Office space in Midtown West/Hells Kitchen.

Office space around Midtown West/Hells Kitchen averages $71 a square foot in asking rent, the figure for the Midtown West Side area (Q2 2026). Midtown West and Hell’s Kitchen are the West Side office market from Eighth Avenue to the Hudson River, between 34th and 53rd Streets, around the Port Authority Bus Terminal. Worldwide Plaza and the large towers on Eighth Avenue sit beside loft buildings on the side streets and converted industrial buildings along Eleventh Avenue, for media, technology and professional tenants who want to be next to Times Square at lower rents. DLS Commercial Real Estate advises tenants here, tenant-side, lease by lease.

Character

The blocks west of Times Square: Eighth Avenue’s towers, the Port Authority, Restaurant Row and the side streets of the West 40s, running out to the converted warehouses and showrooms along Eleventh and Twelfth Avenues.

Typical tenant

Media and publishing, technology, law and professional services, and nonprofits that want the Times Square transit hub and large floors at a discount to the districts next door.

At a glance

Building stock

Large towers along Eighth Avenue, including Worldwide Plaza, older loft and office buildings with mid-size floors on the side streets, and converted industrial buildings with large, open floors toward the river.

Rent posture

A relative value next to Times Square and Hudson Yards: asking rents sit below both, with negotiable terms on the older side-street stock.

Office inventory

8,183,593 SF of office space across 57 office buildings — 36 of them 50,000 SF or larger, averaging a 1929 vintage.

Under 50,000 SF

21 buildings, 500,522 SF total, averaging a 1928 vintage.

50,000 to 150,000 SF

20 buildings, 1,892,265 SF total, averaging a 1925 vintage.

150,000 to 500,000 SF

12 buildings, 2,660,406 SF total, averaging a 1930 vintage.

500,000 SF and larger

4 buildings, 3,130,400 SF total, averaging a 1949 vintage.

Source: NYC Department of City Planning, MapPLUTO (fetched July 2026) — counting only true office buildings: 10,000 SF of office or more, office above grade (not a ground-floor office under apartments), purpose-built or converted loft/office-condo stock. Spatially joined to DLS’s 31 mapped submarkets.

Where rents sit

Manhattan$79

Midtown$85

Midtown West Side · average$71

Midtown West Side · Class A$78

Asking rent, $/SF · No published report uses this district’s exact lines. The figures are for Midtown West Side: the average is the median across four published market reports, second quarter 2026, which range from $66 to $76. Class A from the two reports that publish it. Request a shortlist for current asking rents in the district itself.

Questions

What does office space cost in Midtown West/Hells Kitchen?

In the second quarter of 2026, office space in the Midtown West Side area, where Midtown West/Hells Kitchen sits, averaged $71 per square foot a year in asking rent, the median of published market reports. What a tenant signs depends on the building, the floor, the term and the concessions.

What is the office market like in Midtown West/Hells Kitchen?

Midtown West and Hell’s Kitchen are the West Side office market from Eighth Avenue to the Hudson, between 34th and 53rd Streets, around the Port Authority Bus Terminal, leased by media, technology and professional tenants. DLS Commercial Real Estate represents tenants here, negotiating space and terms below the Times Square towers.

By Daniel Schwartz, Principal. Figures as of Q2 2026.

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