Manhattan’s Biggest Office Leases 2025

New York office leasing finally shook out of its pandemic-era rut in 2025.

In the year that JP Morgan opened its new $3 billion headquarters at 270 Park Avenue as the ne plus ultra of the workplace, tenants showed that the office is not, in fact, dead.

The kinds of mega-deals that epitomized office leasing’s boom years (we’re looking at you, NYU, taking 1 million square feet) are back, and they’re helping drive the market to record numbers.

Manhattan was on track in December to top 40 million square feet worth of deals for the year, which would be the first time it crossed that number since 2019.

All that activity is helping take a bite out of the glut of space left in the wake of the shutdown: Manhattan availability came down to 14.2 percent in December, according to Colliers. That’s the lowest level since late 2020.

Here are the biggest office leasing deals of 2025.

1) New York University | 770 Broadway | 1,067,383 sf

Steve Roth’s Vornado Realty Trust set the tone for the year in the spring, when it signed NYU to a 1.1 million-square-foot master lease at its 770 Broadway building in Greenwich Village.

The school said the space will be a hub for engineering, science and technology, converting the vacant floors to laboratories, classrooms and workstations. NYU has plans to eventually move some departments from rented space elsewhere as existing leases expire.

For its part, Vornado used some of the $935 million upfront payment NYU made to repay the property’s $700 million mortgage. The lease has a 70-year term with options for NYU to buy the office portion of the building in 2055 and at the end of the lease.

It was the biggest lease in Manhattan since 2018 when WarnerMedia (formerly known as Time Warner) inked a deal for 1.5 million square feet in Related Companies and Oxford Properties Group’s 30 Hudson Yards.

2) Jane Street Capital | 250 Vesey Street | 1,000,000 sf

Jane Street Capital inked a new megalease at Brookfield Properties’ 250 Vesey Street, where the quant trading firm has been growing for the past decade.

The firm signed a new long-term lease for 1 million square feet at the Brookfield Place building in a 400,000-square-foot expansion. The company had originally relocated to the property in 2014 when it signed on for about 117,000 square feet, growing over the years to 600,000 before the recent deal.

Jane Street’s expansion was so big that Brookfield had to relocate its own corporate offices in the building in order to make way for the trading firm’s growing space.

3) Deloitte | 70 Hudson Yards | 807,000 sf

Related Companies signed the accounting and consulting firm Deloitte as the anchor tenant for its latest Hudson Yards tower.

Deloitte agreed to lease 800,000 square feet at 70 Hudson Yards, the 47-story, 1.1-million-square-foot building Related broke ground on in June. The new tower will include a large event space, private dining, a media-podcast studio and “red eye” suites for use after flights.

Deloitte’s big lease is a sign that major companies want to occupy high-quality spaces as they bring workers back to the office, and it’s one of a handful of deals in 2025 that helped kick off new office developments.

4) Citadel | 660 Fifth Avenue | 502,528 sf

Speaking of development-driving tenants, Ken Griffin’s Citadel (which in 2022 partnered with Vornado and Rudin to kick off 350 Park Avenue) is still hungry for more space.

The market-making securities firm signed on for 504,000 square feet at Brookfield Properties’ 660 Fifth Avenue. The owner recently completed a $400 million redevelopment and modernization of the 1.25 million-square-foot building formerly known as 666 Fifth.

Citadel is expected to move from one of its current locations at 350 Park Avenue, which will be torn down (along with 40 E. 52nd Street) and redeveloped by Vornado and Rudin as a 1.8 million-square-foot, 1,600-foot-tall tower designed by Foster + Partners.

Citadel signed on as the anchor tenant, agreeing to take about 850,000 square feet.

5) United Nations Association | Two United Nations Plaza | 425,190 sf

The United Nations consolidated its office space as part of a $500 million development plan for One and Two United Nations Plaza.

The U.N. signed a lease for 425,190 square feet of space across 26 stories at 2 United Nations Plaza, in addition to two stories of retail at 1 United Nations Plaza.

The landlord is the United Nations Development Corporation, a public benefit corporation established by New York State. The redevelopment will include energy-efficient upgrades to some 900,000 square feet of space across the two buildings.

The UNDC plans to issue up to $380 million in bonds to fund the project, underwritten by Goldman Sachs and Siebert Williams Shank.

6) Horizon Media | 75 Varick Street | 360,000 sf

Horizon Media signed a 17-year extension on its 360,000-square-foot space at Hudson Square Properties’ 75 Varick Street, where it’s been a tenant since 2010.

The company — which puts together advertising campaigns for companies like Burger King, GEICO and Peloton — occupies six floors of the 18-story building owned through a partnership among Trinity Church NYC, Norges Bank Investment Management and Hines.

The financial terms of the deal weren’t available, but asking rents in the building were reportedly around $90 per square foot in 2023.

7) Guggenheim Partners | 330 Madison Avenue | 360,000 sf

Investment firm Guggenheim Partners grew its space by about 50 percent as it signed on for another 17 years.

The company expanded from 240,000 square feet to 360,000 square feet when it renewed its space at Munich Re’s 330 Madison Avenue.

Asking rents in the 850,000 square-foot building start in the low $90s per square foot at the base and climb to more than $100 on higher floors. With the Guggenheim deal, the building is 100 percent occupied.

8) Universal Music Group | 2 Pennsylvania Plaza | 336,000 sf

Universal Music Group is leaving its current Broadway digs early in order to relocate to Penn Plaza.

The music publisher signed a 22-year lease for 336,000 square feet at Vornado Realty Trust’s 2 Penn.

The company’s current lease at Jack Resnick & Sons’ 1755 Broadway isn’t set to end until 2028, but UMG plans to finalize its relocation in 2027. UMG is also expanding from its current 242,505-square-foot lease.

9) Amazon | 10 Bryant Park | 330,000 sf

Amazon took over HSBC’s former headquarters space as it continues to gobble up Manhattan office space.

The tech firm signed on for 330,000 square feet at Property & Building Corp’s 10 Bryant Park, formerly known as the HSBC tower. The 30-story building is next to the Lord & Taylor building that Amazon bought in 2020 for $1.2 billion and uses as its Manhattan headquarters.

Amazon’s lease starts at $29.5 million per year and increases to $34.8 million after 10 years.

That wasn’t the only mega lease the company signed this year. Amazon also leased 259,000 square feet at CIM Group and QSuper’s 1440 Broadway.

10) Salesforce | 3 Bryant Park | 310,500 sf

Tech giant Salesforce expanded at its namesake Manhattan office building, even as the company said it was able to cut thousands of jobs due to AI.

The company tacked on 71,000 square feet onto La Caisse’s 3 Bryant Park, bringing its total footprint to about 311,000 square feet and extending its lease to May 2029.

Salesforce will use the additional space for an employee training center, collaboration and hybrid-work areas, as well as space for a customer-focused initiative.