After a top-to-bottom refresh, 360 Park Avenue South is suddenly looking a lot less sleepy. Boston Properties has been quietly stitching together a run of full-floor leases at the 20-story Midtown South tower, pulling in trading firms, media players and creative outfits that are each grabbing roughly 23,000 square feet. For a market still sorting out its post-pandemic identity, the steady clip of deals at this transit-rich corner of Manhattan is one of the cleaner signs that tenants will show up for the right space.
Big tenants taking full floors
Trading firm Optiver has signed a long-term lease for the entire 12th floor, about 23,038 square feet, according to Commercial Observer. Media company Betches is joining the party with its own full-floor deal of roughly 23,038 square feet on a 10-year term, per NYREJ. Those commitments line up neatly with the building’s 23,000-square-foot floor plates and the prebuilt suites Boston Properties rolled out as part of the repositioning.
BXP’s update: where the building stands
Boston Properties describes 360 Park Avenue South as a roughly 448,000-square-foot premier workplace and reports it holds about a 71% ownership stake. The company’s most recent annual filing shows the property was about 59% leased as of Feb. 20, 2026. The SEC filing also notes that several signed leases have staggered revenue-start dates, so the cash rent from some of these deals will roll in over the coming months rather than all at once. Taken together, it is a meaningful jump from the tower’s early post-redevelopment occupancy levels.
Other notable signings
Digital publisher Ziff Davis has taken about 23,038 square feet across the 17th floor, another full-floor lease reported by Commercial Observer. Institutional money is in the mix as well: Newmark’s 4Q25 market report tracks a roughly 46,076-square-foot commitment by Hunter Point Capital at 360 Park Avenue South, a two-floor deal that helps fill some of the larger gaps in the tower’s availability. Between those mid-sized floors and the institutional presence, much of the recent square footage getting checked off the vacancy list is coming from these kinds of multi-floor and full-floor users.
Why brokers say Midtown South matters again
Landlords and brokers keep coming back to the same phrase: flight to quality. Tenants that are actually returning to the office want the upgraded lobbies, amenity packages and efficient floor plates, and Midtown South’s mix of transit access and neighborhood energy has made it a serious rival to other Manhattan submarkets again. Boston Properties has been pointing to strong leasing momentum across its broader portfolio and highlighting what it called a banner 2025 leasing year that helped set the stage for 360 Park Avenue South’s rollout. A recent update from Barchart and other market reports note that renovated, turnkey floors are among the most sought-after options in the city right now.
For local tenants and brokers, the new wave of trading firms, publishers and creative shops at 360 Park Avenue South is a reminder that a thoroughly repositioned, amenitized office building can still lock in long-term commitments. The next big test for Boston Properties will be turning those signed leases into rent actually hitting the books and landing any additional multi-floor users that can push the tower closer to full stabilization.
