Cité Vivante
A visionary mixed-use transformation of the former Sanofi R&D campus in Chilly-Mazarin, France — where life-science innovation meets urban community.
A generational opportunity to transform 16 hectares of underutilized pharmaceutical campus into a vibrant, transit-oriented community anchored by science, housing, and public green space.
Former Sanofi R&D Campus
Located at 1 Avenue Pierre Brossolette, 91380 Chilly-Mazarin — 15 km south of Paris in the Île-de-France corridor. One of the largest available redevelopment parcels in the southern metropolitan region.
The campus features purpose-built pharmaceutical R&D labs, office buildings, and support facilities. 32,000 m² of existing structures will be retained and adaptively reused for multi-tenant life-science operations.
Transit-connected via RER C and the future Grand Paris Express, with regional road access via the A6 and N7 corridors.
A community built around
science and living
Life-Science Labs
Retained and renovated Sanofi R&D buildings repositioned as Class A lab space. Multi-tenant, BREEAM-rated, targeting biotech startups and institutional anchors. Lab rents estimated at €350–500/m²/yr.
Housing
Mix of rental apartments and affordable housing. 25–30% reserved as logements sociaux per French regulation. Revenue projection: €250–350/m²/yr blended rents across the residential portfolio.
Retail & Dining
Ground-floor neighborhood retail, café and restaurant spaces, and weekly market plaza. Positioned as an amenity core serving residents, lab workers, and the broader commune.
Public Green Space
Central landscaped park, pedestrian promenades, play areas, and urban agriculture plots. Creates identity and civic value through biophilic design and stormwater management.
Design Vision
Heritage conservation meets contemporary intervention — The Culver Steps, Ivy Station, and Habitat LA inform the approach
Adaptive Reuse & New Build
Adaptive Reuse: Existing lab buildings retained with upgraded MEP, improved building envelopes, and interior reconfigurations for multi-tenant flex lab and office use. Preserves embodied carbon and site identity.
New Construction: Mid-rise residential (5–8 stories) in timber-hybrid construction. Passive house performance targets. Articulated façades with balconies facing the central park.
Landscape: Biophilic design with retained mature trees, bioswales for stormwater management, and a network of pedestrian-priority streets connecting all program elements.
Institutional returns with
de-risked structure
A conservative capital stack targeting 18–20% levered IRR over a 7–10 year hold period, supported by diversified revenue streams and French public incentives.
| Component | Area / Units | Revenue Assumption | Est. Annual Revenue |
|---|---|---|---|
| Life-Science Labs | 32,000 m² | €350–500/m²/yr | €11.2–16.0M |
| Residential | 350–500 units | €250–350/m²/yr | €6.1–12.3M |
| Retail | 3,000–5,000 m² | €200–350/m²/yr | €0.6–1.8M |
| Parking / Ancillary | ~800 spaces | Bundled + public | €0.3–0.5M |
Conservative leverage with multiple sources
Senior Debt
Traditional construction-to-perm financing from French institutional lenders (BNP Paribas, Crédit Agricole, Société Générale). Estimated 4.5–5.5% cost of debt.
Mezzanine / Preferred Equity
Subordinated debt or preferred equity tranche from institutional investors targeting 10–12% current return.
Sponsor Equity
General partner equity from developer / fund sponsor. Promotes and co-invest targeting 18–20% levered IRR on 7–10 year hold.
Public Incentives
ZAC designation, Pinel+ tax incentives (up to 21% income tax reduction), ERDF brownfield remediation funds, and BPI France innovation grants for lab tenant improvements.
Four phases. 48 months.
Revenue from month one.
Sequenced to generate early cash flow from lab leasing while de-risking residential entitlements through the ZAC process.
- Site acquisition & due diligence
- Phase I/II ESA & remediation
- ZAC application filing
- Lab building stabilization
- Community engagement launch
- Lab renovation (32,000 m²)
- Anchor tenant pre-leasing
- Infrastructure upgrades
- Park design development
- Residential permitting
- Residential construction start
- Retail shell delivery
- Public park construction
- Lab tenant occupancy ramp
- Marketing & pre-sales
- Residential move-ins
- Retail lease-up
- Park & civic space opening
- Portfolio stabilization
- Disposition / recapitalization
Built for the long term
7–10 year hold period with institutional-grade returns
A clear regulatory pathway
Current Zone UE/UI prohibits residential use. The ZAC designation creates a public-private framework to unlock the full mixed-use vision.
Zone UE / UI
Employment and institutional zones permit lab, office, and industrial uses. Residential is expressly prohibited under the current PLU (Plan Local d'Urbanisme).
ZAC Designation
Zone d'Aménagement Concerté creates a public-private framework that overrides base zoning. Requires municipal council vote and public inquiry.
Découflé / Val de Bièvre
Nearby ZAC successfully rezoned former industrial parcels for residential + commercial use. Establishes legal and political feasibility.
Logement Social (SRU)
25–30% affordable housing commitment per French national housing law requirements. Integrated into residential program from inception.
Municipal Council Resolution
Formal vote to initiate ZAC study and designate site perimeter
Environmental Impact Assessment
Comprehensive EIA addressing remediation, traffic, ecology, and public services
Public Inquiry (Enquête Publique)
Mandatory 30-day public consultation period with commissioner review
Concession Agreement
Public-private development concession negotiated with commune / EPA
Permis de Construire
Individual building permits under the new ZAC framework for each delivery phase
Outperforming the benchmark
Benchmarked against Arizona's Boost Campus — a competing mixed-use life-science development — Cité Vivante demonstrates superior scale, market fundamentals, and public incentive access.
Every risk, a strategy
Key development risks with corresponding mitigation strategies to protect returns and timeline.
Merci
"Where science meets community — a living city for the next generation."
