Office Space for Lease in Hudson Yards

Walk west on 33rd Street and the city flips. The brick and the fire escapes drop away, and you hit a wall of glass that wasn’t there fifteen years ago. That’s Hudson Yards: twenty-eight acres of new towers built over a live rail yard, and somehow, in under a decade, it became the address big companies chase when they want to look like the future. BlackRock runs its whole operation out of one building here. So do KKR, Meta, Pfizer, Wells Fargo, and L’Oreal. In early 2026, Deloitte signed the biggest office lease the city had seen since the pandemic, around 800,000 square feet, in a tower that isn’t even finished.

One thing to get straight before you fall for the skyline: nothing here is cheap. It’s wall-to-wall Class A and trophy space, the rents sit near the top of anything in Manhattan, and almost nothing is sitting empty. Savills had Hudson Yards at 3.8 percent available at the end of September, the lowest of any submarket it tracks in Manhattan. And Cushman & Wakefield’s Class A average for the submarket that takes in these towers, $124.47 a foot, runs about $34 above the Midtown Class A average, which on a 10,000-square-foot floor comes to about $340,000 a year.

So if what you really want is exposed brick, a freight elevator, and a rent that won’t make your CFO flinch, we will save you the tours and say it now: look elsewhere. But if you want the newest office space in the city sitting on top of the best train access on the West Side, keep reading.

Office Space for Teams of 5 to 30 People

Many of our clients are teams of 5 to 30 people, and we’ll be honest: Hudson Yards has very little for them. The news here is Deloitte taking about 800,000 square feet at 70 Hudson Yards, and even Hudson Commons, the value building on the edge, leases floors of 16,000 square feet and up. The small suites are a few blocks away, in an older loft building on Tenth Avenue and on the side streets between Eighth and Ninth Avenues.

Plan on about 150 to 250 square feet per person, depending on how many private offices you want. That works out to roughly 750 to 1,250 square feet for 5 people, 2,250 to 3,750 for 15, and 4,500 to 7,500 for 30. The office space calculator in the pricing section below will give you a closer number before you tour.

Those older buildings cost a fraction of what the towers do. Suites listed on our site this year at 483 Tenth Avenue asked $45 to $48 a foot, and suites a few blocks east asked $37 to $38. At $48 a foot, a 2,500-square-foot office for about 12 people costs about $10,000 a month before electricity. Savills put the average Hudson Yards asking rent at $134.45 a foot in the third quarter, which would put the same office near $28,000 a month.

Ask about prebuilt suites. Landlords build them out ahead of time with offices, a conference room, and a pantry, so you can sign and move in within weeks instead of waiting months for construction. Several of the suites at 483 Tenth Avenue come wired and ready to occupy.

Buildings to start with:

• 483 Tenth Avenue (at 37th Street): a six-story building from 1900, a couple of blocks north of The Spiral, with a renovated lobby, 24/7 security, and a freight elevator with a loading dock. We listed suites of about 1,500 to 4,400 square feet here this year, and the owner prefers terms of two to five years.
• 307 West 38th Street (between Eighth and Ninth Avenues): a 21-story loft building from 1928, renovated in 2018 and LEED Gold certified, with a 24/7 attended lobby and a loading dock on 39th Street. Architects, PR firms, and ad agencies lease here, and we listed a 2,600-square-foot white-box loft with 11-foot ceilings this year at $8,233 a month.
• 336 West 37th Street (The Arts Building, between Eighth and Ninth Avenues): a 14-story Class B building from 1928 with on-site ownership. We listed a 4,100-square-foot double-corner suite with a private balcony here late last year at $11,958 a month.
• 307 West 36th Street (between Eighth and Ninth Avenues): a loft building with an updated lobby, 24/7 secured entry, and freight elevator access. A 5,500-square-foot suite with four glass-front offices, a conference room, and an open work area was listed this year at $16,958 a month, enough for a team of about 25.
• 545 Eighth Avenue (at 38th Street): a Class B building from 1927 with an attended lobby and 24/7 access. It has leased suites well under 1,000 square feet, including a 900-square-foot office listed this year at $2,775 a month.

For two to five people, a private office in a coworking space can cost less than a lease of your own. Our coworking page covers the options nearby.

Hudson Yards Sub-Areas and Clusters

Inside Hudson Yards

People say “Hudson Yards” like it’s one place. It’s really five, stacked shoulder to shoulder, and they don’t look, feel, or price the same.

• The trophy core is the part that ends up on postcards: the cluster of glass supertalls (10, 30, 50, and 55 Hudson Yards) that Related and Oxford built over the eastern yard, ringing the plaza, the Vessel, and the mall.
• Manhattan West, a block east, is Brookfield doing the same thing on its own block. Separate project, same trains, same kind of tenant.
• The Spiral, the tower with greenery spilling off every terrace, sits up at the north end on Hudson Boulevard.
• The edge, drifting toward Ninth Avenue and Penn, is where the renovated and boutique buildings live, and where prices finally come back to earth.
• The western half is still a hole in the ground. A casino was supposed to go there. That fell through in 2025, and it’s now slated to become housing, eventually stretching the neighborhood to the river.

The jump from the core to the edge is steep, so the right block can put you a two-minute walk from a hedge fund for a fraction of its rent.

Hudson Yards Office Market Overview

One rule has run the New York office market since everyone came back from working at home: companies want the newest, nicest space near a train, and they’ll pay whatever it takes to get it. Hudson Yards was built for that exact company. The market has rewarded it accordingly.

And the market is having a moment. Manhattan just had its busiest first nine months of leasing since 2000, and availability fell to 12.4 percent in the third quarter, from 13.0 percent in the second (Colliers). Midtown Class A asking rents hit $90.57 a foot, the highest since 2008 (Cushman & Wakefield), and the very best buildings are close to sold out, with Manhattan trophy vacancy at a cycle-low 4.9 percent (JLL). Hudson Yards sits at the top of that heap. Its problem isn’t empty desks. It’s that there’s barely a desk to be had.

Four Forces to Monitor

• Deloitte and 70 Hudson Yards put the cranes back up. In 2025 Deloitte committed to roughly 800,000 square feet in a tower that didn’t exist yet, a 22-year deal worth about $2.6 billion and the biggest corporate move the city had seen since 2020. Related and Oxford are building it as New York’s first zero-carbon office tower, and they had the money locked and steel rising by early 2026, with Deloitte due in around 2028. That matters past the one lease. Developers don’t break ground on a brand-new trophy tower unless they’re sure tenants will fight over it, and this is the first ground-up office building Manhattan has started in over five years.
• The flight to quality has a favorite child. Trophy asking rents in Midtown are up 12 percent from a year ago, twice the gain for the other better buildings in its core districts (CBRE). Hudson Yards is the bullseye. Savills had it at 3.8 percent available in the third quarter, the lowest in Manhattan, and Avison Young at 3.7. What’s left goes fast, and it goes for a lot.
• Nobody’s leaving. They’re taking more. BlackRock already runs its global headquarters out of 50 Hudson Yards, and in late 2025 it grabbed another 194,000 feet on top of that. Wells Fargo, with a couple thousand people already at 30 Hudson Yards, is moving roughly 2,300 more across the street into 50. KKR doubled its space at 30. When your biggest tenants keep writing bigger checks instead of quietly shrinking, that tells you what you need to know.
• The casino died; the housing lives. For two years the empty western half was going to be a $12 billion Related-Oxford-Wynn casino. The neighborhood revolted, and in May 2025 the whole thing collapsed. A month later the City Council blessed a different plan, and the tax deal to pay for the $2 billion deck over the tracks: roughly 4,000 apartments, a 6.6-acre park, a school, a hotel, and a couple million more feet of office. It will take years, but it’s a reminder that this place is only half built.

How Much Does Hudson Yards Office Space Cost?

Let’s talk money, because here the conversation is short and a little brutal. There’s no value tier to fall back on. It’s almost all Class A, and what you pay comes down mostly to which lobby you walk through.

The blended submarket figures look almost reasonable, mid-90s a foot: Cushman & Wakefield’s Penn Station submarket averaged $96.17 in the third quarter, and CBRE’s Penn District/Hudson Yards district $96.42. Both fold in the older buildings around Penn Station, which ask far less than the towers. Inside the towers it’s another world. Savills put the Hudson Yards average at $134.45 a foot, and direct space in the marquee buildings runs from the low 120s into the 150s. The top floors of 70 Hudson Yards have been floated near $200. So the honest question isn’t what Hudson Yards costs. It’s whether you actually need to be in the trophy core.

For some tenants the answer is obviously yes. A bank with clients in the lobby every morning, a law firm recruiting against the biggest names, a company that needs a headquarters that photographs well, they pay the premium and never look back. Everyone else does fine in a renovated building on the edge, or they walk ten minutes to Chelsea or the Penn District and Garment area and pay far less for the same trains. Whichever camp you’re in, work out how much room you actually need before you fall for a view. Our Office Space Calculator sorts that in a few minutes.

Class A and Trophy Space

For all practical purposes, this is a trophy market, and the buildings that define it are some of the newest and most expensive ever put up in this city.

Start with 50 Hudson Yards, the biggest building in the neighborhood at nearly 3 million square feet and, at a reported $3.9 billion, the priciest office tower ever built in New York. Foster + Partners designed it, it opened in 2022, and it holds BlackRock’s global headquarters, nineteen floors of Meta, plus Truist, ServiceNow, and XTX Markets. Next door, 30 Hudson Yards runs 1,296 feet into the sky with the Edge observation deck cantilevered off its side, and houses KKR, Warner Bros. Discovery, Wells Fargo, and a roster of banks and law firms. Those two are the gravity well everything else orbits.

The rest fills in around them. 10 Hudson Yards, the first one up, has wide column-free floors and a little bridge straight onto the High Line; L’Oreal, Tapestry, SAP, and BCG sit inside. 55 Hudson Yards is the boutique one, where the hedge funds and law firms cluster: Point72, Silver Lake, Milbank, and the rest. A block over at Manhattan West, Brookfield landed Skadden, EY, Accenture, KPMG, Amazon, and JPMorgan. And up on the boulevard, Tishman Speyer’s Spiral, with greenery tumbling down its terraces, anchors Pfizer and was nearly full by early 2025.

If you’re trying to work out what really separates a true trophy building from ordinary Class A, we get into that in how trophy buildings set themselves apart, and we rank the field in our top Class A buildings in Midtown.

The Class B and C Question

Most neighborhoods we write about have a deep bench of older, cheaper, character-filled space. Hudson Yards basically skipped that. It went up all at once, brand new, for big corporate tenants, so the worn-but-charming Class B and C lofts (here’s what Class A, B, and C actually mean) that fill Midtown South or the Financial District never really got a foothold here.

There are a few relative bargains if you know where to look. The edge, out toward Ninth Avenue and Penn, has a handful of renovated buildings priced under the towers; Hudson Commons at 441 Ninth Avenue, gutted and rebuilt with floor-to-ceiling glass and its own lounge, is the one people mean. But if the budget is what matters and you don’t need “Hudson Yards” on your letterhead, the honest move is to walk a few blocks. Chelsea is right downstairs. The Penn District and the Garment area sit on the same trains for less. And if it’s real exposed-brick loft space you’re after, that’s a SoHo or Chelsea hunt, not this one. Our best neighborhoods for small businesses guide weighs the options, and if you’re outgrowing a coworking desk, making the jump to your own office is the walk-through.

Lease Concessions and Effective Rent

Even up here, there’s a deal to be cut, especially with good credit and a long lease. The usual mistake is to fight hard on the headline rent, win a couple of dollars and sign. Tenants rarely push on the two things worth far more: months of free rent and the money the landlord puts toward your build-out. That’s where the real value hides.

The ranges below come from deals we’ve actually done (Metro Manhattan internal research) and assume the 7-to-15-year terms that are normal for trophy space. Go shorter and they shrink. If you’re weighing how long to commit, our 3, 5, or 10-year lease term breakdown walks through the trade-offs.

Two things to keep straight. Your real rent, after the free months and the build-out money are counted, usually lands well below the number on the term sheet; our concessions breakdown does that math. And that build-out check is only worth what it actually builds, so read up on who pays for an office build-out before you sit down across the table.

Which Business Fits Hudson Yards?

Hudson Yards pulls a particular crowd: companies with money, and a war for talent to win. Finance and the big professional-services firms set the tone, with tech, media, pharma, and law filling in. Because it’s nearly all new Class A, the buildings don’t sort by industry as rigidly as older parts of the city. Still, matching your business and headcount to the right tower will save you a month of tours that go nowhere. The table below shows where each kind of business tends to fit.

A word for the smaller shops: this neighborhood wasn’t built for you, and there’s no shame in admitting it. The floors are big, the rents are bigger, and the leases are written for companies ten times your size. If you’re under about 5,000 feet and you’re set on the area, your best shots are the edge and the sublease market, where somebody else’s leftover space can occasionally slip you into a great building for less. Skim the questions worth asking before you sign first. Otherwise, a few blocks east or south will treat your budget a lot better.

Top Office Buildings and Amenities in Hudson Yards

Out here, amenities aren’t a perk, they’re the sales pitch, and they’re aimed squarely at the people you’re trying to get back to the office. The place was built as its own little city, with more than a hundred shops and restaurants, the Edge observation deck, a luxury hotel, parks, and the river path right out back. The Vessel reopened in 2024 behind new mesh, and again for the season in spring 2026. The towers one-up each other on amenity floors, terraces, gyms, conference centers, and big sunlit floors with no columns in the way. Roughly three tiers:

Trophy tier (30, 50, 55 Hudson Yards; The Spiral): private amenity and conference floors, terraces, restaurants worth eating at, fitness, the full smart-building works, LEED on the wall, and a covered walk to the 7 train. This is the ceiling of the New York market.

New and standard trophy (70 Hudson Yards, 10 Hudson Yards, 1 and 2 Manhattan West): column-free floors, generous terraces, current systems, and amenity packages built for the way people work now. 70 Hudson Yards pushes it further: all-electric and zero-carbon, a members-style amenity floor, a media studio, even crash suites for staff flying in overnight.

The edge (441 Ninth Avenue and the renovated buildings near it): refreshed lobbies, tenant lounges, conference rooms, bike storage, and floor-to-ceiling glass, all for noticeably less than the towers.

Featured Buildings

• 30 Hudson Yards (Tenth Avenue and 33rd Street): the 1,296-foot centerpiece, home to the Edge, the Peak restaurant, KKR, Warner Bros. Discovery, and Wells Fargo. See the building profile.
• 50 Hudson Yards: Foster + Partners’ nearly 3 million SF tower, the neighborhood’s largest and the priciest office building ever built in New York, anchored by BlackRock and Meta. See the building profile.
• 10 Hudson Yards: the first one up, with wide column-free floors and a private bridge onto the High Line; L’Oreal, Tapestry, SAP, and BCG inside. See the building profile.
• 55 Hudson Yards: the KPF-designed boutique tower the finance and law crowd favors, with Point72, Silver Lake, MarketAxess, and Milbank. See the building profile.
• 70 Hudson Yards (under construction, 2028): Related and Oxford’s all-electric, zero-carbon tower on Hudson Boulevard, anchored by Deloitte’s roughly 800,000 SF.
• The Spiral (66 Hudson Boulevard): Tishman Speyer’s terraced tower, anchored by Pfizer and nearly full by early 2025. See the building profile.
• One Manhattan West (401 Ninth Avenue): Brookfield’s 995-foot tower, home to Skadden, Ernst & Young, and Accenture. See the building profile.
• 5 Manhattan West (450 West 33rd Street): Brookfield’s redeveloped Class A building, home to Amazon and JPMorgan Chase. See the building profile.
• Hudson Commons (441 Ninth Avenue): a gut-renovated building on the edge, the neighborhood’s clearest relative value. See the building profile.

See all Hudson Yards buildings or filter active listings by size and price.

Major Office Landlords in Hudson Yards

Who your landlord is matters almost as much as which building you pick, and out here the list is short. The core belongs to Related and Oxford, the two firms that dreamed up the whole project, usually with Mitsui Fudosan’s money in the mix. Brookfield, with Qatar’s sovereign fund, owns Manhattan West. Tishman Speyer owns The Spiral. A couple of smaller names hold buildings out on the edge. They all bargain differently, and a broker who’s closed deals with them knows who will fund your build-out and who will dig in on every clause. If you want the lay of the land, here are the biggest office landlords in NYC.

Transportation and Commuting to Hudson Yards

Transit is half the reason this neighborhood exists at all; the city literally extended a subway line to build it. The 7 train stops right underneath and Penn Station is a few blocks east, so for an address this far west, getting here is easy. It’s also the strongest card you can play when you’re trying to talk a team into coming back in. Plug a home address into our Commute Calculator and let the numbers do the arguing.