Why 2 World Trade Center is not Built as of September 2025

The World Trade Center site in Lower Manhattan has come a long way since its brutal attack on September 11, 2001. All of the new office towers on the site are at least 90% leased. Every day, One World Observatory and the 9/11 Memorial and Museum receive tons of visitors. Hundreds of thousands of commuters utilize the Transit Hub.

Yet, despite the new Performing Arts Center being the latest facility to open on the site in September 2023, the World Trade Center site remains incomplete. As of September 2025, both 2 World Trade Center and 5 World Trade Center are the last buildings left to be fully built.

I often visit the World Trade Center site when I use the PATH station to get to/from New Jersey. While the complex looks great, I keep noticing that the Vesey Street PATH entrance structure is filled with art murals. It even has an outdoor bar in the back.

No, that is not the final setup! In fact, it is supposed to be the planned second-tallest tower on site, the new Two World Trade Center.

While a plan to build 5WTC is slated to move forward once funding is secured, 2WTC is still on hold. In this article, I will discuss why the new Two World Trade Center has not yet been built. I will also explore the financial and political hurdles this tower is facing.

About 2 World Trade Center

The new Two World Trade Center in New York City is supposed to be a striking and iconic addition to the Lower Manhattan skyline. It is a part of Daniel Libeskind’s World Trade Center master plan, designed to revitalize the area after the devastating 9/11 attacks. Norman Foster’s original architectural idea for the tower was chosen from a competition of proposals.

However, the construction of 2 World Trade Center has been plagued with controversy and delays. One reason starts at the top, its owner and operator:

• The Port Authority of New York and New Jersey is the owner of the WTC site.
• Silverstein Properties is the primary lessor and operator of the WTC site.

Both entities disputed their share of the costs and responsibilities for building the tower and the WTC site.

At the same time, 2WTC struggles to find a commercial tenant large enough to secure funding for construction. As a result, this building remains on hold, causing a noticeable impact on the new area.

WTC Master Plan by Daniel Libeskind

The idea and concept for the new 2WTC are part of an overall approved master plan for the World Trade Center site. Polish-American architect Daniel Libeskind created the master plan for the site.

In 2002, his master plan won a design competition by the Lower Manhattan Development Corporation. They are a joint New York City-State entity tasked with planning and coordinating all rebuilding efforts of Lower Manhattan south of Houston Street.

Daniel Libeskind’s master plan for the World Trade Center site included many ideas and goals, such as:

• Restoring the original street layout that was first cleared for the site. The planned restored streets include:
  • Greenwich Street
  • Fulton Street
  • Dey Street (partially)
  • Cortlandt Street (now Cortlandt Way)
• An area dedicated to a memorial for the victims of the September 11th terrorist attack.
  • Includes a portion of the slurry wall that keeps the Hudson River from flooding the WTC complex, to remain visible and exposed.
• A 1,776-foot-tall Freedom Tower directly north of the memorial that symbolizes the year of America’s independence.
• Four more commercial towers around the memorial site.
  • Each takes up its own block with the reintegrated streetscape.
  • Their heights decrease from the Freedom Tower and its immediate neighbor.
• Wedge of light concept
  • The ability of the glass facades of the new buildings to reflect light into the plaza every September 11th at two specific times:
    • 8:46 a.m., when the first plane hit the North Tower.
    • 10:28 a.m., when the North Tower collapsed.

Unfortunately, Daniel Libeskind did not become the official architect for the entire site. Politics, bureaucracy, and the opinions of too many people influenced what the site would ultimately look like. Only Libeskind’s envisioned site layout and building concepts remained. Other architects were hired to design each new building.

Architect Norman Foster 2006 Design

In 2006, British architect Norman Foster’s firm, Foster & Partners, was hired to design the new 2 World Trade Center. His vision included a 78-story and 1,254-feet-tall office tower with:

• 143,000 total square feet of retail space as part of the Westfield World Trade Center mall.
  • 93,000 square feet of the retail space at or above street level.
• 60 floors of office space totaling 2.3 million square feet
• Four trading floors for ideal financial tenants.
• 65-foot high lobby.
• A body comprising four blocks containing light-filled, column-free office floors rising to the 59th floor. The building will then slope toward the memorial as it continues to rise to its final planned height of 1,254 feet.
  • Upper-sloped floors would provide multi-height function rooms. They would have stunning views of the memorial, Hudson and East Rivers, and the rest of New York City.
  • The downward-sloped roof will bring all four blocks together to feature four diamonds in one, pointing towards the memorial.

In a press release, here’s how architect Lord Norman Foster described his original vision for 2 WTC:

“We are pleased to unveil our design for Tower Two on the site of the World Trade Center, a building that symbolizes the renaissance of New York on the skyline while also re-establishing and reviving Greenwich Street at ground level. The crystalline top of the tower respects the master plan and bows down to the Memorial Park, commemorating the tragic events that unfolded here. But it is also a powerful symbol of hope for the future. The dramatic height of the tower celebrates the spirit that has historically driven Manhattan to build tall, and the diamond-shaped top will be a crowning landmark on the city’s skyline.”

Building Responsibility: Port Authority vs. Silverstein Properties

Building 2 WTC and the overall World Trade Center site would be a challenging project. Getting the projects underway took time due to constant infighting over:

1. Whether to rebuild at all.
2. What to build.
3. Who was responsible for building what?

The Port Authority of New York & New Jersey, with Silverstein Properties, plays a central role in these issues. A bi-state government agency and a private real estate company jointly owned and operated the World Trade Center site. Therefore, they are both responsible for rebuilding it after the 9/11 attacks.

Port Authority of New York and New Jersey

The Port Authority of New York and New Jersey (PANYNJ) was founded in 1921. Approved by the U.S. Congress, it is an interstate agency covering New York City and northern New Jersey.

The PANYNJ owns and operates all major shipping ports, airports, bridges, and tunnels within the region. Its goal is to improve regional trade, commerce, and transportation.

The Port Authority also owned the World Trade Center site, a proposal that was controversial in the 1960s. The site’s concept, as known before 9/11 and as a basis for the new site, stems from:

1. The Port Authority’s 1962 assumed control of the Hudson and Manhattan Railroad to form the Port Authority Trans-Hudson (PATH) Corporation. This allowed the construction of the WTC on the west side of Lower Manhattan. Building on this side paved the way for a PATH transit hub for New Jersey commuters into the city.
2. The Port Authority’s desire to enter into the private real estate market to generate more revenue.
3. The ability to avoid local zoning laws, including laws that restrict building height. This permits the Port Authority to construct buildings surpassing the Empire State Building’s height, then the world’s tallest.

Controversy

The idea for the site was met with tons of controversy. Regular New Yorkers and private firms were not fond of, among other reasons:

• The idea of private office space being subsidized with public money.
• The iconic Empire State Building losing its ‘world’s tallest building’ status.

Despite these concerns, construction on the World Trade Center site began in 1968 and ended in 1973. However, PANYNJ would not become profitable until the 1980s.

Even worse, the Port Authority was found negligent in a lawsuit against the survivors of the February 1993 attack. They were accused of not making the necessary security upgrades that could have prevented the attack.

To piggyback on the profitability issue, the new World Trade Center site has not been profitable so far. Part of the reason is that it is still unfinished. However, the currently completed buildings on the site are generating less revenue than anticipated.

Silverstein Properties

In April 2001, the PANYNJ reached two agreements to lease the World Trade Center site:

1. Silverstein Properties: a prominent New York City real estate developer.
2. Westfield Corporation: an international shopping center operator.

Westfield America’s lease only involves operating the underground retail space. However, Silverstein Properties’ lease involves operating the entire site. Both leases had a 99-year term worth an estimated $3.2 billion.

These deals would enable the Port Authority to free up resources and focus on improving the region’s transportation network. However, it seems that the real reasons the Port Authority leased out the World Trade Center site are to:

1. Find a way to make consistent revenue.
2. Increase the number of office, retail, and other commercial tenants at the site.
3. Relieve themselves from as much operating responsibility as possible.

Lucky for them, Larry Silverstein, owner of Silverstein Properties, was eager to add the WTC site to his portfolio. In many interviews, he’s alluded to his personal passion for the site. He has always wanted to be a part of it.

His company already built, owns, and operates 7 World Trade Center to the north. However, his goal was set on the entire complex.

Despite the deal almost falling apart, Larry and his team persevered. They proved to the Port Authority that they could afford to take over the site and ensure it thrives.

Unfortunately, he did not have enough time to prove that. The worst attack to hit the site and the country was only five months away from occurring.

Additional Key Players

One primary hurdle in starting the new World Trade Center project was the number of people, entities, and groups involved. Everyone had their own idea of what should be done with the site. Each involved party wanted to ensure their ideas were included in the final product.

Many people wanted a memorial built at the site, rather than new buildings. These people included:

• Mayor Rudy Giuliani (at the time)
• Many 9/11 survivors
• Victims’ families

However, Larry Silverstein wanted a newly constructed site with leasable buildings because:

1. He has a personal passion for the site.
2. His firm, along with Westfield, signed 99-year leases five months before the attacks. These leases were not yet finalized on 9/11. As a result, no contingencies were established for potential situations like the one that occurred on that tragic day.

To add fuel to the fire, many New Yorkers did support Silverstein’s idea of building new towers. However, many of them preferred rebuilding the twin towers. Instead, Silverstein wanted to use the opportunity to create a new modern site with uniquely designed buildings.

Finally, remember that the Port Authority still has an active train station and line underneath the site. Regardless of the circumstances, it must remain operational to ensure the economy continues to move forward.

Compromise Master Plan

The compromise that would help begin the process of bringing the new WTC to life includes:

1. The creation of the Lower Manhattan Development Corporation by former New York Governor George E. Pataki.
2. Daniel Libeskind’s winning master plan was all part of a compromise.

First, it addressed a common theme among all parties: a memorial should be located at the site. More specifically, it should be within the footprints of the original Twin Towers.

Next, it satisfied Silverstein’s concerns for new commercial space. This way, his firm and Westfield could fulfill their lease obligations.

Ultimately, the Port Authority could continue to operate the site as both a train station and a commercial center.

Port Authority vs. Silverstein

The new World Trade Center master plan was complete. The major challenge left was deciding on funding. The plan itself cost billions, not including the final design of each building. Neither the Port Authority nor Silverstein Properties was willing or able to fund it alone.

Thus, the showdown begins!

The Port Authority believed Silverstein should bear most of the costs, as it operated the site. They also noted Silverstein built 7 WTC on its own. So, they believed Silverstein should finish the rest of the site.

However, Silverstein wanted quick progress but disagreed on costs. He argued the Port Authority still owned the site; therefore, it should bear most of the costs.

This infighting and negotiation over who should pay for the site’s construction would go on for months. The impacts of the Great Recession of 2008 only made this worse. At one point, the idea of scrapping 2WTC, 3WTC, and 5WTC altogether was floated.

Building Compromise

However, eventually, all parties involved in the negotiations settled their differences. Throughout construction, the following plans have been in effect:

• The Port Authority would build:
  • 1WTC
  • 5WTC
  • The Oculus Transportation Hub
  • The Vehicle Security Center
  • The 9/11 Memorial and Museum
• With the help of Liberty Bonds contingent on securing large tenants, Silverstein Properties would build and manage:
  • 2WTC
  • 3WTC
  • 4WTC
• The Port Authority would also help build:
  • The basement floors of all buildings along Greenwich Street.
  • Only the portion of the first floor of 2WTC that houses the entrances and mechanical equipment to the Transit Hub.
  • The first seven floors of 3WTC.

If Silverstein Properties secures an anchor tenant for 3WTC early, additional funding will be made available, enabling construction to continue.

Additionally, upon completion of 1WTC, all leasing and other operating obligations will be transferred to the Durst Organization. They are a prominent NYC property management company. Westfield will manage the retail spaces within all buildings.

Finally, the Port Authority will be 4WTC’s anchor tenant. The City and State of New York will also lease office space in that building.

2WTC Construction Timeline

The construction of 2 World Trade Center technically started in 2008. During this time, the ground for the building was finally excavated. Work on the future neighboring Transit Hub, 3WTC, and 4WTC also began around this time.

All of this excavation formed the “East Bathtub.” It made way for the foundations and basement levels of all four buildings along the planned restored Greenwich Street. However, all of the infighting and negotiations mentioned earlier quickly halted construction.

Construction on 2WTC finally restarted in 2010. The foundations were laid, and steel beams and the inner concrete floor for the basement were being installed.

Also during this time, the Transit Hub and 3WTC finally began construction. 4WTC’s basement floors were already structurally complete. As a result, the building of the rest of the tower above grade was well underway.

Entire World Trade Center Site Under Construction

Overall, 2010 was a critical year for the World Trade Center site. It was the only time when almost every new building was under construction at once. Nearly every new building planned had:

• Its foundations poured.
• Basement levels are going up.
• Steel beams ascended toward the sky.

The Performing Arts Center and 5WTC were the only projects that had not yet begun construction. The Performing Arts Center could not start construction because:

1. The temporary PATH station needed to be demolished. However, this could not occur until the new PATH station is complete and open to the public.
2. The exit ramp for the underground Vehicle Security Center had to be built. This ramp is situated underneath the PAC, with the actual exit being on the first floor.

Finally, 5WTC could not begin construction until the former Deutsche Bank building was demolished first. This building, being directly across Liberty Street, was severely damaged on 9/11.

2WTC Construction Stops Again

Either way, from 2010 until 2012, the entire site was finally under construction. However, by 2012, that site-wide construction momentum would unfortunately come to an end. 2WTC had to stop again.

Why is 2 World Trade Center On Hold?

As of September 2025, the construction of Two World Trade Center is on hold because:

1. Lack of adequate funding
2. No anchor tenant to obtain financing
3. No building head-start like 3WTC

Silverstein could not use the same deal that was put in place for 3WTC with 2WTC. As a result, he was unable to continue construction beyond the basement levels. To this day, he has not been able to restart construction.

Lack of Adequate Funding

Lack of adequate funding has been an issue not just for 2WTC but for the entire World Trade Center site. Larry Silverstein attempted to negotiate for more money from the Port Authority. Unfortunately, they would not commit to financing additional towers.

Silverstein also tried to file more insurance claims and secure more bonds. He even tried to sue more firms with either direct or indirect ties to the events of 9/11. However, none of these efforts were successful enough to cover the costs of building 2WTC, 3WTC, and 4WTC altogether.

Finally, since the 2008 recession, it has been too risky for banks to finance commercial buildings. There must be proof that the risk will yield a swift reward. Unfortunately, Silverstein was unable to prove a return on time for lenders to fund the tower.

No Anchor Tenant

For Silverstein to obtain financing to build 2WTC and 3WTC, he has to find an anchor tenant. This is a large and well-established business that leases a lot of space in a commercial building.

Anchor tenants are often the first tenants to sign a lease, usually at a discounted rate. They are crucial to a property’s short- and long-term success. They would prove property demand to lenders and attract more tenants.

Unfortunately, Silverstein has been unable to find an anchor tenant to occupy a large enough portion of 2 WTC. As a result, his firm was unable to secure funding for the tower’s construction.

Despite his “if you build it, they will come” mindset, lenders remained unconvinced. He couldn’t secure funding to build beyond the basement.

Potential tenants have entered and left the negotiation table. One of them, I share more about later. However, there has not been a commercial tenant willing to consider the tower because of:

1. The continued phobia of the World Trade Center site post 9/11.
2. The risk in commercial real estate grows as jobs move overseas. Online alternatives also contribute to this increasing risk.
3. Increase in rents in New York City.
4. Increase in competition from other commercial properties throughout Manhattan, such as:
   1. Hudson Yards (completed)
   2. Manhattan West (completed)
   3. One Vanderbilt (completed)
   4. Midtown East zoning changes to accommodate more modern office buildings (ongoing).

No 3WTC-Like Construction Deal

As mentioned earlier, Larry Silverstein has maintained a mindset of “if you build it, they will come”. However, this mindset would not work for 2WTC, as it did for 3WTC, which got a much better construction deal.

Also mentioned earlier, Silverstein sealed a deal with the Port Authority to help build the first seven floors of 3WTC. The first five stories were critical for the neighboring Transit Hub. The final two floors were half of the four planned trading floors. Building these floors was crucial for marketing to potential anchor tenants.

If no anchor tenant is found, 3WTC will remain a seven-story building. This is just two stories taller than the Port Authority’s original alternative plan.

GroupM as the Anchor Tenant

Building only 3WTC’s first seven floors until an anchor tenant is found worked out. As construction on these first seven floors approached the finish line—and by the finish line, I mean the glass facade around the building was almost complete—an anchor tenant was found. That anchor tenant is GroupM, a world-leading media company.

In 2013, GroupM signed a lease agreement for approximately 516,000 square feet in 3 World Trade Center. It includes the first nine floors of the 80-story tower. The first four of those nine floors were initially intended to be trading floors for financial firms. They had more floor space and square footage to accommodate them.

However, financial firms were no longer interested in Lower Manhattan. As a result, GroupM was able and willing to take the larger trading floors, despite being a media firm.

GroupM’s lease at 3WTC aims to consolidate its 2,400 employees from several Midtown offices into the new space. Since moving into 3WTC in 2018, GroupM’s lease has been successful for them and Silverstein Properties. It was so successful that by 2016, GroupM signed a new lease for an additional 170,000 square feet of space on four more floors.

GroupM’s lease was successful for Silverstein Properties. It was large enough to secure the financing needed to complete the construction of 3 World Trade Center. With the tower now complete, it didn’t take long for the rest of the space to fill up with additional tenants.

Now, within 90% leased, 3WTC tenants include:

• Uber
• Asana
• Diageo
• McKinsey & Company
• Hudson River Trading (unfortunately, they missed out on the trading floors)
• IEX (them too)
• And more

Why Did Only Building a Few Floors of 3WTC First Work?

Silverstein’s mindset of “if you build it, they will come” only works if you actually build something. Even though only seven of the planned 80 floors were built, it was still enough to market the tower to potential tenants. Thankfully, 3 World Trade Center’s physical design is straightforward for the entire building, except for the structure’s base (lobby, retail, mechanical, and trading floors).

Even if GroupM had not taken the five trading floors and only the first few office floors, they would have still been able to make a decision. Thanks to the building’s north, south, and east sides, seventy-five percent of typical ‘office floor space’ in a completed 3WTC was still available to be shown to potential tenants via the first few floors built for the neighboring new PATH station.

Unfortunately, Not Implementing this Plan for 2WTC is why it is Still Stalled.

Like 3WTC, the physical design of 2 World Trade Center was consistent throughout the entire building. However, except for the base (again, lobby, retail, mechanical, and trading floors). Unfortunately, only a portion of the lobby was partially built.

To make matters worse, upon examining the photo, there are structures within the base floor plan that obstruct the view of the true scale of a typical office floor in a completed 2WTC. Those structures are:

1. The emergency staircase structures for the basement and base level floors.
2. All of the mechanical equipment occupies the space for the neighboring PATH station.

Regardless of market conditions and industry preferences, 2 World Trade Center cannot find a tenant because there is nothing to physically show potential tenants. The current structure is not marketable. Additionally, considering it has been several years and counting without a tenant, finding one becomes even more challenging due to the tower’s poor reputation.

What makes this worse is that towers 3 and 4 filled up fairly quickly. Both towers achieved 90 percent occupancy faster than One World Trade Center, managed by the Durst Organization. Silverstein hoped this leasing momentum would carry over to 2WTC, despite the building being barely built past the lobby. Unfortunately, it just is not.

Attempts to Restart Construction

Silverstein Properties continued to seek an anchor tenant while exploring alternative methods to secure financing for 2 World Trade Center. He’s tried filing many lawsuits to recoup money for damages from the 9/11 attacks.

When a potential tenant finally expressed interest, he did everything he could to convince them to pick 2WTC. He even hired a new architect for the tower to accommodate the needs of this ONE potential tenant.

However, NONE of these efforts worked. His litigation efforts were not enough to secure financing for 2WTC without a tenant. Additionally, despite having the entire building redesigned, the one potential tenant he had still backed out of the deal.

Insurance Lawsuits

The events of 9/11 and the impacts of the aftermath sparked an avalanche of lawsuits and settlements. Larry Silverstein was involved in some of those lawsuits, specifically those that resulted in large payouts. These lawsuits were pivotal in the funding of his three planned skyscrapers for the new World Trade Center site.

His first legal victory came in December 2004, when a New York jury agreed with his argument that his firm should be compensated for the destruction of the Twin Towers as two separate events. Nine insurance firms were involved in the lawsuit. They all had to contribute to the maximum payout of $1.1 billion for each tower.

However, additional insurance firms that were involved could only treat the entire attack as a single occurrence. Either way, Silverstein, in addition to the Port Authority, won big. But not big enough to build the entire World Trade Center site without additional financial assistance.

By 2007, seven insurers involved in the lawsuits agreed to pay an additional $2 billion to Silverstein Properties and the Port Authority. This settlement resolved all outstanding claims from the 9/11 attacks.

Therefore, all litigation attempts with insurance companies have been completed. Silverstein would have to find other firms to sue for more money to rebuild the World Trade Center.

When construction for 2WTC wrapped up in 2012, Silverstein still did not have an anchor tenant lined up. Therefore, finding alternative methods to finance the tower became increasingly difficult.

His last lawsuit attempt was against the major airlines whose planes were used in the attacks. However, the courts rejected those attempts.

21st Century Fox and News Corp

In 2015, three years after construction halted, 2 World Trade Center began to show signs of life. It was announced that 21st Century Fox and News Corp expressed interest in moving into the building.

Separate media companies, controlled by Rupert Murdoch, signed letters of intent to lease about 1.3 million square feet of space. However, some caveats with this deal had to be addressed.

To finalize this deal, the building must accommodate Fox and News Corp’s specific needs, including:

• Studios
• Newsrooms
• Open floor plans with higher ceiling heights

Unfortunately, the current architectural plans could not fully accommodate these specific physical needs. Perhaps the four trading floors, due to their larger floor plans, but not the rest of the structure.

2015 Redesign

Construction on the original design for 2 World Trade Center was already underway. It was primarily intended to serve financial tenants.

However, Silverstein grew desperate to complete this tower, whatever it took. So, despite the foundation and basement levels for the original design already being completed, he was willing to redesign the building to meet Murdoch’s needs.

The Fox and News Corp. announcement to potentially move into 2WTC also included news that Danish architect Bjarke Ingels and his firm will redesign the building. The most striking feature of his design was the tower’s unique sloping profile. This would have set it apart from all other buildings in the area.

The tower was envisioned as a series of seven stacked, tapering boxes, each with a lushly landscaped terrace. In addition to its striking profile, Ingels’ design included a large public plaza at the tower’s base. The plaza would have served as a gathering space for visitors and locals. It was designed to be vibrant and welcoming, with room for public events and performances.

The 1,340-foot-high building would have offered 2.8 million square feet of office space. However, it was met with controversy, from public backlash to added building complexity and costs.

Public Backlash

When Ingels’ redesign of 2 World Trade Center was unveiled, the public gave it mixed reviews. Most were negative, as people did not understand the new design’s idea, concept, or aesthetic.

People were uncomfortable with the idea of sloping stacked boxes. Many architecture enthusiasts also thought the tower would be an eyesore, especially from specific city vantage points, such as Brooklyn.

Another point worth noting is that the general public has (without truly realizing it) adopted the original diamond slope design by Norman Foster. Even from my own observations over the years, Foster’s 2WTC design has been featured in:

• Various NYC subway marketing signage
• Movies such as:
  • Babylon A.D.
  • Eden of the East
  • Madagascar 3: Europe’s Most Wanted (well, kind of)
  • Oblivion

To drive my point home, the general public had already expected Foster’s design for 2WTC. It has been referenced in pop culture ahead of its potential completion. However, when it was announced that the building had been redesigned, the reception was not as warm as expected.

Even Larry Silverstein himself was skeptical about the design. However, he went along with it anyway so the building could finally be completed.

The original 2006 design for 2 World Trade Center featured in the movie Oblivion. Released in 2013, Oblivion takes place in 2017. (Photo by NeptunianBuilder on SkyscraperCity)

Norman Foster’s original 2006 design for the new 2 World Trade Center slightly featured in the animated movie Madagascar 3: Europe’s Most Wanted. (Photo by NeptunianBuilder on SkyscraperCity)

A scene from the animated movie Eden of the East that features the original 2006 design for the new 2 World Trade Center building in Lower Manhattan, New York. (Photo by xing lin on SkyscraperCity)

A close-up of 2 World Trade Center’s original 2006 design being featured in the film Babylon A.D. Starring Vin Diesel, Babylon A.D. was released in 2008. (Photo by The_Dutchman on YIMBY Forums)

2 World Trade Center’s original 2006 design featured in the firm Babylon A.D. Starring Vin Diesel, Babylon A.D. was released in 2008. (Photo by The_Dutchman on YIMBY Forums)

A scene from the animated movie Eden of the East that features a close-up focus of the original 2006 design for the new 2 World Trade Center building in Lower Manhattan. (Photo by xing lin on SkyscraperCity)

The original 2006 design for the new 2 World Trade Center was featured in the film Iron Sky. Released in 2012, Iron Sky takes place in 2018. (Photo by NeptunianBuilder on SkyscraperCity)

A screenshot of a past Wikipedia edit that lists some of the movies that the original 2006 design of 2 World Trade Center was featured in. (Photo by NeptunianBuilder on SkyscraperCity)

Build Complexity and Cost

Another reason Ingels’ redesign for 2WTC was met with hesitancy and poor reception was its complexity and cost. As mentioned earlier, the foundation and basement levels for Foster’s 2006 design have already been built. At the same time, they are currently operational to support the neighboring PATH transit hall and retail tenants.

Ingels’ design does not fully take into account what is already built. For it to be built, the current foundations and basement levels must be altered to support it. This would cost more money, and many questioned whether or not it should be spent. This added complexity would have ballooned the price tag of the tower to $4 billion, beating One WTC’s record-breaking cost of $3.8 billion.

One WTC’s price tag earned the building the title of “World’s Most Expensive Office Building.” However, it is worth noting that One WTC’s price tag was so high because of its enhanced:

• Steel and concrete structure
• Fire protection
• Security features

All of the above enhanced building features were strategically incorporated into the design and construction of the building. On the other hand, 2WTC’s ballooned price tag was really to cater to one potential tenant.

Other WTC Building Redesigns

2WTC was not the only building within the new World Trade Center site that underwent a design change before or during construction. However, it did go through the most and worst design changes. This upset me because the original design was the best out of all the planned towers for the new site.

1. The spire and base designs of 1WTC were changed.
2. 3WTC experienced a:
   1. Minor height reduction
   2. The loss of its originally planned four steel spires.
   3. The loss of its steel cross-bracings along the building’s east— and west-facing sides.
3. 5WTC was confirmed to be redesigned multiple times:
   1. Twice when it was planned to be an office tower
   2. Again when its conversion from an office tower to residential was confirmed.

One World Trade Center’s original base design. (Photo by qubdesign via MATT CHABAN from Commercial Observer)

One World Trade Center’s final square base at night. Features my fraternity, Alpha Phi Alpha, on our 117th Founder’s Day on December 4th, 2023.

One World Trade Center spire design change comparison. (Photo by the Wall Street Journal via NYguy on SkyscraperPage Forum)

A rendering of the original design for 3 World Trade Center that features a central steel cross-bracing and four steel spires. (Photo by Rogers Stirk Harbour + Partners’ via Designing Buildings)

The completed 3 World Trade Center on May 2023 shows the removal of the middle cross bracing and four steel spires. (Photo by Benoît Prieur, CC0, via Wikimedia Commons)

Murdoch Withdraws

On January 16, 2016, it was reported that Murdoch had withdrawn from the deal to move 21st Century Fox and News Corp. into 2 WTC. The two media companies chose to remain at their current locations in Midtown Manhattan. No specific details emerged on how the deal fell through or what led Murdoch to retain his media companies in their current location.

Honestly, this decision was the best. First, Fox and News Corp, as media entities with a declining reputation over the years, would not be suitable tenants for the site. They would undermine the revitalization efforts of the WTC complex and the broader Lower Manhattan neighborhood.

Second, Bjarke Ingels’s design left with Murdoch. However, we will discuss this further in the next section. Just know that his stacked boxes with landscaped terraces idea was recycled, altered, and used for The Spiral at Hudson Yards in Midtown.

Current Status of 2WTC (As of September 2025)

As of September 2025, 2 World Trade Center is still not built. Only portions of the first floor and the four basement levels are built and in operation. No potential anchor tenants have been announced to lease a large amount of space.

The impacts of COVID-19 on commercial real estate have made leasing 2 WTC even more difficult. As a result, the only updates available for 2WTC are that Norman Foster has been rehired as the architect. Also, the building has been redesigned again…twice.

Norman Foster Rehired as Architect

When the deal with Murdoch’s Fox and News Corp. fell through, so did Ingels’ redesign. At first, Silverstein considered both Foster’s and Ingels’ designs, leaving the final decision to the confirmed anchor tenant.

However, eventually, he announced that he would try to build 2 WTC “on spec” or without an anchor tenant, due to strong leasing activity at the other WTC towers. To me, when I read “on spec,” I assume it means as already planned. Since Foster’s 2006 diamond design’s foundation and basement levels are already built, “on spec” means that this design would move forward for the rest of the building, right?

Well, not necessarily. In January 2020, Silverstein announced that he was working with Foster to update the original design to meet the changing needs of office tenants.

I’ll talk about that design change later. But first, I must address 2020 for obvious reasons.

COVID-19 Impacts

The COVID-19 pandemic has had a significant impact on the commercial real estate industry in New York City, particularly in the signing of new leases. Due to the pandemic, many businesses have had to close their doors or reduce their workforce.

All of this led to a decrease in demand for office space. As a result, landlords, including Silverstein, are finding it increasingly difficult to sign new leases.

Moreover, many people and companies are opting for remote work, reducing the need for office space. The pandemic has also accelerated the trend towards flexible work arrangements, such as co-working spaces, which provide a more cost-effective solution for businesses.

To attract new tenants to 2WTC while retaining his current tenants at the other WTC towers, Silverstein had to become more flexible in their leasing terms. One way he addressed this issue was by offering shorter and more favorable lease agreements.

Over time, the commercial real estate industry in New York City slowly began to recover. However, most of that recovery was due to employers forcing their employees to physically return to the office. This is despite growing evidence that working from home has more holistic benefits.

While the industry is slowly recovering, it will likely take some time before things return to pre-pandemic levels. This will increase the chances of a potential anchor tenant for 2 WTC.

2022 Redesign

Despite leaks of one version, almost official (I think) renderings of Norman Foster’s redesign for 2 World Trade Center were unveiled at the start of 2022. As you can see, the diamond crown design was not retained. In fact, most of Ingels’ design concepts have been kept.

The main difference worth noting is Foster’s redesign, which at least accommodates the foundations and basement levels of his original design, which has already been completed.

Foster’s redesign for 2 WTC includes:

• Multiple landscaped setbacks and terraces.
• Four offset roof parapets (instead of sloped diamonds) as green roofs.
• Building slopes against the 9/11 memorial instead of toward it.
• The ground floor footprint will remain unchanged from the original design.
• Gray monolithic strips throughout the facade are similar to neighboring 3WTC.

This redesign was finally confirmed on September 16, 2024, by Michael Young and Matt Pruznick from New York Yimby. They were invited to visit the World Trade Center site, where updated models of the completed site were displayed at Silverstein Properties headquarters. The model site display showed the confirmed new renderings for 2WTC and 5WTC.

2025 Update

Yes, you read that heading correctly. The 2022 redesign was edited to include:

1. A reduction in total building height from 1,348 feet to 1,230 feet.
2. A slim and basic single spire, similar to the four scrapped spires of the original 3WTC design, to make up for the reduction in building height.

Without the new spire, the building will actually only be 1,100 feet tall. This is only slightly higher than 3WTC’s final height of 1,079 feet.

I first learned about this update to the latest redesign in an article on YIMBY. At this point, my final thoughts below still stand. I have no more words or a new opinion. Yes, it is ugly, and the spire is unnecessary. However, I just want 2WTC to finally get built.

American Express A Potential Tenant

On September 5, 2024, the Real Deal reported that American Express is in exclusive negotiations to either:

1. Lease a large amount of space at the new 2 World Trade Center, even help build it, or
2. Remain at their current location across the street at Brookfield Properties (formerly called the World Financial Center).

This article was published in September 2024, suggesting that a decision could be made as soon as that month. However, as of (current date), a final decision has not been announced yet.

American Express is not in a hurry to relocate from its current location. It has an option on the table to stay put and renovate it. We can only hope they decide to move across the street into a brand-new space, where they will have priority in determining its final look and impact on the site and surrounding neighborhood.

Final Thoughts

To conclude this article, I want to express my disappointment that the new Two World Trade Center has not been completed after all these years.

Now, I do not have any personal connections to the September 11 attacks. I did not lose any family or friends in the attack. However, one, I still sympathize with the victims’ families, and two, I do have a personal passion for New York City, real estate, and real estate development.

The rebuilding of the World Trade Center site was the very first significant construction project I kept myself updated on throughout my teenage years. It is part of what inspired me to pursue a career in real estate and development, aside from modeling and content creation. It is also how I was able to go in-depth in this article.

However, I am disappointed that I went through high school, college, and beyond, watching a significant construction project take forever to build and still not be deemed complete. This is embarrassing because, aside from the outcomes of the two wars 9/11 got our country into, this does show our adversaries that we are incapable of rebuilding and fully recovering from what was unfairly destroyed and taken away from us. They care more about destroying America’s economic power, which the World Trade Center symbolized.

I genuinely wish that all parties involved in rebuilding had kept this in mind before letting the project drag on. They can say they have not, but if that were true, this site, including 2WTC, would’ve been completed by 2021 at the latest.

Vision Gone Too Far and Executed Too Poorly

The vision for the new World Trade Center site has gone too far and been executed too poorly. I do not blame Daniel Libeskind’s master plan, either. If you scroll back up to his master plan, you will see that he didn’t even call for a site with at least four 900+ feet supertall skyscrapers, only one.

The original WTC site only had two, the Twin Towers, out of six buildings. Libeskind wanted at least four towers to help replenish the office space lost in the attacks. Still, for obvious reasons, only one had to be a supertall skyscraper that would define the skyline.

There were just too many people involved in this rebuilding process. Everyone had their own ideas and fought to push them to the forefront. As a result, Libeskind lost his standing on his own idea.

Worst of all, amid all the (unnecessary, in most cases) debating, people were only bothered to consider costs after a final design plan was agreed upon, and it was time to start construction and determine who was paying for what.

It’s just an embarrassing mess, to be honest.

By the way, I understand the reasons, but 1WTC still should not have cost $3.8 billion. Additionally, there is absolutely no excuse for the transit hub’s cost ballooning past $4 billion.

Build the Original 2WTC Diamond Design

I genuinely think Silverstein Properties should build the original diamond design for 2WTC for the following reasons:

1. It will prevent the need for major structural alterations to the foundation and basement levels already built and in operation.
2. The general public, including myself, likes that design and has already accepted it into popular culture.

Anyone who says the design is outdated because it was unveiled in 2006 is just showing their inner architecture nerd and is irrelevant. The general public doesn’t care about whether a building’s design is “outdated ” unless it is from the ’60s and ‘70s. The fact that 2WTC is primarily a glass structure makes it timeless, regardless of how its steel structure shapes it upon completion.

The only aspect of the original 2 World Trade Center design that is actually “outdated” is its configuration to primarily serve financial tenants. However, updating the building to accommodate media and other industries while keeping the original diamond design does not seem as hard as the developers involved try to make it out to be. The building is not built past the first floor (barely), so how is it not possible?

If accommodating more types of tenants means increasing the ceiling height for each floor or finding ways to fit some terraces, the developers should explore those options now. If a random skyscraper forum contributor can do it (see photo), Foster or Silverstein has no excuse for not doing so. Seriously, I thank Skcr from SkyscraperCity for taking the time to create this, as it is a good idea.

Conclusion – Get it Done Already

As mentioned, can we finally complete the construction of the World Trade Center site once and for all? Seriously! It’s already bad enough that it’s looking less likely that 2WTC will be done by the 25th anniversary of 9/11. However, let’s not wait until the 30th or, God forbid, the 50th anniversary to see a completed site finally.

Besides, with all due respect to Larry Silverstein, the man is getting older. It is a blessing that he is still alive and in good health. I hope and pray I live as long as he does and remain in good health so that I can be actively involved in the projects of my future empire.

Seriously, he and the company he built inspire me and my goals. I hope and pray he lives long enough to see and experience a completed World Trade Center site. From the bottom of my heart, I do.

For the sake of the victims of 9/11, their families, the City of New York, the United States of America, and the world, PLEASE, just get 2 World Trade Center (as close to initially designed as possible) and the entire WTC site done and over with already.

Thank you so much for reading my post about 2 World Trade Center. Please don’t hesitate to leave a comment with your feedback or send me a message.