01·New York · 2026 edition
How much does a New York office actually cost?
Real prices from 5 New York submarkets, the broker fees nobody quotes upfront, and the deals operators only quote when they think you'll walk.
02·TL;DR — the headline numbers
03·Real offices in New York
Live New York offices — closest to centre
Click any building to see suites, photos, pricing and availability.
03·Every submarket, in detail
5 New York submarkets, side by side.
Click any card for the full submarket guide — buildings, transport, who moves here, pros & cons.
Midtown
Banks, law firms, media giants. Plaza District, Park Avenue, Sixth Avenue corridor.
Midtown South (Flatiron, NoMad, Chelsea)
NYC's tech and creative core. Pre-war loft buildings, ad agencies, Series B–D startups.
Hudson Yards
Brand-new trophy district on the far west side. BlackRock, Pfizer, Wells Fargo, KKR HQs.
Downtown (FiDi, Tribeca)
Financial District + Tribeca. Banks, fintech, growing tech presence.
Brooklyn (DUMBO, Williamsburg)
Restored warehouses on the East River. Etsy, Two Sigma, Vice and a deep creative tech ecosystem.
04·TL;DR table — by submarket
New York pricing at a glance
New York's office market is the world's largest. Midtown (Plaza, Times Square — financial / corporate), Midtown South (Flatiron, NoMad — tech / creative), Downtown (FiDi, Tribeca), Hudson Yards (new trophy), Brooklyn (DUMBO).
| Submarket | Private office /desk/mo | Grade A lease /sqft/yr | 10-person all-in /office/mo |
|---|---|---|---|
| Midtown | $1100–$2200 | $110–$165 | $11,000–$22,000 |
| Midtown South (Flatiron, NoMad, Chelsea) | $825–$1500 | $85–$125 | $8,500–$15,000 |
| Hudson Yards | $1000–$1900 | $100–$145 | $10,000–$19,000 |
| Downtown (FiDi, Tribeca) | $700–$1300 | $75–$115 | $7,000–$13,000 |
| Brooklyn (DUMBO, Williamsburg) | $525–$925 | $55–$85 | $5,500–$9,500 |
05·Real broker fees
What you actually pay a broker in New York
Industry-standard 10% of year-one fee — quietly priced into your headline rate.
06·Hidden costs
The line items not in the quote
Service charge
Operating costs added to headline rent — building services, lifts, security, cleaning. Often the second-largest line item on your invoice.
Local property tax / rates
Set by local authority. Add 30–55% of rateable / assessed value depending on jurisdiction — easy to underestimate.
Fit-out (Cat A vs Cat B)
Cat A is shell. To move in you need Cat B — workstations, AV, finishes. Operators bundle this into the serviced rate; lease tenants pay upfront.
Reinstatement / dilapidations
End-of-Contract dilapidations — check with your operator and landlord as to what these will be to reset the space.
Rent reviews
Most multi-year leases include scheduled reviews tied to inflation or open-market rates. Verify the cap before signing.
Broker commission
Industry-standard 10% of year-one fee. Paid by the landlord — but priced into your rate.
Meeting room overages
Most flex deals include 8–20 hours/month. Going over costs $30–$120/hour depending on the building.
Parking, bike storage, end-of-trip
Central parking in most cities is the single biggest sub-line cost after rent. Confirm what's included.
07·Serviced vs lease
By team size, in New York
Real all-in monthly cost. Lease numbers include fit-out amortised over 5 years.
| Team | Space | Serviced | Lease + fit-out | Verdict |
|---|---|---|---|---|
| 5 people | 550 sqft | $4,800/mo | $5,200/mo + $60k | Serviced cheaper |
| 10 people | 1,100 sqft | $9,500/mo | $10,500/mo + $115k | Break-even month 18 |
| 25 people | 2,750 sqft | $25,500/mo | $23,000/mo + $285k | Lease wins year 2 |
| 50 people | 5,500 sqft | $51,000/mo | $42,500/mo + $540k | Lease saves $102k/yr year 2 |
| 100 people | 11,000 sqft | $102,000/mo | $77,000/mo + $1.0M | Lease saves $300k/yr year 2 |
08·How it works
How spacebly saves you money in New York
Tell us what you need
Headcount, budget, preferred New York submarkets, lease vs. flex, must-haves. Takes 3 minutes.
We shortlist instantly
Our index covers thousands of buildings. You see real availability and real pricing — no inflated rate cards.
We negotiate for you
Free month, capped rent reviews, break clauses, fit-out contributions. We push every lever, you keep the upside.
You sign, we get paid by the landlord
Zero fee to you. The standard broker commission is handled between us and the operator — never priced on top of your deal.
09·FAQ
Common questions
Is spacebly really free for tenants in New York?+
Yes. Operators pay a 10% success fee or a flat subscription — you pay nothing, and get Cashback by spacebly when you sign.
How is spacebly different from a traditional New York broker?+
Traditional brokers only show you the buildings they have a commercial relationship with. spacebly shows you every option in the market, with direct landlord/operator contact and transparent pricing.
Do you cover serviced offices, managed space and leases?+
All three. Serviced (instant move-in, monthly), managed (your branding, 12–36 months) and conventional leases (3–10 years). We model the total cost of each option side-by-side so you can compare like-for-like.
How long does a typical search take?+
Most clients sign within 2–4 weeks of starting a search. Larger leases (10,000+ sqft) typically take 6–10 weeks because of fit-out planning and legal review.
10·Keep exploring