You’ve probably seen it a thousand times if you’ve ever been stuck in traffic on the 110. It’s that massive, cylindrical glass tower that looks like a high-tech battery plugged into the heart of downtown. People call it EY Plaza. Some still call it the Sanwa Bank Building if they’ve been around long enough. But officially, it’s 725 South Figueroa Street Los Angeles CA, and honestly, it’s one of the most interesting case studies in West Coast real estate right now.
It isn't just a bunch of offices. It’s a 52-story behemoth designed by AC Martin & Associates back in 1990. Think about that for a second. The 90s were a wild time for architecture in LA. We were moving away from the boxy, brown monoliths of the 70s and into this era of "Postmodernism" where everything had to have a curve or a crown. 725 South Figueroa nailed that. It has this distinct, tripartite design—basically three different vertical sections—that makes it look different depending on which street corner you’re standing on.
The Architecture of a Power Move
Walking into the lobby feels like stepping into a cathedral built for capitalism. It’s huge. We're talking about a massive indoor-outdoor space that connects to the FIGat7th shopping mall. Most people don’t realize how strategic that is. You can grab a coffee at Starbucks, do a quick lap at Zara, and be back at your desk in the sky within ten minutes. That kind of integration was way ahead of its time in 1990.
The structural engineering is pretty nuts too. It’s a steel-frame building, but it utilizes a "tube-in-tube" system. This isn't just nerd talk for architects; it's why the building didn't flinch during the 1994 Northridge quake. The outer "tube" handles the wind loads—and the Santa Ana winds can get pretty brutal up there—while the inner core keeps the whole thing rigid. If you ever get the chance to go to the upper floors, pay attention to the windows. The glass has a specific tint designed to handle the relentless Southern California sun without making the air conditioning bill bankrupt the tenants.
Who Actually Works at 725 South Figueroa Street?
The names on the directory have changed over the years, but the vibe remains "Big Money." Ernst & Young (EY) is the big fish here, which is why the building bears their name. But it's also a hub for law firms and financial services. You have companies like Alston & Bird LLP and Coronado Management taking up significant square footage.
It’s a specific type of ecosystem. You see it in the elevators. It's the sound of expensive shoes on polished stone and hushed conversations about litigation or tax audits. But it’s not all suits and ties anymore. Since the pandemic, the management has had to get creative. They’ve leaned hard into "amenitization." That’s a fancy way of saying they added better gyms, nicer common areas, and high-end food options to convince people to leave their home offices in Silver Lake or Santa Monica and actually come into the city.
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The Real Estate Drama You Didn't Hear About
Here is the thing. Commercial real estate in DTLA has been a rollercoaster lately. You might have seen headlines about Brookfield—one of the biggest property owners in the world—defaulting on loans related to several downtown towers. 725 South Figueroa Street Los Angeles CA was part of that conversation. In 2023, the building actually entered receivership.
Wait, what does that actually mean?
Basically, it means a third party was appointed to manage the property because of debt issues. It sounds scary, like the building is going to close or go dark. It’s not. In fact, for the tenants, it was mostly business as usual. But for real estate nerds, it was a massive signal that the old way of doing business in DTLA was shifting. The "trophy" buildings—the Class A towers that used to be bulletproof—were finally feeling the heat of rising interest rates and the "work from home" revolution.
What Most People Get Wrong About the Location
If you tell someone you’re going to Figueroa, they usually think of LA Live or the Crypto.com Arena. But 725 South Figueroa is in the Financial District, which is a totally different beast. It’s the "suit and tie" side of town, but it’s literally right next door to the FIGat7th open-air mall.
This mall is the secret sauce. Most downtown office buildings feel like fortresses. You go in, you work, you leave. But 725 is porous. You have easy access to Target, H&M, and a food court that actually has decent options like Mendocino Farms and Morton’s The Steakhouse. It bridges the gap between the corporate world and the actual humans who live in the new lofts nearby.
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Why the Design Matters for the Future
Let’s talk about the floor plates. In modern office design, everyone wants "open concept." Old buildings from the 60s have these massive concrete pillars everywhere that ruin the flow. 725 South Figueroa was built with relatively few interior columns. This makes the space flexible. A tech startup can come in and build a giant "bullpen," or a law firm can build fifty individual offices.
That flexibility is why the building stays leased even when the market is shaky. It can adapt.
The LEED Gold certification is another big deal. It’s not just a sticker for the window. To get that, the building had to overhaul its water systems and lighting. In a state that’s constantly dealing with droughts and energy grids under stress, being "Gold" certified makes a huge difference in operating costs. It’s a bit of a flex, honestly.
Navigating the "New" Downtown
If you’re planning to visit or if you’re looking at office space there, you need to know the parking situation. It’s Los Angeles. Parking is a nightmare. The building has an underground garage, but it’s pricey. Most regulars use the 7th Street/Metro Center station, which is just a block away. It’s the busiest station in the whole system, connecting the Blue, Expo, Red, and Purple lines.
If you're a commuter, 725 South Figueroa is basically the "Golden Spike" of transit. You can get there from Long Beach, Santa Monica, or the Valley without ever touching a steering wheel. That's a rare luxury in this city.
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Practical Tips for Dealing with 725 South Figueroa
- Security is tight. Don't expect to just wander up to the 40th floor to take a photo of the view. You need a badge or a cleared invite at the front desk.
- The wind tunnel effect is real. Figueroa creates a bit of a venturi effect between the towers. If you're wearing a hat, hold onto it when you turn the corner.
- Lunch hours are a zoo. If you're hitting the FIGat7th food court, go at 11:30 AM or after 1:30 PM. Otherwise, you’ll spend your whole break in a line for a salad.
- The views face west and east. The west-facing offices get incredible sunsets over the Santa Monica mountains, while the east-facing ones look right into the dense core of the historic district.
Actionable Insights for Businesses and Investors
If you are a business owner looking at this address, don’t let the "receivership" headlines scare you off. Usually, that leads to a "flight to quality." Newer or more aggressive management often offers better tenant improvement (TI) allowances. You might get a better deal on a high-floor suite now than you would have five years ago.
For those just interested in the city's pulse, keep an eye on how 725 South Figueroa integrates more "lifestyle" elements. We’re likely going to see more of these corporate lobbies turning into public-facing galleries or high-end lounges. The line between "work" and "life" is blurring, and this building is right at the center of that experiment.
If you want to experience the space without working there, go to the courtyard during one of the FIGat7th "Live at FIG" events. It’s one of the few places in DTLA where you can feel the scale of the skyscrapers while still feeling like you're in a community space. Look up at the glass of 725 South Figueroa and you’ll see the reflection of a city that’s constantly trying to reinvent itself, even when the ground underneath is shifting.
To see the building's impact for yourself, start by exploring the FIGat7th plaza at ground level to understand how the tower integrates with the city's retail pulse. Then, if you're scouting for office space, reach out to the current leasing agents to ask about the most recent "spec suites"—pre-built offices that show off the latest in DTLA workplace design.