WATERWAY LABS
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simplifying life-changing innovation 

simplifying 
life-changing 
​
innovation 

Waterway Labs is simplifying the process of innovation with one of the nation’s most groundbreaking research destinations for start-ups and established professionals within the life sciences and biotech industries.  With 100,000 SF of purpose-built lab space in the heart of Indianapolis’ booming research market, Waterway Labs is built to amplify one of the most innovative communities in Indiana, foster growth and empower some of the world’s most creative minds.  

A product of the Science & Technology Division of NexCore Group, a global leader in the development of healthcare and lab space, Waterway Labs represents more than just another building, but a gateway to discovery and an opportunity for innovators to connect and collaborate on the next life-changing breakthrough. 
PROPERTY HIGHLIGHTS
•  2 miles northwest of Monument Circle
    in Downtown Indianapolis

•  Located within Indianapolis’s world-class
    16 Tech Innovation District 

•  Centrally located along the
    I-6x Innovation Corridor 

•  Access to top-tier research institutions
    and an impressive workforce 

•  ​Eight (8) separate, 2,000-SF, fully-furnished
    turnkey lab suites, ideal for start-ups with
    flexible terms 

•  Multi-tenant, shell lab spaces at 22,000 SF
    per floor, for companies interested 
in
    long-term leases  

•  ​Brand new, indoor and outdoor
    common area amenity and
​    collaboration spaces
•  2 miles northwest of Monument Circle in Downtown Indianapolis
•  Located within Indianapolis’s world-class 16 Tech Innovation District 
•  Centrally located along the I-6x Innovation Corridor 
•  Access to top-tier research institutions and an impressive workforce 
•  ​Eight (8) separate, 2,000-SF, fully-furnished turnkey lab suites,
    ideal for start-ups with flexible terms 

•  Multi-tenant, shell lab spaces at 22,000 SF per floor, for companies
    interested 
in long-term leases  
•  ​Brand new, indoor and outdoor common area amenity and
​    collaboration spaces
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HATCHSPACES

fostering innovation

fostering ​innovation

HATCHspaces® is a revolutionary real estate platform meticulously crafted for the dynamic field of life sciences. By creating a platform that caters to the full life cycle of biotech professionals and lowering barriers to entry, HATCHspaces sets out to become the home for STEM-based startups and the birthplace of bold new ideas. 

Central to the mission is the dedication to constructing purpose-built and inspirational spaces tailored for those driving advancements in sustenance, energy, and healthcare. 
​
HATCHspaces is redefining the way state-of-the-art lab space is being delivered to the market, providing turnkey graduation lab space and multi-tenant labs where like-minded research professionals can converge in collaborative, co-working environments to fuel innovation and provoke ideas beyond a bench. 

HATCHx 
​
graduation space

HATCHx 
​
graduation
​space

EIGHT LAB SUITES OF 2,000 RSF ​PLUS 10 OFFICES
Private lab spaces in multi-tenant facilities allow companies to lease space based on their needs, while focused on building their own team, within a collaborative, co-working environment. These fully furnished, turnkey graduation lab spaces with available office space are ideal for start-up companies needing immediate space with flexible short-term leases.  
•  Supporting BSL-1 and BSL-2 level labs 
•  16’ floor-to-floor / 15’-6” clear height 
•  Floor loading: 100 PSF live load and 20 PSF dead load 
•  Floor vibration criteria of 6,000 mips 
•  20 Watts/RSF of electrical capacity 
•  275 KW diesel emergency generator providing 3 Watts/RSF to tenant suites 
•  2” domestic water meter 
•  Roof top condensers to support VRF HVAC system 
•  Duct rough-in to support future fumehoods 
•  AHU to provide 100% outside air with 6-air changes/hour outside air 
•  Break/lounge area 
•  Common restrooms 
•  Shared conference room 
•  Common freezer farm 
•  Common chemical waste storage room​
•  Supporting BSL-1 and BSL-2 level labs 
•  16’ floor-to-floor / 15’-6” clear height 
•  Floor loading: 100 PSF live load
    and 20 PSF dead load 
•  Floor vibration criteria of 6,000 mips 
•  20 Watts/RSF of electrical capacity 
•  275 KW diesel emergency generator
    providing 3 Watts/RSF to tenant suites 
•  2” domestic water meter 
•  Roof top condensers to support
    VRF HVAC system 
•  Duct rough-in to support
    future fumehoods 
•  AHU to provide 100% outside air
    with 6-air changes/hour outside air 
•  Break/lounge area 
•  Common restrooms 
•  Shared conference room 
•  Common freezer farm 
•  Common chemical waste
​    storage room​
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HATCHlabs 
multi-tenant labs

HATCHlabs 
​multi-tenant labs

22,000 RSF FLOOR PLATES ON 4 LEVELS
Purpose-built science labs for companies ready to grow in place. Science-focused infrastructure allows for a variety of science uses and design-forward spaces help to recruit and retain top talent.  This warm, dark lab enabled shell space is ideal for companies needing to design their optimal suite layout with long-term leases. 
•  Supporting BSL-1 and BSL-2 level labs 
•  Assumed 60/40 lab-to-office ratio 
•  16’ floor-to-floor / 15’-6” clear height 
•  Floor loading: 100 PSF live load and 20 PSF dead load 
•  Floor vibration criteria of 6,000 mips 
•  20 Watts/RSF of electrical capacity 
•  275 KW diesel emergency generator providing 3 Watts/RSF
   to tenant suites 
•  2” domestic water meter 
•  Roof top condensers to support 
   VRF HVAC system 
•  Duct rough-in to support future fumehoods 
•  AHU to provide 100% outside air with 6-air changes/hour outside air 
•  Break/lounge area 
•  Common restrooms 
•  Common chemical waste storage room 
•  Supporting BSL-1 and BSL-2 level labs 
•  Assumed 60/40 lab-to-office ratio 
•  16’ floor-to-floor / 15’-6” clear height 
•  Floor loading: 100 PSF live load 
   and 20 PSF dead load 
•  Floor vibration criteria of 6,000 mips 
•  20 Watts/RSF of electrical capacity 
•  275 KW diesel emergency generator 
   providing 3 Watts/RSF to tenant suites 
•  2” domestic water meter 
•  Roof top condensers to support 
   VRF HVAC system 
•  Duct rough-in to support future fumehoods 
•  AHU to provide 100% outside air with 6-air 
   changes/hour outside air 
•  Break/lounge area 
•  Common restrooms 
•  Common chemical waste storage room 
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16 TECH INNOVATION DISTRICT:

a destination for innovation & entrepreneurship

a destination for 
innovation &
​entrepreneurship

Waterway Labs is located within 16 Tech Innovation District, a 50-acre destination for innovation and entrepreneurship in Indianapolis. 16 Tech is intentionally resourced to “foster innovation and support” the tech enablement of Indiana’s key industries in the life sciences and advanced manufacturing.
​
16 Tech offers robust resources to facilitate the prototyping and development of physical products in a variety of industries and boasts a fast-growing network of dynamic spaces, tenants, partners and programming, where innovation-driven enterprises and entrepreneurs thrive. 
Visit 16 Tech website  
16 TECH INNOVATIONS
•  A premier, growing cross-industry
    ecosystem of 200+ innovation
    driven enterprises 

•  ​16 Tech is an inaugural spoke of the
    ARPA-H Investor Catalyst Hub, a
    nationwide network designed to
    accelerate groundbreaking
    advances in science and medicine

•  16 Tech is one of 47 districts selected
    to participate in the Global Institute
​    on Innovation Districts 

•  A participant in the Heartland
​    BioWorks Tech Hubs Consortium
•  A premier, growing cross-industry ecosystem of 200+
   innovation driven enterprises 

•  ​16 Tech is an inaugural spoke of the ARPA-H Investor
   Catalyst Hub, a nationwide network designed to
   accelerate groundbreaking advances in science
​   and medicine
•  16 Tech is one of 47 districts selected to participate in the
   Global Institute on Innovation Districts 

•  A participant in the Heartland BioWorks Tech Hubs
   Consortium
DISTRICT HIGHLIGHTS
•  Innovation Building 1: Home to the
    Indiana Biosciences Research Institute,
    a leading translational research institute
    with capabilities in diabetes, Alzheimers
    and pediatric rare disease research 

•  EMC2: The Emerging Manufacturing
    Collaboration Center with strengths in
​    autonomous vehicle technology,
    Industry 4.0 implementation and
​    additive manufacturing

•  Machyne: State-of-the-art
    makerspace equipped with a
    variety of tools and resources to
    prototype a product 

•  ​The AMP at 16 Tech: A food hall and
    marketplace, home to more than
    20 culinary and retails concepts,
    from emerging brands to established
   Indy favorites

•  16 Tech Bridge: Iconic bridge that
   connects 16 Tech to the medical/research
   corridor including IU Indianapolis and
   Purdue University (Currently under
   construction)

•  Future Public Green Space:
    Welcoming outdoor environment
    connecting 16 Tech to a trail system
    and the surround community
•  Innovation Building 1: Home to the Indiana Biosciences
   Research Institute, a leading translational research
   institute with capabilities in diabetes, Alzheimers
   and pediatric rare disease research 

•  EMC2: The Emerging Manufacturing Collaboration
   Center with strengths in autonomous vehicle technology,
   Industry 4.0 implementation and additive
   manufacturing

•  Machyne: State-of-the-art makerspace equipped with a
   variety of tools and resources to prototype a product 
​
•  ​The AMP at 16 Tech: A food hall and marketplace, home to
   more than 20 culinary and retails concepts, from emerging
   brands to established Indy favorites
  
•  16 Tech Bridge: Iconic bridge that connects 16 Tech to the
   medical/research corridor including IU Indianapolis and
   Purdue University (Currently under construction)

•  Future Public Green Space : Welcoming outdoor
   environment connecting 16 Tech to a trail system
   and the surround community
INDIANA'S I-6x INNOVATION CORRIDOR
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a gateway to boundless potential

a gateway
to boundless 
​
potential

Stretching approximately 100 miles from Purdue University in Lafayette to the North, through the centrally located Indianapolis MSA, and down to Indiana University in Bloomington, Indiana’s I-6x Innovation Corridor features a network of premier research institutions and biotech companies that power the industry’s most significant economic growth in the Midwest.   
​
Forged by discovery and fueled by an unrivaled workforce, this renowned stretch of Indiana is made up the industry’s top minds, relentlessly focused on solving the world’s most pressing challenges with high-speed lab-to-market innovation.   
MAJOR RESEARCH INSTITUTIONS
​•  Indiana University (R1)
​•  Indiana University Health Academic Medical Center
   ($4B project; Opening 2027)

​•  Indiana University Indianapolis
​•  Indiana University School of Medicine (IUSM), the largest
   Medical School in the U.S.: with 1,452 MD students,
   203 PhD students, and 1,356 residents and fellows

​•  Purdue University (R1)
​•  Purdue University in Indianapolis
MAJOR COMPANIES
​•  Eli Lilly 
​•  Cummins 
​•  Elanco 
​•  Corteva 
​•  Roche 
​•  Cook Medical 
​•  Beckman Coulter
​•  Catalent
​•  S​​imtra BioPharma Solutions
​•  ​Evonik
INNOVATION/ RESEARCH DISTRICTS
​•  16 Tech Innovation District 
​•  Discovery Park 
​•  LEAP Lebanon Innovation District 
​•  Human Health and Wellbeing (Institute for Human Health
   and Wellbeing (H2W)) Institute for Human Health and
   Wellbeing (H2W) will be home to a number of research labs
   and consortia along the bench-to-bedside-to-community
   continuum. 

​•  ​The Convergent Bioscience and Technology Institute (CBATI)
MAJOR RESEARCH INSTITUTIONS
​•  Indiana University (R1)
​•  Indiana University Health Academic Medical Center
   ($4B project; Opening 2027)

​•  Indiana University Indianapolis
​•  Indiana University School of Medicine (IUSM), the largest
   Medical School in the U.S.: with 1,452 MD students,
   203 PhD students, and 1,356 residents and fellows

​•  Purdue University (R1)
​•  Purdue University in Indianapolis
MAJOR COMPANIES
​•  Eli Lilly 
​•  Cummins 
​•  Elanco 
​•  ​Corteva 
​•  Roche 
​•  Cook Medical 
​•  Beckman Coulter
​•  Catalent
​•  Simtra BioPharma Solutions
​•  Evonik
INNOVATION/ RESEARCH DISTRICTS
​•  16 Tech Innovation District 
​•  Discovery Park 
​•  LEAP Lebanon Innovation District 
​•  Human Health and Wellbeing (Institute for Human Health
   and Wellbeing (H2W)) Institute for Human Health and
   Wellbeing (H2W) will be home to a number of research labs
   and consortia along the bench-to-bedside-to-community
   continuum. 

​•  ​The Convergent Bioscience and Technology Institute (CBATI)

investing in the crossroads of america 

investing in
the crossroads
of america 

Recognized by the U.S. Department of Commerce as one of the nation’s 31 federal technology hubs, Indiana is a national leader in life sciences and biotech innovation.   

Initiatives led by distinguished research institutions like Indiana University, Purdue University, and Notre Dame, along with prominent biotech companies such as Eli Lilly, Cummins, Elanco, Corteva, Roche, Cook Medical, and Zimmer Biomet, propelled Indiana to the forefront of pharmaceutical exports in 2022. Furthermore, the state has consistently held a top-three position in exports of pharmaceuticals, medical devices, and biosciences over the past 10 years.  
​
In addition to a record amount of venture capital flowing into the Hoosier state in 2022, Indiana boasts an impressive list of industry accolades that underscore the importance of continued investment in healthcare and life sciences.
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INDIANA'S LIFE SCIENCE ECOSYSTEM BY THE NUMBERS
​•  $237.64 MM in VC funding in 2022 (Lafayette, Indianapolis, and Bloomington MSAs) 
​•  $1B in VC funding since 2010 (Lafayette, Indianapolis, and Bloomington MSAs)  
​•  ​61 new products approved by the FDA  
​•  1,116 new patents granted 
​•  $79 billion in economic output 
​•  ​$13 billion in life sciences exports 
​•  (3rd highest in the U.S.) 
​•  #1 state in the U.S. in pharmaceutical exports 
​•  2,714 total companies (9% increase from 2021) 
​•  65,290 jobs 
​•  $108,8000 average salary 
​•  $6.9 billion in total wages 
​•  Indianapolis is ranked 5th nationally for the number of Drugs and Pharmaceuticals jobs 
​•  NIH funding: $223.4 million in 2023; $356.4 million in 2022; approximately $1.62 billion since 2010 (Lafayette, Indianapolis, and Bloomington MSAs)
INDIANA'S LIFE SCIENCE ECOSYSTEM BY THE NUMBERS
​​•  Indianapolis is ranked 5th nationally
    for the number of Drugs and
    Pharmaceuticals jobs 

​•  NIH funding: $223.4 million in 2023;
    $356.4 million in 2022; approximately
    $1.62 billion since 2010 (Lafayette,
    Indianapolis, and Bloomington MSAs)

•  $237.64 MM in VC funding in 2022
    (Lafayette, Indianapolis, and
    Bloomington MSAs) 
​•  $1B in VC funding since 2010
    (Lafayette, Indianapolis, and
​    Bloomington MSAs)  
​•  ​61 new products approved by the FDA  
​•  1,116 new patents granted 
​•  $79 billion in economic output 
​•  ​$13 billion in life sciences exports 
​•  (3rd highest in the U.S.) 
​•  #1 state in the U.S. in pharmaceutical exports 
​•  2,714 total companies (9% increase from 2021) 
​•  65,290 jobs 
​•  $108,8000 average salary 
​•  $6.9 billion in total wages 


NEXCORE GROUP:

building better outcomes

building
better 
​
outcomes

ADVANCING SCIENCE AND TECHNOLOGY THROUGH REAL ESTATE
For over 30 years, the NexCore Group has operated with a focus on creating sustainable science & technology spaces, purpose-built to  empower discovery through design, advance life-changing innovation. NexCore utilizes a data-driven approach to real-estate site selection that examines demographics, behavioral and market trends to identify the most promising locations for real estate developments and make informed decisions about the design, amenities and features of their properties.   

Investing in spaces that support an “open science” model, NexCore is dedicated to giving early innovators the opportunity to collaborate with commercially minded entrepreneurs and foster the growth academic discoveries, venture capital and innovative businesses. 
NEXCORE BY THE NUMBERS
• 15.2M SF Of Facilities Developed & Acquired 
• 156 Team Members 
• Operating in 26 States 
• 7.6M SF Of Real Estate Managed 
• $5.5B Total Real Estate Transactions Since 2004 
• $700M In Real Estate Investments Since 2021 
• 3.3B Asset Value of Properties Owned & Managed 
• 114 Properties Currently Managing 
• 214 Projects Developed & Acquired​
• 15.2M SF Of Facilities Developed & Acquired 
• 156 Team Members 
• Operating in 26 States 
• 7.6M SF Of Real Estate Managed 
• $5.5B Total Real Estate Transactions Since 2004 ​ 
• $700M In Real Estate Investments Since 2021 
• 3.3B Asset Value of Properties Owned & Managed 
• 114 Properties Currently Managing 
• 214 Projects Developed & Acquired​

For information about leasing at Waterway Labs, 
please contact: ​

​Joshua Graham  
Director 
Direct:  +1 317 639 0491 
[email protected] 
Jon R. Owens, SIOR 
Managing Director 
Direct:  +1 317 639 0447 
[email protected]   

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WATERWAY LABS AT 16 TECH
​1206 WATERWAY BOULEVARD INDIANAPOLIS, IN 46202

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