--- title: "Montreal vs New York: Class A office comparison" description: "Side-by-side Class A office comparison for Montreal and New York — rent, vacancy, talent, tax, lease norms, transit, and top submarkets." canonical: https://classa.info/compare/montreal-vs-new-york pageType: comparison lastUpdated: 2026-04-15T00:00:00.000Z license: "CC BY 4.0 with attribution to Class A Atlas (https://classa.info)." --- > Montreal ($28/sqft, 18.6% vacancy) and New York ($102/sqft, 17.4% vacancy) compete on different axes: Montreal on rent and tax and New York on talent depth. ## TL;DR - Class A rent: Montreal $28/sqft vs New York $102/sqft. - Vacancy: Montreal 18.6% vs New York 17.4%. - Talent index: Montreal 86 vs New York 100. - Corporate tax: Montreal 26.5% vs New York 27.5%. - Premium flex/seat/month: Montreal $580 vs New York $1,450. # Montreal vs New York: Class A office comparison **Montreal ($28/sqft, 18.6% vacancy) and New York ($102/sqft, 17.4% vacancy) compete on different axes: Montreal on rent and tax and New York on talent depth.** ## TL;DR - [Class A](/glossary/class-a) rent: Montreal $28/sqft vs New York $102/sqft. - Vacancy: Montreal 18.6% vs New York 17.4%. - Talent index: Montreal 86 vs New York 100. - Corporate tax: Montreal 26.5% vs New York 27.5%. - [Premium flex](/topics/lease-vs-flex)/seat/month: Montreal $580 vs New York $1,450. ## Market data side-by-side | Metric | Montreal | New York| | Region | Americas | Americas| | Country | Canada | United States| | Class A rent (USD/sqft/yr) | $28 | $102| | Class A rent (local) | 38 CAD | 102 USD| | Vacancy | 18.6% | 17.4%| | Trend | flat | rising| | Prime yield | 6.6% | 5.6%| | Premium flex / seat / month (USD) | $580 | $1,450| | Submarkets covered | 5 | 7| | Corporate tax | 26.5% | 27.5%| ## Lease norms | Metric | Montreal | New York| | Typical term | 10 yrs | 10 yrs| | Typical rent-free | 12 mos | 14 mos| | Lease norms | Net leases (tenant pays opex separately). 10-year terms standard. Free rent of 10-14 months and TI of C$60-$100/sqft typical on a 10-year Class A deal. | Manhattan leases are predominantly modified-gross structures with operating-expense and real-estate-tax escalations over a base year. Free rent (12-18 months on a 10-year term) and fit-out-capex">tenant improvement allowances ($130-$180/sqft for high-spec build-outs) are core economic levers. Personal guarantees are uncommon at institutional tenant scale; Good Guy Guarantees remain standard for smaller suites.| | Tax note | 15% federal plus 11.5% Quebec corporate income tax for a combined rate of 26.5%. Quebec offers material tax credits for film/TV, multimedia, and AI/R&D activities. | Combined federal + New York State + NYC corporate income tax effectively reaches 27.5% for most C-corps. New York City Commercial Rent Tax (CRT) applies to Manhattan tenants south of 96th Street paying base rents above $250,000.| ## Talent | Metric | Montreal | New York| | Talent index (0–100) | 86 | 100| | Talent note | Deepest French-English bilingual professional talent in North America. Structural AI research cluster (Yoshua Bengio at MILA, Element AI alumni). Strong aerospace, video games, and creative industries talent. | Deepest white-collar talent pool in the Americas. Average all-in compensation for senior knowledge workers indexes 100 (the global baseline used elsewhere in this Atlas).| ## Transit & commute **Montreal:** STM Métro (four lines), exo commuter rail, and REM automated light rail (opening progressively 2024-25). Downtown is highly walkable and Métro-served. The Underground City connects 33 km of pedestrian passages. **New York:** MTA subway lines, Metro-North, LIRR, and PATH converge on Midtown and the Financial District, anchored by Grand Central, Penn Station, and the Oculus. Class A landlords now factor [commute time](/topics/workplace-talent-strategy) as part of their leasing pitch. ## Top submarkets — Montreal - [**Downtown CBD**](/cities/montreal/downtown-cbd) — [trophy tier](/topics/trophy-asset-selection) · C$52/sqft/yr · ≈ $38.5 PSF/yr USD - [**Griffintown & Old Port**](/cities/montreal/griffintown-old-port) — prime tier · C$44/sqft/yr · ≈ $32.6 PSF/yr USD - [**René-Lévesque West**](/cities/montreal/midtown-rene-levesque) — prime tier · C$42/sqft/yr · ≈ $31.1 PSF/yr USD ## Top submarkets — New York - [**Plaza District**](/cities/new-york/plaza-district) — trophy tier · $145/sqft/yr - [**Hudson Yards**](/cities/new-york/hudson-yards) — trophy tier · $130/sqft/yr - [**Midtown**](/cities/new-york/midtown) — trophy tier · $128/sqft/yr ## Decision criteria ### Pick by cost Montreal is the cheaper Class A market on a USD basis. ### Pick by talent depth New York has the deeper talent index (100/100 vs 86/100). ### Pick by tax Montreal has the lower headline corporate tax (26.5% vs 27.5%). Local incentives can change the effective rate materially. ### Pick by lease optionality Montreal typical term is 10 years with 12 months free; New York runs 10 years with 14 months free. ### Pick by transit Montreal: STM Métro (four lines), exo commuter rail, and REM automated light rail (opening progressively 2024-25). Downtown is highly walkable and Métro-served. The Underground City connects 33 km of pedestrian passages. New York: MTA subway lines, Metro-North, LIRR, and PATH converge on Midtown and the Financial District, anchored by Grand Central, Penn Station, and the Oculus. Class A landlords now factor commute time as part of their leasing pitch. ## Run a 4-city comparison Score Montreal, New York and up to two more markets side-by-side on Class A rent, vacancy, talent, corporate tax, and premium flex pricing — all in USD. [**Run a 4-city comparison →**](/tools/city-comparator) ## Frequently asked questions ****Is Class A office cheaper in Montreal or New York?**** : Montreal is cheaper on a USD basis: $28/sqft vs $102/sqft. ****Which has better talent depth, Montreal or New York?**** : New York indexes higher on talent depth (100 vs 86). ****Which has more sublease availability, Montreal or New York?**** : Montreal carries higher vacancy (18.6% vs 17.4%) and therefore typically more sublease overhang. ****What lease term should I expect in Montreal vs New York?**** : Montreal typical term is 10 years with 12 months rent-free; New York typical term is 10 years with 14 months rent-free. ****How does transit and commuter access compare?**** : Montreal: STM Métro (four lines), exo commuter rail, and REM automated light rail (opening progressively 2024-25). Downtown is highly walkable and Métro-served. The Underground City connects 33 km of pedestrian passages. New York: MTA subway lines, Metro-North, LIRR, and PATH converge on Midtown and the Financial District, anchored by Grand Central, Penn Station, and the Oculus. Class A landlords now factor commute time as part of their leasing pitch. ## 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) --- Citation: Source: Class A Atlas (https://classa.info/compare/montreal-vs-new-york), updated 2026-04-15T00:00:00.000Z.