How Thompson’s Point is Turning a Railroad Graveyard Into Portland’s Next Big Development

Portland’s Thompson’s Point is writing the next chapter in its transformation from a former railroad yard to a residential community. Cathartes, EMBARC, and H+O are advancing a 255-unit residential project in Portland, Maine, with construction set to kick off in early 2026.

Why Six Stories Works on the Fore River

EMBARC’s six-story residential building isn’t just fitting into the landscape; it’s designed to work with it. The south-facing courtyards deliver both river views and solar gain, while the coastal-inspired cladding and shed-like forms draw from Maine’s architectural heritage.

The project employs an efficient 5-on-1 podium structure: five stories of Type IIIA wood framing over a one-story composite steel podium. This approach maximizes cost efficiency by delivering the bulk of the residential units using wood-framed construction and composite steel for the ground-level parking and amenity spaces.

Double-Duty Infrastructure That Makes Sense

Here’s where the project gets interesting from a land use perspective. The 463-car attached parking structure serves the new residents while providing shared parking for Thompson’s Point’s existing entertainment and dining venues.

The structure’s strategic positioning does more than just house cars, it’s positioned to buffer the building from the nearby rail line, ensuring a peaceful living experience while keeping residents connected to Portland’s transit network.

The 2012 Master Plan Advantage

Timing matters in development, and this project benefits from operating under Thompson’s Point’s 2012 master plan. According to the development team, those pre-2015 approvals mean the project falls outside Portland’s current inclusionary zoning requirements, enabling a financially viable development and delivering much-needed housing to Portland.

Building on Railroad History

The site tells a story many developers know: transforming former industrial land brings specific challenges. This railroad yard heritage means dealing with varied soil conditions and potential environmental considerations requires specialized expertise.

Thompson’s Point occupies a unique position in Portland’s geography, visible from Interstate 295, accessible by multiple transportation modes, and connected to both downtown Portland and the broader region. This connectivity makes the site valuable, but the Fore River waterfront location demands expertise in design, construction, and resiliency.

Amenities Targeting Today’s Renters

The development’s amenity package reflects current rental market realities. Indoor spaces include a fitness center, yoga room, café, and game lounge. Outdoor areas feature terraces with a pool, fire pits, and dining spaces extends living into Maine’s natural setting.

Phased Development in Action

This residential project marks another phase in Thompson’s Point’s steady evolution. The team continues balancing historic preservation with new construction, shaping a district that respects Portland’s railroad legacy while responding to current housing demand. It’s a phased approach well-suited to complex sites, where each step builds on prior infrastructure, lessons learned, and momentum.

With construction ramping up and ground breaking targeted for early 2026, the project reflects how long-term planning turns layered sites into durable neighborhoods.

Have a large-scale multifamily or mixed-use project in design? Try H+O’s risk-free peer review of the structure costs behind your building’s design. You owe $0 unless we help you save $100,000 or more. We’ve helped developers and architects across New England identify $500K+ in cost-saving opportunities while de-risking delivery.