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Six years ago, Amazon kicked off a sweepstakes-style contest in search of where to build a second headquarters. The competition drew bids from 238 states, provinces and cities vying to be the next anchor for the nation’s dominant online retailer and second-largest private employer.

This week, Amazon formally opened the doors of the first part of its new East Coast headquarters, dubbed HQ2, in northern Virginia. The first phase, called Metropolitan Park, includes two 22-story office towers, which can accommodate 14,000 of the 25,000 employees Amazon plans to bring on in Arlington. About 2,900 employees have already moved in, and Met Park will be occupied by 8,000 employees in the fall.

Amazon built its headquarters in Seattle in 1994 partly because of the area’s deep pool of tech talent and the presence of Microsoft in nearby Redmond, Washington. The company’s Seattle campus now spans tens of millions of square feet across more than 40 office buildings, and the greater Puget Sound area has 65,000 corporate and technical Amazon employees.

It raises the question why Amazon, with its sprawling campus in Seattle and a growing real estate footprint globally, needed to build a second headquarters.

Around 2005, as Amazon’s business grew and its campus ballooned in Seattle, founder and then-CEO Jeff Bezos began to consider where the company should expand next.

At all-hands meetings, employees would ask Bezos “if we would ever be in one location at one time,” said John Schoettler, Amazon’s real estate chief, in an interview.

“I think that there was a romantic notion that we as a company would only be so big that we’d all fit inside one building,” Schoettler said. “[Bezos] had said, well, we have long-term leases and when those leases come up, I’ll work with John and the real estate team and we’ll figure out what to do next.”

John Schoettler, Amazon’s vice president of global real estate and facilities, walks Virginia Gov. Glenn Youngkin through HQ2.

Tasha Dooley

Originally, Bezos suggested Amazon stay around the Puget Sound area, but the conversation then shifted to recreating the “neighborhood” feel of its Seattle campus elsewhere, Schoettler said.

“We could have gone out to the suburbs and we could have taken some farmland and knocked some trees down, and we would’ve built a campus that would have been very inward-looking,” he said. “They generally have a north or south entrance and exit east or west. When you put yourself in the middle of the urban fabric and create a walkable neighborhood, an 18-hour district, you become very outward, and you become very part of the community, and that’s what we wanted.”

Holly Sullivan, Amazon’s vice president of economic development, said it would have been harder for Amazon to create that kind of environment had it “sprinkled these employees around 15 other tech hubs or 17 other tech hubs around North America.”

“So what HQ2 has provided is the opportunity for that more in-depth collaboration and being part of a neighborhood,” Sullivan said.

‘I don’t see us getting bigger in Seattle whatsoever’

Amazon’s highly publicized search for a second headquarters has faced some challenges. In 2018, Amazon announced it would split HQ2 between New York’s Long Island City neighborhood, and the Crystal City area of Arlington, Virginia. But after public and political outcry, Amazon canceled its plans to build a corporate campus in Long Island City.

The company’s arrival in Arlington has generated concerns of rising housing costs and displacement. The company said it has committed more than $1 billion to build and preserve affordable homes in the region.

Schoettler said Amazon intends to focus much of its future growth in Arlington and in Nashville, Tennessee, where the company’s logistics hub is based. It also plans to hire as many as 12,000 people in the Seattle suburb of Bellevue, he added.

“I don’t see us getting bigger in Seattle whatsoever,” Schoettler said. “I think that we’re pretty much tapped out there.”

HQ2 has some of the same quirks as Amazon’s Seattle campus. There’s a community banana stand staffed by “banistas” and white boards on the walls of building elevators. Amazon has a dog-friendly vibe at its Seattle office, which carried over to Metropolitan Park, where there’s a public dog park, and a gallery wall of the dogs of Amazon employees. The towers feature plant-filled terraces and a rooftop urban farm that echoes the feel of the “Spheres,” botanical gardenlike workspaces that anchor Amazon’s Seattle office.

Metropolitan Park is the first phase of Amazon’s new Arlington headquarters, called HQ2.

Tasha Dooley

Amazon is opening HQ2 at an uncertain time for the company and the broader tech sector. Many of the biggest companies in the industry, including Amazon, have eliminated thousands of jobs and reined in spending following periods of slowing revenue growth and fears of a recession ahead.

Companies have also been confronting questions about what work looks like in a post-pandemic environment. Many employees have grown accustomed to working from home and have been reluctant to return to the office. Amazon last month began requiring corporate employees to work from the office at least three days a week, which generated pushback from some workers who prefer greater flexibility.

Amazon tweaked the design of HQ2 around the expectation that employees wouldn’t be coming into the office every day.

Communal work spaces are more common, and there’s less assigned seating, Schoettler said. Employees may only be at a desk 30% of the day, with the rest of their time spent in conference rooms, or having casual coffee meetings with coworkers, he said.

“If we don’t come in that day, no one else will utilize the space,” Schoettler said. “And so that way, you can come in, the desk is open and it’s not been personalized with family photos and that type of thing. You can sit down and absolutely utilize the space, and then go off about your day.”

Amazon’s HQ2 features some of the same quirks as its Seattle headquarters, like a community banana stand.

Tasha Dooley

The shift to a hybrid working environment has also influenced the further development of HQ2. Amazon in March said it had pushed out the groundbreaking of PenPlace, the second phase of its Arlington campus. PenPlace is expected to include three 22-story office buildings, more than 100,000 square feet of retail space and a 350-foot-tall tower, called “The Helix,” that features outdoor walkways and inside meeting areas for employees surrounded by vegetation.

Amazon will observe how employees work in the two new Metropolitan Park buildings to inform how it designs the offices at PenPlace, Schoettler said.

Amazon didn’t say when it expects to begin development of PenPlace, but it is continuing to move forward with the permitting and preconstruction process, Schoettler said.

“We just want to be really mindful, since we’re just opening these buildings, to make sure we’re doing it right,” Sullivan said. “These are large investments for us. We own these buildings, and we want to give them a long shelf life.”

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HSBC, General Atlantic CEOs flag AI capex-revenue mismatch, ‘irrational exuberance’

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HSBC, General Atlantic CEOs flag AI capex-revenue mismatch, 'irrational exuberance'

HONG KONG, CHINA – 2025/03/01: In this photo illustration, Artificial intelligence (AI) apps of perplexity, DeepSeek and ChatGPT are seen on a smartphone screen.

Sopa Images | Lightrocket | Getty Images

As companies pour billions into artificial intelligence, HSBC CEO Georges Elhedery on Tuesday warned of a mismatch between investments and revenues.

Speaking at the Global Financial Leaders’ Investment Summit in Hong Kong, Elhedery said the scale of investment poses a conundrum for companies: while the computing power for AI is essential, current revenue profiles may not justify such massive spending.

Morgan Stanley in July estimated that over the next five years, global data center capacity would grow six times, with data centers and their hardware alone costing $3 trillion by the end of 2028.

McKinsey said in a report in April that by 2030, data centers equipped to handle AI processing loads would require $5.2 trillion in capital expenditure to keep up with compute demand, while the capex for those powering traditional IT applications is forecast at $1.5 trillion.

Elhedery said that consumers were not ready to pay for it, and businesses will be cautious as productivity benefits will not materialize in a year or two.

“These are like five year trends, and therefore the ramp up means that we will start seeing real revenue benefits and real readiness to pay for it, probably later than than the expectations of investors,” he said.

William Ford, chairman and CEO of General Atlantic, speaking at the same panel, agreed: “In the long term, you’re going to create a whole new set of industries and applications, and there will be a productivity payoff, but that’s a 10-, 20-year play.”

Big Tech firms AlphabetMetaMicrosoft and Amazon have all lifted their guidance for capital expenditures and now collectively expect that number to reach more than $380 billion this year.

OpenAI, which set off the AI frenzy with the launch of ChatGPT in November 2022, has announced roughly $1 trillion worth of infrastructure deals with partners including NvidiaOracle and Broadcom.

Ford said that the huge expenditure that is going into the sector shows that people recognize the long-term impact of AI. This sector, however, will be capital-intensive initially, he said adding that “you need to, sort of, pay up front for the opportunity that’s going to come down the road.”

Ford warned there could be “misallocation of capital, destruction, overvaluation… [and] irrational exuberance” in the initial stages, and also added that it can be difficult to pick winners and losers at the moment.

“You’re really betting on this being a broad based technology, more like railroads or electricity, that had profound impacts over over time, and reshaped the economy, but were very hard to predict exactly how in the first few years.”

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AI is not in a bubble, says VC founder. Why he says it’s different to the dotcom boom

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AI is not in a bubble, says VC founder. Why he says it's different to the dotcom boom

VC founder: AI isn't a bubble — but its founders need to start thinking globally

Whether or not markets are getting ahead of themselves over artificial intelligence is a hot topic for investors right now.

Last week, billionaire investor Ray Dalio said his personal “bubble indicator” was relatively high, while Federal Reserve Chair Jerome Powell described the AI boom as “different” from the dotcom bubble.

For Magnus Grimeland, founder of Singapore-based venture capital firm Antler, it’s clear the market is not overheating. “I definitely don’t think we’re in a bubble,” he told CNBC’s “Beyond the Valley” podcast, listing several reasons.

The speed at which AI is being adopted by businesses is notable compared to other tech shifts, Grimeland said, such as the move from physical servers to cloud computing, which he said took a decade. Added to this, AI is “top of the agenda” for leaders today, he said, whether they’re running a healthcare provider in India or a U.S. Fortune 500 company.

“There’s a willingness to invest into using that technology … and that’s happened immediately,” Grimeland said.

He described the rapid shift to AI as being substantially different from the dotcom bubble of the late 1990s and early 2000s, when unprofitable internet startups eventually collapsed and the tech-heavy Nasdaq lost almost 80% of its value between March 2000 and October 2002.

“What makes this a little bit different from a bubble and makes it very different from dotcom is that there’s really real revenues behind a lot of this growth,” Grimeland said.

OpenAI, the company behind ChatGPT, said it reached $10 billion in annual recurring revenue in June. Annual recurring revenue (ARR) is the amount of money a company expects to make from customers over 12 months.

Antler is an investor in Lovable, a company that enables people to build apps and websites using AI. In July, Lovable said it had passed $100 million ARR in eight months.

Another reason that the rapid adoption of AI is different from the dotcom boom is the speed at which consumers are taking to the technology, Grimeland said. “Think about how quickly our behavior online has changed, right? … 100% of my searches a year ago [were on] Google. Now it’s probably 20%,” he said.

Earlier this month, OpenAI launched its ChatGPT Atlas browser for Mac OS, with shares of Google’s parent company Alphabet falling on the news.

Smaller AI players

While Grimeland said there was a “tremendous” amount of money going to AI-related companies at the “wrong” valuation, these trends happen at the beginning of an investment cycle, he said. “But in the end … The opportunity in this space is so much bigger than the investments being put there,” Grimeland added.

Asked whether there are opportunities for AI startups when large U.S. and Chinese companies currently dominate the sector, Grimeland said the big firms were “being challenged in the way they haven’t for a very long time.” He gave the example of DeepSeek, the Chinese startup that has produced AI models comparable to those from OpenAI.

Tencent is building great AI, Baidu is building great AI, but that’s not where DeepSeek came from, right?” Grimeland said. “The AI winners of this current platform shift [are] not necessarily those big incumbents.”

As such, there are significant opportunities for smaller AI companies to become big businesses, Grimeland said, flagging firms that have “positive signals,” such as a good founding team, growth in the lifetime value of a customer and a reduction in the cost of delivering a product.

– CNBC’s Dylan Butts, Ashley Capoot, Alex Harring and Jaures Yip contributed to this report.

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Fentanyl, ICE and popcorn: Palantir CEO Alex Karp’s earnings call commentary

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Fentanyl, ICE and popcorn: Palantir CEO Alex Karp's earnings call commentary

Alex Karp, Palantir CEO, joins CNBC’s ‘Squawk on the Street’ on June 5, 2025.

CNBC

Palantir CEO Alex Karp took on a familiar target during the company’s earnings call on Monday: His critics.

“Please turn on the conventional television and see how unhappy those that didn’t invest in us are,” Karp said, after the data analytics company reported better-than-expected third-quarter results. “Enjoy, get some popcorn, they’re crying. We are every day making this company better and we’re doing it for this nation, for allied countries.”

Palantir shares are up 25-fold in the past three years, lifting its market cap to over $490 billion and a forward price-to-earnings ratio of almost 280. The stock slipped in extended trading despite the earnings beat and upbeat guidance.

Karp, who co-founded the company in 2003, said Palantir is “going to go very, very deep on our rightness” because it is “exceedingly good for America.”

The eccentric and outspoken CEO has gained a reputation over the years for his colorful — and oftentimes political — commentary in interviews, shareholder letters and on earnings calls. His essay-like quarterly letters have previously quoted famous philosophers, the New Testament and President Richard Nixon.

In Monday’s letter, Karp quoted 20th-century Irish poet William Butler Yeats and argued for a shared “national experience.” He wrote that rejecting a “shared and defined sense of common culture” poses significant drawbacks.

It’s “that pursuit of something greater, and rejection of a vacant and neutered and hollow pluralism, that will help ensure our continued strength and survival,” he wrote.

On the call, Karp pivoted from a discussion of artificial intelligence adoption to fentanyl overdoses in America, a topic he described as “slightly political.”

“I want people to remember if fentanyl was killing 60,000 Yale grads instead of 60,000 working class people, we would be dropping a nuclear bomb on whoever was sending it from South America,” he said.

Karp also commented on the company’s deals with U.S. Immigration and Customs Enforcement and the Israeli military. Earlier this year, Palantir won a $30 million deal to build ImmigrationOS for ICE, providing data on the identification and deportation of immigrants.

In 2023, Karp had a message for people in the tech industry who have misgivings about his company’s dealings with intelligence agencies and the military.

“You may not agree with that and, bless you, don’t work here,” Karp said at the World Economic Forum in Davos, Switzerland.

Palantir, which gets more than half its U.S. revenue from the government, also provided tools to Israel after the deadly Oct. 7 attack by militant group Hamas. In recent years, both Karp and the company have undertaken a fiercely pro-Israel stance.

Following the Oct. 7 attack, Palantir took out a full-page ad in The New York Times, saying it “stands with Israel” and held its first board meeting in Tel Aviv, Israel, a few months later. Karp has said the company has lost employees due to his staunch Israel stance, and he expects more to leave.

“We’re on the front line of all adversaries, including vis-à-vis China, we’re on ICE and we’ve supported Israel,” he said on the earnings call. “I don’t know why this is all controversial, but many people find that controversial.”

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Stocks like Palantir and Mag 7 are not 'unique' to the market, says Richard Bernstein

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