🚨Manhattan office leasing hit 10.6 MSF in Q3 2025, up 20% QoQ, bringing the year-to-date total to 31.7 MSF — the strongest first-three-quarter tally since 2002. Availability fell 100 bps QoQ to 16.2%, the fifth consecutive drop, as flight-to-quality drives tenants toward top-tier assets. Class A Midtown asking rents climbed to ~$86.35/SF (+1% QoQ), with trophy floors exceeding $90/SF. The tightening backdrop improves absorption and cash-flow visibility for lenders and investors underwriting 2026 refis.
Q3 2025 Leasing Volume: 10.6 million sq ft (+20% QoQ) — [Source: Savills Research].
YTD 2025 Leasing Total: 31.7 million sq ft (Highest since 2002) — [Source: Commercial Observer].
Availability Rate: 16.2% (Q3 2025, –100 bps QoQ) — [Source: Savills].
Midtown Class A Asking Rent: $93.83/SF (+3.1% QoQ) — [Source: Savills].
Loan Performance. Improved leasing velocity strengthens DSCR trajectories for stabilized Class A assets; NOI lift supports refi proceeds despite 6%+ cap rate stress. Older Class B stock remains under-rented, with weak cash-flow coverage pressuring extensions.
Demand Dynamics. Flight-to-quality and employer return-to-office mandates fuel absorption; credit tenants anchor long-term leases while secondary assets face persistent downtime.
Asset Strategies. Class A owners trim free rent (8–10 mo norm) and emphasize amenity spend; Class B owners weigh conversions or major capital resets to stay competitive.
Capital Markets. Active lenders widen spreads ~250–300 bps over 10-year Treasury (≈ 5.5–6% coupon) but selectively re-engage for pre-leased assets; CMBS bid tone stabilizing.
Rates stable; fundamentals improving.
Trophy and amenitized assets favored; B-stock under review for conversions.
Underwriting: 2–3% rent growth, 10% effective-rent discount, exit cap ≈ 6.0%.
Concession normalization underway but still elevated.
🛠 Operator’s Lens
Refi. Stronger NOI enables loan extensions or moderate-LTV refis; prepay flexibility improving.
Value-Add. Capex focus on lobby and tenant-amenity upgrades; maintain ~10% contingency.
Development. Tight supply allows 12–18 mo stabilization assumption; monitor GC cost inflation.
Lender POV. Differentiating Class A credit risk; renewed appetite for Midtown trophy assets with >70% lease coverage.
Q4 lease closings could push 2025 above 42 MSF, rivaling 2014’s record.
Watch tenant surveys on RTO attendance and expansion plans.
Early-2026 investment sales will test if pricing stabilization follows leasing momentum.
Savills Research — “Manhattan Office Market Q3 2025” (Oct 2025). https://www.savills.us/research Commercial Observer — “Manhattan Office Leasing Blazes Toward Record” (Oct 1 2025). https://commercialobserver.com Trepp — “CMBS Conduit Loan Spreads Weekly Update” (Oct 2025). https://www.trepp.com/treppinsights-conduit-loan-spreads
