King of Prussia Leads Region’s Suburban Life Sciences Market, New Report Finds

New report highlights KOP’s concentration of life sciences companies, competitive real estate market and continued investment in advanced manufacturing.

King of Prussia, PA (November 9, 2026) – King of Prussia District has released its 2026 Upper Merion Township/King of Prussia (UMT/KOP) Life Sciences Report, highlighting the area’s significant role in Greater Philadelphia’s life sciences industry and the investments shaping its future.

The report examines life sciences trends, real estate market performance, major employers and recent investments. As part of Greater Philadelphia’s established life sciences ecosystem, UMT/KOP supports a diverse range of activities, from research and development to pharmaceutical manufacturing and industry collaboration.

Here are five key takeaways from the report:

1. Greater Philadelphia offers a strong life sciences talent base and research ecosystem. The region supported more than 53,000 direct life sciences jobs in 2024 and ranked seventh nationally for life sciences R&D talent in CBRE’s 2026 assessment, reflecting its concentration of research institutions and skilled workers.
2. King of Prussia/Valley Forge is Greater Philadelphia’s leading suburban life sciences submarket. With approximately 2.9M SF of inventory, the submarket accounts for nearly 46% of the region’s suburban life sciences space. Average asking rents of $58.47/SF/year in Q2 2026 approached the urban average of $60.04/SF/year, reinforcing its position as a premier suburban market.
3. King of Prussia supports a diverse life sciences industry anchored by global employers. GSK, CSL Behring and SK pharmteco are among the area’s largest life sciences occupiers. Local companies span drug discovery, clinical research, diagnostics, biomanufacturing and specialized services, supporting activities from research and development through commercial production.
4. Infrastructure, accessibility and amenities make UMT/KOP an attractive location for life sciences companies. Case studies of GSK, CSL Behring and Life Sciences Pennsylvania highlight the area’s established pharmaceutical industry, specialized facilities, regional accessibility and extensive retail, dining and healthcare amenities as factors support their long-term presence.
5. Major investment in advanced manufacturing are shaping King of Prussia future. GSK plans to invest more than $800M in a new biologics manufacturing facility in Upper Merion, creating 300 jobs and targeting operations by 2030. SK pharmteco announced a $100M global investment in viral vector manufacturing, including King of Prussia. These investments, along with the potential repositioning of existing facilities, signal a continued evolution of the local life sciences industry.

The findings reinforce King of Prussia’s importance within Greater Philadelphia’s life sciences ecosystem and highlight the area’s ability to support both established industry leaders and future investment.
Read the full 2026 UMT/KOP Life Sciences Report here.

ABOUT KING OF PRUSSIA DISTRICT
Driven by a progressive vision of King of Prussia as Greater Philadelphia’s economic powerhouse and premier location for community and commerce, King of Prussia District is a 501(c)3, nonprofit organization that represents 431 commercial property owners with a combined $2.3B in assessed property value. Founded in 2010 through Upper Merion Township ordinance, King of Prussia District boldly pursues its mission of accelerating economic growth by making King of Prussia more vibrant, attractive and prosperous through work across five programs: Land Use & Zoning; Marketing & Communications; Physical Improvements; Research & Data Analytics; and Transportation.

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