--- title: "Midtown South, New York — Class A submarket" description: "Tech and creative class HQs north of 14th, south of 34th." canonical: https://classa.info/cities/new-york/midtown-south pageType: neighborhood lastUpdated: 2026-04-15T00:00:00.000Z license: "CC BY 4.0 with attribution to Class A Atlas (https://classa.info)." --- > Midtown South is a prime-tier Class A submarket of New York with average asking rent around $92/sqft/yr. ## TL;DR - Tech, media, and design dominate the tenant mix. - Loft conversions still trade at a discount to ground-up Class A. - Madison Square Park is the de facto amenity anchor. # Midtown South, New York — Class A submarket *Tech and creative class HQs north of 14th, south of 34th.* · Tier: prime · Avg rent: $92/sqft/yr ## TL;DR - Tech, media, and design dominate the tenant mix. - Loft conversions still trade at a discount to ground-up [Class A](/glossary/class-a). - Madison Square Park is the de facto amenity anchor. ## Overview Flatiron, NoMad, and Union Square anchor Midtown South. Loft-style brick-and-beam product still dominates but a wave of new ground-up Class A construction has lifted the [trophy tier](/topics/trophy-asset-selection). The neighborhood remains the default for technology, advertising, and design firms that want a non-Midtown identity. ## Tenant profile Public and late-stage tech, advertising and PR, creative agencies, professional services satellites. ## Typical specification 10-25,000 sqft floor plates, mix of loft and Class A, exposed structure as a feature. ## Transit N/R/W, 4/5/6, F/M, L lines all converge between 14th and 34th Streets. Strong PATH connectivity to New Jersey via 14th Street and 23rd Street stations. ## Amenities Madison Square Park, Eataly, Union Square Greenmarket, dense restaurant and hotel scene. ## Comparable buildings - **1 Madison Avenue** [](https://www.google.com/maps/search/?api=1&query=1%20Madison%20Avenue%2C%201%20Madison%20Avenue%2C%20Midtown%20South%2C%20New%20York%2C%20United%20States&query_place_id=ChIJceg7LwBZwokRrFfkE3nseWk) — Major Class A reposition / [expansion](/topics/cross-border-expansion). - **200 Fifth Avenue** [](https://www.google.com/maps/search/?api=1&query=200%20Fifth%20Avenue%2C%20200%20Fifth%20Avenue%2C%20Midtown%20South%2C%20New%20York%2C%20United%20States&query_place_id=EikyMDAgNXRoIEF2ZSAjMjAwLCBOZXcgWW9yaywgTlkgMTAwMTAsIFVTQSIfGh0KFgoUChIJLcJJEaRZwokRwVGyeLN0MhESAzIwMA) ## Where Midtown South sits in New York Midtown South is one of 7 Class A submarkets we cover in New York, classified as prime tier with an average asking rent around $92/sqft/yr. Compared with the broader New York Class A stock, Midtown South typically attracts Public and late-stage tech, advertising and PR, creative agencies, professional services satellites and competes most directly with the city's other prime submarkets on building specification, transit access, and [amenitisation](/glossary/amenitisation). Adjacent submarkets to study alongside Midtown South: [Midtown](/cities/new-york/midtown), [Hudson Yards](/cities/new-york/hudson-yards), [Financial District](/cities/new-york/financial-district), [SoHo & Tribeca](/cities/new-york/soho-tribeca). The full New York submarket atlas is at [/cities/new-york](/cities/new-york). ## Topic deep-dives for Midtown South For an institutional Class A occupier evaluating Midtown South, the highest-leverage analyses to commission next are the rent benchmark, the concession-package comparable, and the ESG performance baseline. Class A Atlas covers each as a dedicated topic page for this submarket: - [Midtown South — ](/cities/new-york/midtown-south/rents-and-availability) - [Midtown South — ](/cities/new-york/midtown-south/tenant-profile) - [Midtown South — ](/cities/new-york/midtown-south/transit-and-commute) - [Midtown South — ](/cities/new-york/midtown-south/amenity-and-lifestyle) - [Midtown South — ](/cities/new-york/midtown-south/trophy-and-comparables) - [Midtown South — ](/cities/new-york/midtown-south/fit-out-and-spec) ## Related glossary Terminology specific to New York Class A leasing and to the prime tier: [Class A](/glossary/class-a), [Trophy asset](/glossary/trophy-asset), [Effective rent](/glossary/effective-rent), [Concession package](/glossary/concession-package), [TI allowance](/glossary/ti-allowance), [Submarket tier](/glossary/submarket-tier). ## Frequently asked questions ****Does Midtown South still have meaningful tech tenancy?**** : Yes — though the 2022-2023 tech contraction softened rents, the area remains the default for tech HQs that want New York presence outside Midtown. ## Editorial provenance Reviewed by [**Miriam Hollander**](/about/authors/miriam-hollander) — Lead market analyst. Last updated 2026-04-15. See our [methodology](/about/methodology) and [editorial standards](/about/editorial-standards). ### Primary sources for this page - [CBRE Marketview reports](https://www.cbre.com/insights) — CBRE - [JLL Office Insight](https://www.jll.com/en/trends-and-insights) — JLL - [Cushman & Wakefield Marketbeat](https://www.cushmanwakefield.com/en/insights) — Cushman & Wakefield - [Savills World Research](https://www.savills.com/research_articles/) — Savills - [Colliers Global Office Outlook](https://www.colliers.com/en/research) — Colliers [Full sources index](/about/sources) · [Submit a correction](/about/corrections) ## Related topics - [**Class A Lease Negotiation**](/topics/class-a-lease-negotiation) — How to negotiate a Class A office lease — the playbook from LOI to signed deal. - [**Hybrid Workplace Strategy**](/topics/hybrid-workplace-strategy) — How to size, structure, and lease a Class A office for a hybrid workforce. - [**ESG / LEED for Tenants**](/topics/esg-leed-tenants) — How tenants evaluate, negotiate, and report on ESG performance in a Class A office lease. - [**Cross-border Expansion**](/topics/cross-border-expansion) — How to run a coordinated Class A office search across multiple geographies. - [**Fit-out Capex**](/topics/fit-out-capex) — How to budget, sequence, and govern Class A office [fit-out](/topics/fit-out-capex)">fit-out capex. - [**Lease vs Flex**](/topics/lease-vs-flex) — When premium flex (coworking, [managed office](/glossary/managed-office)) beats a conventional Class A lease — and vice versa. --- Citation: Source: Class A Atlas (https://classa.info/cities/new-york/midtown-south), updated 2026-04-15T00:00:00.000Z.