Jersey City & Hoboken Commercial Real Estate
Hudson County's Gold Coast — anchored by Jersey City's Exchange Place, Newport, and Hoboken's waterfront — is a back-office and HQ magnet for financial services, insurance, life sciences, and consumer brands drawn by PATH access to Lower Manhattan in under 10 minutes and asking rents materially below the East River. Major 2024-2025 commitments from Bank of America (consolidating at Newport Tower), Lord Abbett (new global HQ at 30 Hudson), and Unilever (new U.S. HQ at Waterfront Corporate Center) have driven the strongest Class A absorption the waterfront has seen in a decade.
Why Hudson County (Jersey City / Hoboken)
PATH from Exchange Place, Grove Street, Newport, and Hoboken puts tenants at WTC or 33rd Street in 5-15 minutes — cheaper labor draw than Midtown with the same commute pool.
Trophy Class A waterfront towers at a meaningful discount to Manhattan, plus NJ EDA Aspire and Emerge incentives that can offset relocation and fit-out for large tenants.
Newport, Grove Street, Washington Street (Hoboken), and the Powerhouse Arts District deliver residential density, ground-floor retail, and Liberty State Park's 1,200 acres of open space — an amenity mix suburban NJ submarkets cannot match.
Cost snapshot
| Class A asking (Hudson Waterfront average) | Mid-$40s per SF, full-service (Q3 2025 waterfront avg ~$46.65/SF) |
| Class A trophy waterfront (Jersey City & Hoboken) | Low-$50s to high-$60s per SF for river-facing high floors |
| Overall waterfront vacancy | Roughly 24-25%, improved from a 25.8% peak at year-end 2024 |
| Parking (monthly, waterfront garages) | $300-$500 per space, tenant-negotiated in most Class A leases |
| TI package (10-year deal, Class A) | $75-$110 per SF plus concessions in the current landlord-competitive market |
| As of Q3 2025 (source) | Cushman & Wakefield NJ Office MarketBeat Q3 2025; Newmark Northern NJ; Commercial Observer 2024-2025 leasing coverage |
Bands are current-market ranges; specific building rents vary by class, view, floor, and TI package. Text a broker for a real quote.
Anchor tenants / employers
- JPMorgan ChaseSole tenant/owner of 575 Washington Blvd, Newport — 807,000 SF, 21 floors
- Bank of America550,000 SF consolidation lease across 21 floors at Newport Tower, 525 Washington Blvd (signed Dec 2023, phased occupancy)
- Fidelity Investments185,000 SF renewal at 499 Washington Blvd (Newport), Sept 2024
- Lord AbbettGlobal HQ — 178,000 SF, top 5 floors of 30 Hudson Street (moved from 90 Hudson, 2025)
- Verisk AnalyticsGlobal HQ, 545 Washington Blvd, Jersey City
- UnileverU.S. HQ — 111,000 SF at Waterfront Corporate Center I, 111 River Street, Hoboken (opened April 2025)
Major landlords / owners
- LeFrak OrganizationNewport master developer — 6M+ SF of Class A waterfront office across seven towers
- 601W CompaniesHarborside 1, 2, 3 (~2M SF, acquired 2023 for $420M) and Harborside 5 (acquired 2024)
- Manulife US REIT10 Exchange Place — 30-story Class A tower
- The Birch Group101 Hudson Street — 1.25M SF tower at Exchange Place
- SJP PropertiesWaterfront Corporate Center I, II, III — 1.5M SF three-building complex on the Hoboken waterfront
Access & amenities
- ·Downtown Manhattan (5-10 min via PATH)
- ·Midtown Manhattan (15-20 min via PATH to 33rd St)
- ·Newark & Newark Liberty (20-25 min)
- ·Bayonne & the Peninsula
- ·Weehawken & Edgewater
- ·Secaucus & the Meadowlands
Angelo Mitlo
Bulldog Broker represents tenants, owners, and investors across Hudson County's Jersey City and Hoboken waterfront submarkets. We track live availability at Newport, Exchange Place, Harborside, and the Hoboken Class A towers, and we know which landlords are aggressive on concessions right now versus holding face rents.
Frequently asked
How do Hudson County waterfront rents compare to Lower Manhattan?+
Hudson Waterfront Class A asking rents averaged around the mid-$40s per SF full-service in Q3 2025, with trophy towers reaching the low-$50s to high-$60s. That's still a meaningful discount to comparable Downtown or Midtown Class A product, and the labor draw is similar because the PATH puts your workforce at WTC in under 10 minutes.
Isn't Veris Residential (formerly Mack-Cali) still the big Jersey City office landlord?+
No — Veris completed its office exit and is now a pure-play multifamily REIT. Its Harborside 1, 2, 3 and 5 buildings were sold to 601W Companies in 2023-2024, and the last Harborside land parcel (8/9) was sold to Panepinto Properties in December 2025. Today the dominant Class A office owners on the JC waterfront are LeFrak (Newport), 601W (Harborside), Manulife US REIT (10 Exchange Place), and Birch Group (101 Hudson).
Is Goldman Sachs still at 30 Hudson Street?+
Goldman built the tower in 2004 (it's still nicknamed the Goldman Sachs Tower) but the firm's global HQ has been at 200 West Street in Manhattan since 2010, and it has been shedding Jersey City space for years. The building's current anchor tenants include Organon (global HQ, ~110,000 SF) and Lord Abbett (global HQ, 178,000 SF as of 2025).
What's driving the recent absorption story on the waterfront?+
Three headline deals: Bank of America's 550,000 SF consolidation at Newport Tower (largest new NJ office lease in a decade), Fidelity's 185,000 SF renewal in Newport, and Unilever moving its U.S. HQ to Waterfront Corporate Center in Hoboken. Together they helped Hudson County post its strongest Class A net absorption since 2015 and pulled the overall waterfront vacancy down from its 25.8% peak.
What incentives are available for a corporate relocation to Hudson County?+
The NJ EDA's Aspire program (for gap financing on transformative projects) and Emerge program (for job creation and retention) are the two most-used tools on the waterfront. Large tenants weighing a NY vs. NJ decision should model both alongside the rent-and-payroll-tax differential before signing an LOI.
Discuss the Hudson County (Jersey City / Hoboken) submarket
Tenant, landlord, or investment
Whether you're shortlisting space, marketing an asset, or evaluating an acquisition in Hudson County (Jersey City / Hoboken), let's walk through the actual current inventory.
Call (201) 484-7005
Direct line to Angelo. NJ Broker Associate #0894102 · Coldwell Banker Commercial.