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11568 Sorrento Valley Rd, San Diego, CA 92121

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Property Overview 11568 Sorrento Valley Rd San Diego CA 92121

Submarket Sorrento Valley – Life Science Corridor
Total Space Available Approximately 5,000 to 10,000 square feet (configurable) , Market rate for light lab/flex space
Lease Type Direct lease
Year Built/Renovated 1980s / recent upgrades
Building Size Estimated 20,000+ square feet 
Parking Ratio Standard surface parking
Sprinkler System Wet
Availability Immediate

 

Lab and Facility Features

Lab Infrastructure Light lab and R&D configurations permitted Potential for tenant improvements Existing office and flex layouts adaptable for lab conversion High-clearance space with drive-in access Power and HVAC infrastructure suitable for light lab use

Amenities Located in a quiet professional zone Close proximity to UCSD and biotech corridor Flexible suite sizes Contact leasing broker for brochure and virtual tour

 

Strategic Location

Accessibility Centrally located in Sorrento Valley with direct access to Interstates 805, 5, and 15 Park Setting Positioned within a life sciences cluster surrounded by research institutions and major employers

 

Ideal For

Biotech and pharmaceutical companies Medical device and diagnostics firms Tenants seeking flexible lab-office hybrid space Startups requiring scalable infrastructure and drive-in access

 

Let me know if you’d like this benchmarked against other Sorrento Valley assets or formatted for client presentation. I can also prepare a comparative matrix if you’re evaluating multiple options.

10150 Meanley Dr, San Diego, CA 92131

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10150 Meanley Dr, San Diego, CA 92131
Submarket: Scripps Ranch – San Diego, CA
Available Space: 6,333 – 60,725 sq ft across multiple suites
Lease Rate: $23.88/SF/Yr (approx. $1.99/SF/Mo Gross + Electric)
Building Size: 60,725 sq ft
Year Built: 2001
Building Class: B
Stories: 2
Parking: 244 surface spaces (4/1,000 SF ratio)

Corporate-Grade Flex Space with Life Science Conversion Potential
This Class B office/flex building offers full build-outs ideal for corporate headquarters, life science, R&D, electronics manufacturing, and training operations. Infrastructure includes upgraded electrical, backup generator, and exterior equipment yard for lab gas, vacuum, and compressed air.

Available Suites

  • Suite 200 – 23,967 sq ft
    • 23 private offices
    • 3 conference rooms
    • 3 large open-office areas
    • Training room, break room, and storage
    • Available now
  • Suite 250 – 6,333 sq ft
    • Reception area
    • 8 private offices
    • Open break room and large bullpen
    • Furniture available
    • Available now
  • 1st Floor Space – 30,425 sq ft
    • Full build-out
    • Available March 1, 2026

Infrastructure and Amenities

  • Power Supply: 350 kW backup generator
  • HVAC: Zoned systems
  • Networking: Fiber-optic capable
  • Environmental Controls: Lab-ready utilities
  • Equipment Yard: Exterior space for lab gas and compressed air
  • EV Charging Stations
  • Fitness Center
  • Shower Facilities
  • Prominent Building Signage

Strategic Location Advantages

  • Access: Excellent freeway connectivity to I-15
  • Nearby Amenities: Dining options like Panera Bread, Pick Up Stix, Himalayan Grill
  • Hotels: Courtyard San Diego Miramar, Comfort Inn San Diego Miramar (approx. 1.3 miles)
  • Education: San Diego Miramar College nearby

This property is ideal for tenants seeking flexible, infrastructure-rich space with the ability to convert to life science or R&D use in a well-connected San Diego submarket.

 

Weathering the Storm: What San Diego’s Biotech Funding Challenges Mean for Lab Space Demand

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A Panel on Biotech’s Tough Year

On August 13, the San Diego Entrepreneurs Exchange (SDEE) gathered more than 80 founders, investors, and life science professionals at BDO’s Carmel Valley offices for a timely discussion: how biotech startups can survive — and thrive — during 2025’s funding slowdown.

The event, co-hosted with BDO and Morrison Foerster, brought together voices from across the ecosystem, including Aiden Aceves (Insight Partners), Taryn Goode (Connect), Jim Krenn (Morrison Foerster), and Fred Grier (JLL). Their panel, “Weathering the Storm,” tackled everything from navigating venture capital to cost-cutting strategies and scaling in uncertain times.

Funding in 2025: Fewer Deals, Stricter Terms

The panelists agreed: raising money has become harder, slower, and less forgiving.

  • In the first quarter of 2025, local biotech companies raised about $1 billion. By Q2, that dropped to just $500 million (PitchBook data).

  • Only two San Diego-based firms have gone public this year: Aardvark Therapeutics and Carlsmed.

  • Investors are increasingly conservative, forcing startups to accept stricter deal terms and lower valuations.

“It’s hard out there right now,” said Aceves. “I have portfolio companies who are going through it — just like everyone else. It’s a more difficult time to run a company today than in the past, but no one starts a company because they think it’s going to be easy.”

Bright Spots and Notable Wins

Despite the slowdown, San Diego continues to produce success stories:

  • Carlsmed went public in summer 2025, raising $100 million.

  • Major venture rounds included RayThera ($110M), Biolinq ($100M), and Actio Biosciences ($66M).

  • M&A, while less frequent, included Scale Bioscience’s acquisition by 10X Genomics and Illumina’s $350M purchase of SomaLogic.

Krenn of Morrison Foerster noted that while startups may hold less negotiating power, the ecosystem still produces strong exits and meaningful innovation.

“Success looks different for every company,” added Goode. “For some, it’s getting acquired. For others, it’s about whether the medicine reaches patients or the technology changes lives.”

Implications for Lab Space in San Diego

The funding crunch doesn’t just affect balance sheets — it has ripple effects across the lab space market:

For Tenants

  • Cautious Expansion: Many early-stage companies are delaying lab moves or taking smaller footprints to conserve capital.

  • Opportunity to Upgrade: With vacancies up, startups may find premium lab space more affordable than in past years.

  • Shared Labs on the Rise: Co-lab and modular facilities are gaining traction as founders avoid long-term commitments.

For Landlords & Developers

  • Slower Lease-Ups: New projects may face longer timelines as startups scale cautiously.

  • Incentives Matter: Tenant improvement allowances, shorter lease terms, and turnkey options are becoming more important.

  • Focus on Flexibility: Landlords that adapt space for plug-and-play or shared use will appeal to cash-conscious companies.

Why Optimism Remains

Even with venture capital cooling, San Diego’s biotech community retains its reputation for collaboration and resilience. The panelists highlighted:

  • Big pharma’s dependence on startups for innovation ensures a continued role for local companies.

  • Talent density and institutional strength (UCSD, Scripps, Salk) keep San Diego highly competitive.

  • Patient-centered innovation remains at the heart of success stories, regardless of exit path.

Key Takeaway

San Diego biotech may be weathering a storm in 2025, but storms also reshape the landscape — creating new opportunities for agile startups and forward-looking landlords. For tenants, it’s a chance to secure better lab space deals. For landlords, it’s a reminder to stay flexible and adapt to a shifting demand environment.

At SanDiegoLabSpaces.com, we’ll continue tracking how funding, hiring, and deal-making shape the future of San Diego’s lab space market.

What San Diego’s Biotech Slowdown Means for Lab Space Demand & Opportunities

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San Diego’s Biotech Boom Meets a Pause

San Diego has long stood as one of the nation’s premier biotech hubs, trailing only Boston and the Bay Area in its concentration of startups, research institutes, and specialized lab space. But in recent months, the industry has faced turbulence. A wave of biotech layoffs, reduced venture funding, and cautious investors are reshaping the region’s once-hot market.

For the first time in years, San Diego’s lab space market — once defined by scarcity and premium pricing — is seeing a measurable rise in vacancies. This shift is creating new challenges for property owners while opening fresh opportunities for tenants looking to secure space.

Layoffs, Funding Pressure, and Rising Vacancies

Throughout 2024 and 2025, many biotech companies that expanded aggressively are now downsizing. Venture capital has tightened, IPO windows have narrowed, and risk appetite has cooled. These factors have led to workforce reductions across the sector.

At the same time, the ripple effect is hitting real estate. Labs that were previously in high demand are now sitting empty. Developers that raced to build new life science campuses must adapt to a slower leasing environment, while existing landlords face increased pressure to offer concessions.

What This Means for Lab Space

For Tenants

  • More Negotiating Power: Companies now have leverage to negotiate lower rents, shorter lease terms, or enhanced tenant improvements.

  • Wider Choice: With vacancies rising, startups can access prime locations that were previously out of reach.

  • Flexible Space Models: Interest in shared labs, plug-and-play suites, and modular layouts is growing as tenants seek to reduce risk.

For Landlords & Developers

  • Rising Vacancy Pressure: Holding empty space longer than expected puts pressure on operating budgets and debt.

  • Need for Differentiation: Buildings with strong amenities, adaptable layouts, and competitive pricing will capture more demand.

  • Potential for Repositioning: Underutilized space could be converted into shared labs, contract research facilities, or biomanufacturing suites.

Sub-Market Dynamics in San Diego

Not all areas are equally affected. Core sub-markets such as Torrey Pines, Sorrento Mesa, and UTC continue to benefit from proximity to UCSD, Scripps, and established biotech clusters. However, more peripheral markets are seeing sharper rises in vacancy.

This means location and ecosystem connectivity still matter — companies remain willing to pay premiums for access to talent and research networks, while secondary areas may need to compete more heavily on price.

Opportunities in the Slowdown

While the headlines focus on layoffs, the current slowdown also creates unique opportunities:

  • Startups & Growing Biotechs: This is one of the best times in recent years to lock in favorable lease terms and secure high-quality lab space.

  • Investors: With valuations softening, there’s a chance to acquire well-located lab assets at more attractive entry points.

  • Landlords: Creative leasing — such as short-term agreements, shared infrastructure, or turnkey spaces — can attract tenants who might otherwise hesitate to commit.

What to Watch Going Forward

Despite short-term headwinds, the fundamentals that made San Diego a biotech powerhouse remain intact: world-class universities, a deep talent pool, and a strong culture of innovation. Signs of recovery could come from renewed venture capital flows, biotech stock rebounds, and new research breakthroughs that reignite industry growth.

For now, the lab space market is in transition — shifting from a landlord-driven environment to one where tenants hold more influence. Stakeholders who adapt quickly, stay flexible, and plan strategically will be best positioned for the next cycle of growth.

U.S. Life Sciences Property Report May 2024

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Demand for U.S. Life Sciences Real Estate Strengthens in Q4

Economic Growth, Job Expansion, and Drug Development Drive Sector Optimism for 2025

The U.S. life sciences real estate market experienced positive net absorption in the fourth quarter of 2024, indicating a steady rebound despite a rise in vacancy rates due to new construction completions. According to CBRE’s latest quarterly report, the vacancy rate reached 19.7% as significant new lab spaces entered the market.

Leasing activity for lab spaces showed a strong uptick, totaling 3.4 million sq. ft. in Q4—an increase of 28% year-over-year. Net absorption reached 920,000 sq. ft., marking the third gain in the past five quarters. This steady demand is fueled by record-high employment in life sciences, multiple drug approvals, and a substantial 19% increase in venture capital funding, which totaled $30.4 billion in 2024.

Despite the heightened vacancy rate caused by pandemic-era construction projects, the pipeline of new developments is beginning to slow. At the end of Q4, 12.1 million sq. ft. of lab space was under construction—significantly down from peak levels in 2024, suggesting a more balanced supply-demand dynamic ahead.

San Diego and Key Market Trends

San Diego emerged as one of the top-performing life sciences markets in Q4, alongside the San Francisco Bay Area, with strong leasing activity and positive net absorption. Overall, 10 of the 13 largest U.S. life sciences markets posted gains, reflecting broad industry resilience.

2025 Market Outlook

Looking ahead, CBRE’s 2025 U.S. Life Sciences Outlook highlights key factors that will influence market performance this year. The report points to an improving economy, robust sector employment, and a more favorable investment climate as positive drivers for life sciences real estate.

However, challenges remain. Approximately 8 million sq. ft. of new lab space is projected for completion in 2025, which will likely contribute to increased vacancy rates, particularly in leading hubs like Boston, San Francisco, and San Diego. Despite these concerns, economic conditions and investment trends indicate a more stable environment for life sciences companies and real estate stakeholders.

“The life sciences sector operates on longer cycles than the real estate market due to the complexities of drug development and commercialization,” said Matt Gardner, CBRE’s Americas Life Sciences Leader. “That said, macroeconomic trends are pointing to improved conditions for life sciences real estate in 2025.”

As San Diego continues to be a key player in the life sciences industry, its strong fundamentals and sustained demand position it well for long-term growth. Market participants should closely monitor economic and investment trends to capitalize on opportunities in the evolving real estate landscape

3010 Science Park Rd, San Diego

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Located in San Diego’s renowned Torrey Pines Science Park, 3010 Science Park Road is a state-of-the-art two-story facility designed to support cutting-edge scientific research and development. The building is currently leased by Singular Genomics Systems, Inc., a company specializing in innovative genomic technologies.

Key Features:

  • Comprehensive Renovation: The facility underwent a complete transformation, including the demolition of the existing building envelope, installation of a new curtain wall, and the addition of a striking connecting stairway. These enhancements have modernized the structure, creating a dynamic environment that embodies the future of genomic research.

  • Advanced Laboratory and Office Spaces: The interior features fully modernized office and laboratory spaces, designed to foster innovation and collaboration in genomic research. The facility also includes underground parking for added convenience.

  • Tenant Excellence: Singular Genomics Systems, Inc. is dedicated to advancing science and medicine through continuous and thoughtful genomic innovation. Their mission is to empower scientists to answer their most pressing questions, allowing them to forge a path of discovery without limits.

  • Strategic Location: Situated in the heart of San Diego’s Torrey Pines Science Park, the property offers proximity to a thriving life sciences community, fostering collaboration and innovation.

Experience a facility that combines modern design, advanced laboratory infrastructure, and a prime location at 3010 Science Park Road, supporting the forefront of genomic research and development.

10355 Science Center Dr, San Diego

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Situated in San Diego’s prominent Torrey Pines submarket, 10355 Science Center Drive is a premier life sciences facility offering state-of-the-art laboratory and office spaces tailored for biotechnology and pharmaceutical research. The property is part of the Torrey Pines Science Center, a four-building campus that includes 3595 John Hopkins Court, 10410, 10450, and 10355 Science Center Drive.

Key Features:

  • Modern Laboratory Spaces: The facility offers advanced laboratory spaces designed to meet the needs of life sciences research, providing a conducive environment for scientific innovation.

  • Strategic Location: Located in the heart of the renowned Torrey Pines Market, the property is easily accessible from I-5, offering convenience for commuting and proximity to other leading research institutions.

  • Tenant Excellence: The building hosts esteemed organizations such as Amprion Inc., a pioneer in detecting misfolded proteins for neurodegenerative diseases, located in Suite 240.

Experience a facility that combines modern design, strategic location, and a thriving life sciences community at 10355 Science Center Drive, supporting the forefront of scientific research and development.

3115 Merryfield Row, San Diego

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Located in San Diego’s esteemed Torrey Pines submarket, 3115 Merryfield Row is a premier life sciences facility designed to meet the needs of cutting-edge research and development. Constructed in 2018, this state-of-the-art building offers advanced laboratory spaces and modern amenities to support innovative scientific endeavors.

Key Features:

  • Modern Laboratory Infrastructure: The facility is equipped with advanced laboratory spaces tailored for life sciences research, ensuring a conducive environment for scientific innovation.

  • Sustainable Design: The building is LEED Gold Certified, featuring energy-efficient systems and sustainable materials that underscore a commitment to environmental responsibility.

  • Tenant Excellence: The property is fully leased to Vertex Pharmaceuticals, a global biotech company specializing in small molecule therapeutics and cystic fibrosis research. This partnership highlights the building’s suitability for leading-edge scientific work.

  • Strategic Location: Situated in the Torrey Pines submarket, the property benefits from proximity to renowned research institutions and a thriving life sciences community, fostering collaboration and innovation.

Experience a facility that combines modern design, sustainable features, and a prime location to support the forefront of life sciences research at 3115 Merryfield Row.

3545-3575 John Hopkins Ct , San Diego

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Located at 3545-3575 John Hopkins Court in San Diego’s prestigious Torrey Pines submarket, the University Science Center – East is a premier two-building complex designed to support life sciences enterprises. The facility offers versatile spaces tailored for biology and chemistry research, office functions, and vivarium needs.

Key Features:

  • Comprehensive Amenities: Tenants benefit from an on-site fitness center, equipped with men’s and women’s showers and lockers, an executive conference facility, and secure bike storage.

  • Strategic Location: Situated in close proximity to esteemed institutions such as UC San Diego, The Scripps Research Institute, Salk Institute for Biological Studies, and Sanford Burnham Institute, the center fosters collaboration and innovation. Additionally, the property offers convenient access to a variety of restaurants, hotels, coastal residential areas, and major freeways. It’s also within walking distance to the UCSD campus, library, and Price Center.

  • Available Spaces: The center currently has multiple R&D office spaces available for lease, ranging from 17,083 to 21,470 square feet. These spaces are adaptable to meet diverse research and development requirements.

3535 General Atomics Ct , San Diego

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Located in the prestigious Torrey Pines life science cluster of San Diego, 3535 General Atomics Ct offers a premier opportunity for life science companies seeking state-of-the-art laboratory and office space. This world-class facility is designed to meet the specific needs of innovative organizations in the biotechnology and pharmaceutical sectors.

Property Features:

  • Modern Laboratory Facilities: The space is equipped with advanced laboratory infrastructure, including fume hoods, lab benches, and specialized ventilation systems, ensuring a ready-to-use environment for scientific research.
  • Flexible Layout: Offers a combination of open lab areas, private offices, and collaborative spaces to accommodate various operational needs.
  • High Ceilings: Provides ample vertical space, essential for accommodating specialized equipment and fostering a spacious working environment.
  • Loading Dock Access: Facilitates easy delivery and shipment of materials and equipment, streamlining logistical operations.

Amenities:

  • On-Site Parking: Ample parking spaces are available for employees and visitors, ensuring convenience and accessibility.
  • Campus Environment: Situated within a vibrant life science campus, tenants benefit from a collaborative community and shared resources.
  • Proximity to Research Institutions: The location offers close access to renowned research institutions and universities, fostering potential partnerships and talent acquisition.

Location Highlights:

3535 General Atomics Ct is strategically positioned in San Diego’s Torrey Pines area, renowned for its concentration of life science companies and research facilities. The property provides easy access to major highways, including I-5 and I-805, facilitating convenient transportation to and from the facility. Additionally, the area boasts a variety of dining, retail, and recreational options, enhancing the work-life balance for employees.

3550 General Atomics Ct , San Diego

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Located in the heart of San Diego’s Sorrento Valley, 3550 General Atomics Ct offers 803 – 31,174 SF of Flex Space, a prime opportunity for businesses seeking versatile office or laboratory space for . This property is situated within a thriving business community, making it ideal for companies in technology, biotechnology, or research sectors.

Property Features:

  • Building Size: Approximately 234,724 square feet
  • Lot Size: 58.98 Acres
  • Year Built: 1985
  • Parking: Ample on-site parking available
  • Zoning: Industrial-Office

Amenities:

  • Interior Layout: The available space offers a mix of private offices, open work areas, conference rooms, and collaborative spaces, designed to accommodate a variety of business needs.
  • Infrastructure: Equipped with modern HVAC systems, high-speed internet connectivity, and energy-efficient lighting.
  • On-Site Facilities: Access to a shared cafeteria, fitness center, and outdoor recreational areas.

Location Highlights:

3550 General Atomics Ct is strategically located with easy access to major freeways, including I-805 and I-5, facilitating convenient transportation and commuting. The property is in close proximity to a variety of retail services, dining options, and residential neighborhoods, enhancing convenience for employees and visitors alike.

16550 W Bernardo Dr, San Diego

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Located in the Rancho Bernardo area of San Diego, 16550 W Bernardo Dr offers a substantial flex space suitable for various business operations. The property is part of a well-established business community, providing a conducive environment for corporate headquarters, research and development, or light manufacturing activities.

Available Space:

  • Size: 80,000 to 159,781 square feet
  • Availability Date: October 1, 2024
  • Lease Term: Through March 2027
  • Lease Rate: Upon request

Property Features:

  • Building Size: 198,437 square feet
  • Year Built: 1968
  • Ceiling Height: 20 feet clear
  • Loading Facilities: 5 dock-high doors and 1 grade-level door
  • Parking: 800 spaces
  • Zoning: IP-2-1

Amenities:

  • On-Site Facilities: Full-service fitness center, outdoor common areas, putting green, bocce ball court, basketball court, and sports field
  • Interior Layout: Predominantly open floor plan with cubicle spaces, multiple conference rooms, collaboration areas, cafeteria, and private offices
  • Infrastructure: Approximately 3,200 square feet of electronics lab/R&D space

Location Highlights:

The property boasts immediate access to major freeways, including I-15, facilitating convenient transportation and commuting. It is also in close proximity to a variety of retail services and residential neighborhoods, enhancing convenience for employees and visitors alike.

15070 Avenue of Science, San Diego

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Located at 15070 Avenue of Science in San Diego’s Rancho Bernardo/Carmel Mountain Ranch area, this high-quality office/flex property offers a total of 107,318 square feet of space. The building is situated in one of San Diego’s premier business environments, placing your business adjacent to industries such as defense, technology, biomedical, tourism, and golf.

Available Space:

  • Suite 200: A 17,466 square-foot R&D office space is currently available for lease. The space features an 18-foot clear height, two drive-in bays, and 36 standard parking spaces. The lease rate is $18.00 per square foot per year, with a negotiable term and availability within 60 days.

Property Features:

  • Clear Height: 18’
  • Drive in bays: 2
  • Year Built: 1985
  • Construction: Masonry
  • Lot Size: 2.84 acres
  • Zoning: IL-2-1
  • Parking: 395 spaces, with a parking ratio of 3.7 per 1,000 square feet
  • Fiber Providers: Cox and AT&T

Location Highlights:

The property boasts an incredible Carmel Mountain Ranch location with high visibility. It offers immediate access to I-15 via Carmel Mountain Road and Camino del Norte and is within walking distance to over 1,000,000 square feet of retail amenities. Notable neighboring companies include Sony, Hewlett Packard, Northrop Grumman, and General Atomics.

Norton Life Science Building: 324 Broadway

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The Norton Life Science Building, situated in the heart of downtown San Diego, is a premier facility tailored to meet the evolving needs of the life science sector. This state-of-the-art building offers expansive floor plates, advanced infrastructure, and a suite of amenities designed to support cutting-edge research and innovation.

Key Features:

  • Spacious Floor Plates: Each floor provides approximately 40,000 square feet, some with private patios, allowing for flexible lab and office configurations.
  • High Ceilings: With floor-to-ceiling heights reaching up to 18 feet, the building ensures ample vertical space for specialized equipment and installations.
  • Advanced Infrastructure: Equipped with modern mechanical, electrical, and plumbing systems specifically designed for laboratory operations, ensuring optimal performance and safety.
  • Efficient Logistics: A 44,000 square-foot subterranean delivery tunnel, standing 31 feet high, facilitates seamless and discreet transportation of supplies and equipment throughout the facility.
  • Sustainable Design: The building boasts a direct connection to the Clearway Energy Center San Diego, providing efficient chilled water cooling. Additionally, the design emphasizes sustainability, targeting LEED Platinum certification and aiming for net-zero carbon emissions.

Amenities:

  • Ample Parking: The facility includes access to downtown’s largest parking garage, offering 2,200 spaces for tenants and visitors.
  • Prime Location: Located just minutes from San Diego International Airport and adjacent to the trolley line with a direct connection to the University of California San Diego and UTC, the building offers unparalleled accessibility.
  • Vibrant Community: Being in downtown San Diego, tenants are within walking distance of the historic Gaslamp Quarter, Little Italy, and the waterfront, providing a dynamic environment for professionals.

Why Choose Norton Life Science Building?

San Diego is rapidly emerging as a hub for life science innovation, with record levels of venture capital fueling growth in the sector. The Norton Life Science Building is strategically positioned to support this expansion, offering top-tier facilities that cater to the unique demands of life science companies. Its combination of modern design, advanced infrastructure, and prime location makes it an ideal choice for organizations aiming to thrive in a competitive landscape.

For leasing inquiries or to schedule a tour, please contact our leasing team.