a vibrant, sustainable, and tech-forward property to the city’s landscape. It represents a commitment to sustainable and forward-thinking real estate development, shaping a thriving and modern urban environment that embraces business and leisure, embodying the evolving nature of our cities.
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