A recent visit to the site by Philadelphia YIMBY has revealed that construction is still yet to commence at 412 North 2nd Street in Northern Liberties, Lower North Philadelphia. This development is planned for the southeast corner of Northern Liberties, nestled between 2nd, Callowhill, and Willow streets, placing it near the Delaware River waterfront and just a block north of Old City.
Architectural rendering of the planned building at 412 North 2nd Street in Philadelphia, showcasing its design by Morris Adjmi Architects.
The ambitious project at 412 North 2nd Street, a collaborative effort between Morris Adjmi Architects and developers National Real Estate Development, LLC, (also known as National Development) and The KRE Group, is set to be a significant addition to the neighborhood. The planned tower will encompass 351,927 square feet, featuring 397 residential units, 20,431 square feet of retail space, and 105 parking spaces. The estimated construction cost for this substantial undertaking is $93 million.
Current site conditions at 412-26 North 2nd Street in Philadelphia, as photographed in January 2025, indicating no visible construction progress.
This tower, designed with a slab perched atop a low-rise podium, is envisioned to contribute significantly to the evolving skyline of Southern Northern Liberties. It will stand in proximity to another major development, the 316-foot-tall, 27-story residential high-rise at 300 North Christopher Columbus Boulevard, located two blocks to the southeast, across the Interstate 95 viaduct.
Existing structures at the 412-26 North 2nd Street location in Northern Liberties, Philadelphia, awaiting demolition for the new development as of January 2025.
While the 300 North Columbus project boasts a serrated architectural form, the design for 412 North 2nd Street leans towards a more restrained yet equally sophisticated and stylish aesthetic.
The facade of the 412 North 2nd Street development will feature mullions in varying shades of gray, adding depth and texture to the all-glass curtain wall. The floor-to-ceiling windows are designed in a three-by-three panel arrangement, offering a contemporary interpretation of the classic windows found in the loft factories that historically characterized this area.
Street-level view of 412-26 North 2nd Street in Philadelphia, captured in January 2025, showing the site's existing buildings and urban context.
Organized into four-story-tall, three-bay-wide sections, the building’s exterior design establishes a clear hierarchy of square and rectangular shapes. This rigorous geometric theme extends from the overall building form down to the individual window panels, creating a cohesive and modern architectural statement for North 2nd Street.
View of 412-26 North 2nd Street from an adjacent street in Northern Liberties, Philadelphia, highlighting the urban environment surrounding the development site.
Detailed architectural rendering showcasing the facade design of 412 North 2nd Street, emphasizing the glass curtain wall and mullion details.
Architectural rendering of the upper floors of the proposed 412 North 2nd Street tower, illustrating the building's scale and integration with the skyline.
Rendering of the 412 North 2nd Street project, highlighting its contemporary architectural style and window design.
Nighttime architectural rendering of 412 North 2nd Street, depicting the building illuminated and its presence in the Northern Liberties cityscape.
Another perspective in the architectural rendering of 412 North 2nd Street, showing the building's podium and tower elements.
Architectural rendering providing a street-level view of 412 North 2nd Street, showcasing the retail frontage and pedestrian experience.
Rendering of 412 North 2nd Street, emphasizing the building's massing and relationship to the surrounding urban environment.
Architectural rendering of 412 North 2nd Street, focusing on the building's design details and material palette.
Rendering of 412 North 2nd Street, illustrating the building's overall aesthetic and contribution to the Philadelphia skyline.
Architectural rendering of 412 North 2nd Street, showing a close-up view of the facade and window details.
Site plan showing the relationship between 200 Spring Garden Street and 412 North 2nd Street, highlighting the urban planning context.
Conceptual rendering of 412 North 2nd Street, providing an overview of the project's scale and design intent within Northern Liberties.
Despite the approvals and detailed plans, the absence of ongoing construction at 412 North 2nd Street remains notable. The development promises to be a significant addition to Northern Liberties, offering new residential and retail opportunities in a rapidly evolving section of Philadelphia.
