2026 Manhattan Office Leases

Updated through June 30, 2026.

First-quarter market reporting put Manhattan vacancy at 13.5%, while average asking rent rose to $85.31 per square foot and direct Class A asking rent reached $95.49. At the same time, the earlier 2025 page noted first-half leasing above 20 million square feet and availability near 15%, so the current year starts from a tighter base.

This year also leans harder into concentration. Artificial intelligence demand accelerated, trophy space tightened, and the sublease overhang shrank fast. First-quarter reporting showed AI firms took roughly 1 million square feet in Manhattan, more than their full-year 2025 total, while second-quarter reporting put Manhattan sublease inventory below 11 million square feet, down by more than half from its late-2022 peak.

The 2026 Market in Plain English

Manhattan now acts like two markets at once. Premium space trades tighter and pricier. Older stock still competes on price, speed, and flexibility. That split matters more in 2026 than it did on the 2025 page. Market coverage this year kept returning to shrinking prime inventory, tight Midtown vacancy, Class B and C recovery, Hudson Square momentum, and the quiet strength of smaller deals.

Large tenants still set the tone. The uploaded 2026 tracker includes campus-size or near-campus-size commitments from finance, law, and major corporate users, including 2 million square feet at 2 World Trade Center, 2.4 million square feet at One Bryant Park, 916,000 square feet at 570 Fifth Avenue, 475,000 square feet at One Liberty Plaza, 411,000 square feet at 315 Hudson Street, 378,000 square feet at 28 Liberty Street, and 362,000 square feet at the MetLife Building. Those deals tell tenants one clear thing: if you need top-quality space, large contiguous blocks, or a signature address, you cannot treat 2026 like a slow market.

Smaller users should not read that as bad news. The opposite holds. Because most disclosed deals in the tracker sit at 50,000 square feet or below, tenants in that size band still have real choice. They can move faster, compare more layouts, and use timing to their advantage. In practical terms, the 10,000-to-25,000-square-foot tenant often has more room to negotiate than the full-floor trophy user. That conclusion follows directly from the transaction mix in the year-to-date Manhattan tracker.

Downtown also enters 2026 with more credibility than it had a few years ago. Year-end reporting on Lower Manhattan showed 4.75 million square feet of office leasing in 2025, the strongest downtown total since 2019. The 2026 Manhattan tracker then carried that momentum forward with activity at 2 World Trade Center, 3 World Trade Center, 4 World Trade Center, One World Trade Center, One Liberty Plaza, One Battery Park Plaza, 28 Liberty Street, 55 Water Street, 55 Broadway, and One Seaport Plaza.

Where Tenants Still Have Leverage

Tenants no longer hold blanket leverage across the island. They still hold selective leverage. That distinction should shape every search, tour, and proposal.

Tenant takeaway: if you need highly improved, highly amenitized, transit-rich Class A space, start earlier than you did in 2025. Vacancy tightened, sublease supply thinned, and asking rents rose year over year. Inference matters here: tighter prime inventory usually reduces your ability to wait out a landlord.

Tenant takeaway: if you can consider older stock, second-generation layouts, or buildings that lost tenants to conversions or relocations, you can still press for value. Recent reporting showed Manhattan removed substantial office inventory through conversions and redevelopment, while the uploaded 2026 source set also highlighted a genuine recovery in Class B and C leasing. That mix suggests a narrower but still real negotiation lane for tenants who do not need brand-new tower product.

Tenant takeaway: if flexibility matters, the flex segment deserves another look. Broader coverage pointed to a national co-working rebound in 2026, and the Manhattan tracker supports that theme with multiple flex and hybrid-format commitments, including several new or expanded locations by flexible office operators. In the Manhattan-only tracker, one major operator alone accounts for 361,000 square feet across four separate transactions.

Tenant takeaway: if your team wants boutique, design-forward, or identity-driven space, expect higher rent ambition in the top slice of the market. One 2026 Midtown boutique tower leased office space in the high-$100s to over $200 per square foot, while another 2026 Manhattan lease was reported at $327.50 per square foot. Those prices do not define the whole market, but they do show how aggressively the best product can price when supply stays thin.

The cleanest leverage play for most tenants in 2026 sits between extremes. Move early on premium product. Stay disciplined on commodity product. Use competing options when the layout, buildout, or location feels interchangeable. Press for economics when a building needs momentum. Push for speed when a building already has it.

Where Activity Is Clustering

Hudson Square and Midtown South keep showing up. The tracker includes PayPal at 345 Hudson Street, Tennr at 345 Hudson Street, Google at 315 Hudson Street, a pending whole-building move at 330 Hudson Street, Fanatics at 95 Morton Street, the repeated activity at 902 Broadway, and additional moves in NoMad, Flatiron, and the Broadway corridor. Separate market coverage also singled out Hudson Square as one of the strongest office stories of 2026 and tied AI growth tightly to Manhattan leasing strength.

Midtown stays deep, but it no longer behaves like one uniform zone. Park, Madison, Fifth, Sixth, and the Grand Central corridor generated repeated action at 560 Lexington Avenue, 125 Park Avenue, 245 Park Avenue, 343 Madison Avenue, 900 Third Avenue, 950 Third Avenue, 520 Fifth Avenue, 570 Fifth Avenue, 787 Seventh Avenue, 1185 Avenue of the Americas, 1251 Avenue of the Americas, 1285 Avenue of the Americas, and One Bryant Park. The market takeaway is simple. Tenants still have many choices in Midtown. They just do not have equal leverage in every Midtown pocket.

Downtown deserves more attention from tenants than it got on many older pages. The current tracker shows repeated demand at One World Trade Center, One Battery Park Plaza, 4 World Trade Center, 3 World Trade Center, One Liberty Plaza, 28 Liberty Street, 55 Water Street, 55 Broadway, and One Seaport Plaza. Some users will still prefer Midtown prestige. Others will find that Downtown now offers a stronger combination of scale, transit, efficiency, and relative value than they expected.

Certain buildings also recur often enough to matter. In the Manhattan-only tracker, 902 Broadway, 560 Lexington Avenue, and One World Trade Center each appear four times. Penn 2 and 386 Park Avenue South appear three times. That repetition usually signals something useful for tenants: active ownership, visible momentum, available blocks, or an address that fits current demand patterns.

Year-to-Date Deal Tracker

The tracker below stays focused on Manhattan. It excludes a small set of outer-borough transactions that appeared in the uploaded raw source files, including deals in Long Island City, DUMBO, Downtown Brooklyn, Sunset Park, Williamsburg, and the Bronx.

June

• Niobrara Capital — 11,000 SF. at 545 Madison Avenue.
• Alston & Bird — 170,000 SF. at 51 West 52nd Street.
• Décor Global — 7,000 SF. at 231 West 39th Street.
• Intenseye — 9,000 SF. at 220 West 19th Street.
• Spotter — 17,000 SF. at 25 West 39th Street.
• Three AI firms — multiple leases at 60 Madison Avenue, with sizes not disclosed.
• NYC Education Retirement System — 78,000 SF. at 55 Water Street.
• Medallion Financial — relocated to 9,000 SF. at 667 Madison Avenue.
• Digital Asset — 19,000 SF. at 4 World Trade Center.
• Fenwick & West — expanded to 73,000 SF. at 902 Broadway.
• SFA Agency — expanded to 14,000 SF. at One Battery Park Plaza.
• ARCO Design/Build — 10,000 SF. at 470 Park Avenue South.
• Via Transportation — 55,000 SF. at 2 Park Avenue.
• Kohlberg — relocated to 19,000 SF. at 500 Park Avenue.
• Bluebook Cities — 6,000 SF. at 412 Broadway.
• Parloa — expansion at 1245 Broadway, with size not disclosed.
• Zeal Talent Ventures — 9,000 SF. at 419 Lafayette Street.
• Altana — relocated and expanded to 62,000 SF. at Penn 2.
• The Malin — 19,000 SF. at 10 Astor Place.
• Dynasty Equity — 10,000 SF. at 560 Lexington Avenue.
• Mediaplus Group — 10,000 SF. at 432 Park Avenue South.
• Ameriprise Financial — renewed 38,000 SF. at One World Trade Center.
• London Fischer — undisclosed square footage at Maiden Lane.
• Adapt Community Network — undisclosed square footage at Maiden Lane.
• Jack Resnick & Sons tenants — 58,000 SF. across multiple leases at 250 Hudson Street.
• Veeva — relocated to 62,000 SF. at Penn 2.
• Phia — 9,000 SF. at 37 East 18th Street.
• Edged — 6,000 SF. at 10 Grand Central.
• eBay — 28,000 SF. at 122 Fifth Avenue.
• Google — renewed 411,000 SF. at 315 Hudson Street.
• Servcorp — renewed 10,000 SF. at 1530 Avenue of the Americas.
• Epilepsy Foundation — 4,000 SF. at 322 Eighth Avenue.
• Wave Sports & Entertainment — 8,000 SF. at 145 West 30th Street.
• Simpson Thacher — 916,000 SF. at 570 Fifth Avenue.

May

• ATG Entertainment — expanded to 19,000 SF. at 630 Ninth Avenue.
• Taft — 17,000 SF. at 1155 Avenue of the Americas.
• Abell Eskew Landau — relocated to 8,000 SF. at 1261 Broadway.
• Versant — expanded to 250,000 SF. at Former New York Times Building.
• GKV Architects — 6,000 SF. at 360 Lexington Avenue.
• Marcus & Millichap — expanded to 41,000 SF. at 260 Madison Avenue.
• State of California — 20,000 SF. at 1180 Avenue of the Americas.
• Jones Jones — 5,000 SF. at 44 Wall Street.
• Kirkland & Ellis — expanded to 257,000 SF. at 900 Third Avenue.
• Willkie Farr & Gallagher — expanded to 368,000 SF. at 787 Seventh Avenue.
• Hightouch — 18,000 SF. at 275 Seventh Avenue.
• Shubert Organization — 14,000 SF. at 520 Eighth Avenue.
• Ally Bridge Group — 6,000 SF. at 560 Lexington Avenue.
• Profound — 30,000 SF. at 5-9 Union Square West.
• Prosperity Partners — 24,000 SF. at 575 Madison Avenue.
• Daniel Romualdez — relocated to 6,000 SF. at 10 East 40th Street.
• Baker McKenzie — expanded to 122,000 SF. at 10 Bryant Park.
• VC firm & ad agency — two floors across new leases at 75 Spring Street.
• VTEX — 6,000 SF. at 286 Madison Avenue.
• W Magazine — relocated to 12,000 SF. at One World Trade Center.
• Forus — 25,000 SF. at 109 Wooster Street.
• Phillips Auction House — 23,000 SF. at 950 Third Avenue.
• Vanguarde Digital — 4,000 SF. at 333 West 39th Street.
• Gallet Dreyer & Berkey — 14,000 SF. at 685 Third Avenue.
• Council Advisors — renewed 18,000 SF. at 685 Third Avenue.
• Kuhn Law Group — new tenant at 370 Lexington Avenue, with size not disclosed.
• Corporate Suites — 35,000 SF. at 16 East 34th Street.
• Howden — 32,000 SF. at 151 West 42nd Street.
• LGT Capital Partners — 42,000 SF. at 1251 Avenue of the Americas.
• Michael J. Fox Foundation — relocated to 69,000 SF. at 530 Fifth Avenue.
• Industrious — new location with 28,000 SF. at 875 Third Avenue.
• Parkinson’s Wellness Foundation — expanded to 9,000 SF. at 133 East 58th Street.
• Polar Asset Management Partners — expanded to 13,000 SF. at 41 Madison Avenue.
• Norm AI — relocated to 64,000 SF. at One World Trade Center.
• HDR Engineering — relocated to 75,000 SF. at 7 Penn Plaza.
• Sierra — 94,000 SF. at 11 East 26th Street.
• Jump Trading — 99,000 SF. at 50 Hudson Yards.
• Tennr — 125,000 SF. at 345 Hudson Street.
• Cleary Gottlieb — 475,000 SF. at One Liberty Plaza.

April

• Steve Madden — 60,000 SF. at 501 Seventh Avenue.
• Anthropic — pending lease for the entire building at 330 Hudson Street.
• Tillotson Design Associates — renewed 5,000 SF. at 40 Worth Street.
• U.S. News & World Report — relocated to 10,000 SF. at 31 Penn Plaza.
• Pamella Roland — 10,000 SF. at 462 Seventh Avenue.
• Sportfive — 18,000 SF. at 477 Madison Avenue.
• Athena Club — relocated to 12,000 SF. at 140 Broadway.
• Cipher Digital — 26,000 SF. at 101 Park Avenue.
• Jack Victor — expanded to 11,000 SF. at 8 West 40th Street.
• Moloco — 25,000 SF. at 2 Gansevoort Street.
• Energy Capital Partners — expanded to 70,000 SF. at One World Trade Center.
• Spade Data — 7,000 SF. at 155 West 23rd Street.
• SterlingRisk — 5,000 SF. at 2 Grand Central Tower.
• Heyman Enterprise — relocated to 7,000 SF. at 499 Park Avenue.
• Kombo Technologies — 8,000 SF. at 171 Madison Avenue.
• McDermott Will & Schulte — negotiating 150,000 SF. at 343 Madison Avenue.
• Adaptive Security — subleased 51,000 SF. at 120 Broadway.
• Eldridge Industries — 20,000 SF. at 125 West 57th Street.
• United Atlantic Capital — expanded to 10,000 SF. at 475 Fifth Avenue.
• Robinson+Cole — 48,000 SF. at 100 Park Avenue.
• Apollo Global Management platform company — 50,000 SF. at 590 Madison Avenue.
• Argentic Investment Management — 13,000 SF. at 257 Park Avenue South.
• Hatfield Group — 5,000 SF. at 307 West 36th Street.
• Raiden Electric — 7,000 SF. at 45 West 45th Street.
• Populous — expanded to 17,000 SF. at Starrett-Lehigh Building.
• Private Export Funding — relocated to 10,000 SF. at 880 Third Avenue.
• CFC USA — 13,000 SF. at 5 Penn Plaza.
• Syscom Global Solutions — renewed 15,000 SF. at 55 Broadway.
• Robin Hood — 53,000 SF. at 841 Broadway.
• Serino Coyne — undisclosed square footage at 1450 Broadway.
• Promethean Builders — undisclosed square footage at Chelsea Tower.
• AccuWeather — undisclosed square footage at Chelsea Tower.
• Adyen — 90,000 SF. at Fifth Avenue campus.
• Marex — relocated to 40,000 SF. at 560 Lexington Avenue.
• TQ Ventures — 7,000 SF. at 96 Spring Street.
• Sher Tremonte — renewed 26,000 SF. at 90 Broad Street.
• Mount Sinai OB-GYN Groups — relocated to 7,000 SF. at 348 Amsterdam Avenue.
• Corcoran Group — 15,000 SF. at 381 Park Avenue South.

March

• Agentio — 20,000 SF. at 295 Fifth Avenue.
• NYC Alliance — 50,000 SF. at 1441 Broadway.
• AvePoint — 8,000 SF. at Penn 2.
• Melius AI — 5,000 SF. at 205 West 28th Street.
• VCT Holdings — 35,000 SF. at One Seaport Plaza.
• Hudson Companies — undisclosed square footage at 902 Broadway.
• Broadway Builders — undisclosed square footage at 902 Broadway.
• Ledger — new NYC headquarters at 817 Broadway, with size not disclosed.
• Headlands Technologies — 12,000 SF. at 520 Fifth Avenue.
• MFA Financial — 12,000 SF. at 520 Fifth Avenue.
• J Companies — 5,000 SF. at 18 East 41st Street.
• BFC Partners — 14,000 SF. at 17 State Street.
• Fedcap — 38,000 SF. at 39 Broadway.
• Berkshire Blanket & Home — renewed 10,000 SF. at 60 Madison Avenue.
• Chelsea Lighting — expanded to 14,000 SF. at 14 Penn Plaza.
• Ford Models — 12,000 SF. at 36 East 31st Street.
• Bank of America — expanded to 2.4 million at One Bryant Park.
• Industrious — expanded to 292,000 SF. at Tower 49.
• Optiver — expanded to 92,000 SF. at 360 Park Avenue South.
• Point72 — 60,000 SF. at The Spiral.
• WeWork — new location with 37,000 SF. at 511 Fifth Avenue.
• Two financial services firms — multiple leases at 1185 Avenue of the Americas, with sizes not disclosed.
• TD Securities — expanded to 181,000 SF. at 125 Park Avenue.
• SHoP Architects — expanded to 56,000 SF. at Woolworth Building.
• Carlyle Group — 150,000 SF. at 245 Park Avenue.
• Harvey AI — expanded to 185,000 SF. at One Madison.
• Brown Advisory — 35,000 SF. at 520 Madison Avenue.
• Clay — 163,000 SF. at 11 Madison Avenue.
• BrightTower — 14,000 SF. at 41 Madison Avenue.
• Zoller Equity Partners — 9,000 SF. at 600 Lexington Avenue.
• South Korean Government — 43,000 SF. at 445 Park Avenue.
• Manhattan Community Board 4 — relocation to 630 Ninth Avenue, with size not disclosed.
• Uber — expanded to 86,000 SF. at 3 World Trade Center.
• Networx Systems — 6,000 SF. at 1040 Avenue of the Americas.
• mTrade — undisclosed square footage at 20 West 55th Street.
• LeverageEd — undisclosed square footage at 20 West 55th Street.
• Steadfast Financial — 22,000 SF. at 450 Park Avenue.
• MiQ — expansion at 261 Fifth Avenue, with size not disclosed.
• Chimera Investment — 22,000 SF. at 1 Rockefeller Plaza.
• Pandora Jewelry — undisclosed square footage at 1540 Broadway.
• Woori Bank — undisclosed square footage at 1540 Broadway.
• Snowflake — 83,000 SF. at 7 Times Square.
• Latham & Watkins — expanded to 131,000 SF. at 1285 Avenue of the Americas.
• SummitTX Capital — relocated to 18,000 SF. at 560 Lexington Avenue.

February

• Bond Aviation — 5,000 SF. at Meatpacking District.
• Primary Ventures — 26,000 SF. at 386 Park Avenue South.
• Sigma Computing — 26,000 SF. at 386 Park Avenue South.
• Jasani Designs — 4,000 SF. at 64 West 48th Street.
• Manhattan Psychiatry Group — 5,000 SF. at 515 Madison Avenue.
• Emerging Markets Advisory — 4,000 SF. at 30 Wall Street.
• American Express — 2,000,000 SF. at 2 World Trade Center.
• Unity Building Services — 4,000 SF. at 389 Fifth Avenue.
• Industrious — 23,000 SF. at 386 Park Avenue South.
• Fanatics — 210,000 SF. at 95 Morton Street.
• Epic Insurance — expanded to 26,000 SF. at 1140 Avenue of the Americas.
• Helping People With Autism — renewed 13,000 SF. at Garment District.
• King & Wood Mallesons — 8,000 SF. at 600 Fifth Avenue.
• Forge Growth Infrastructure — 7,000 SF. at 430 West Broadway.
• AirOps — 14,000 SF. at 218 West 18th Street.
• Ensis Partners — first NYC office at 230 Park Avenue, with size not disclosed.
• East West Bank — 38,000 SF. at 345 Park Avenue.
• Groombridge — 43,000 SF. at 1185 Avenue of the Americas.
• TransUnion — 30,000 SF. at 1155 Avenue of the Americas.
• Zelouf — 14,000 SF. at 209 West 38th Street.
• NYC Independent Budget Office — 19,000 SF. at One Battery Park Plaza.
• Linklaters — expanded to 48,000 SF. at 1290 Avenue of the Americas.
• Xfinity Creative — 14,000 SF. at 75 Rockefeller Plaza.
• Verneek — 7,000 SF. at 171 Madison Avenue.
• Industrious — new coworking location with 18,000 SF. at 902 Broadway.
• Bluefish — 17,000 SF. at 315 Park Avenue South.
• Turner & Townsend — 24,000 SF. at 100 Park Avenue.
• Order.co — subleased 12,000 SF. at 11 East 26th Street.
• StoneX — expanded to 95,000 SF. at 230 Park Avenue.
• Bank of Montreal — 82,000 SF. at 151 West 42nd Street.
• WorkOS — 6,000 SF. at 466 Broome Street.
• JPMorgan Chase — expanded to 159,000 SF. at Five Manhattan West.
• DoorList — relocation to 322 Eighth Avenue, with size not disclosed.
• Heightened Security — 4,000 SF. at 247 West 37th Street.
• Burlington Stores — expanded to 206,000 SF. at 1400 Broadway.
• New Zealand Government — renewed 12,000 SF. at 600 Third Avenue.

January

• Cigna — renewed 55,000 SF. at 2 Grand Central Tower.
• Kira Learning — 16,000 SF. at 11 Park Place.
• Flowglad — first NYC office at Chelsea, with size not disclosed.
• Withers — 33,000 SF. at 350 Rock.
• Candid Health — 29,000 SF. at 675 Avenue of the Americas.
• Jackson Laboratory — 41,000 SF. at Hudson Research Center.
• Perplexity — expanded to 22,000 SF. at Near Union Square.
• Betches — undisclosed square footage at 360 Park Avenue South.
• Angeles Wealth Management — undisclosed square footage at Rolex Tower.
• Sessa Capital — expanded to 10,000 SF. at 888 Seventh Avenue.
• MIC Capital Partners — expanded to 55,000 SF. at 375 Park Avenue.
• South African Consulate — 31,000 SF. at 805 Third Avenue.
• Convene parent company — new venue or office in Flatiron District, with size not disclosed.
• United Hospital Fund — renewal at 1411 Broadway, with size not disclosed.
• Modern Life — relocation to 134 Spring Street, with size not disclosed.
• Dandy — 37,000 SF. at 22 Cortlandt Street.
• EliseAI — 109,000 SF. at 401 Fifth Avenue.
• Watershed Technology — 15,000 SF. at 440 Lafayette Street.
• Cochran Law Firm — 14,000 SF. at 17 State Street.
• Penta Group — 11,000 SF. at 111 West 33rd Street.
• Retail by MONA — expansion at 477 Madison Avenue, with size not disclosed.
• Graphite — 24,000 SF. at 148 Lafayette Street.
• The Ancillary Project — 6,000 SF. at 36 East 31st Street.
• PayPal — 261,000 SF. at 345 Hudson Street.
• Hex Technologies — 12,000 SF. at 250 Park Avenue South.
• Gibson Dunn — renewed 362,000 SF. at MetLife Building.
• Amiee Lynn — renewed 29,000 SF. at 366 Fifth Avenue.
• Purple — 24,000 SF. at 16 Madison Square West.
• Nasco Stone + Tile — 5,000 SF. at 45 East 20th Street.
• Natixis — relocated to 203,000 SF. at 1633 Broadway.
• EXL — expanded to 30,000 SF. at 320 Park Avenue.
• Alaffia Technology — 7,000 SF. at 446 Broadway.
• ElevenLabs — 12,000 SF. at 40 Crosby Street.
• New York State Attorney General — expanded to 378,000 SF. at 28 Liberty Street.

---

Our year-to-date Manhattan tracker, drawn from the uploaded January-through-June source set, shows 225 Manhattan transactions. Of those, 138 were new leases, or about 61% of the total. Another 36 were expansions, 20 were relocations, and 14 were renewals. Among the 196 deals with disclosed sizes, the tracker totals about 14.93 million square feet. Yet the most useful tenant signal sits lower in the stack: 112 of those 196 disclosed deals were 25,000 square feet or less, and 145 were 50,000 square feet or less. That means smaller and mid-sized users still drive most transaction count, even while a handful of giant commitments dominate the headlines.

Fill out our 📋online form or give us a call today 📞212-967-2061 — let’s find the right options for your business.

---

Resources

•NYC MyCity Business