Walk out of the PATH station in Hoboken and look right. You can’t miss it. 70 Hudson Street Hoboken sits there like a sentinel, practically leaning over the water. It’s one of those buildings that everyone recognizes but half the people walking past don't actually know what happens inside. Most folks just see the glass and the brick and keep moving toward Lackawanna Terminal.
But if you’re looking for office space in the tri-state area, this isn't just another address. It’s a strategic play.
Location matters. Seriously. People talk about "commutable" spaces, but 70 Hudson is basically a cheat code for New York City access without the midtown headaches. You are literally steps from the ferry, the light rail, and the trains. It’s almost unfair. If you work here, your "commute" from Manhattan is a scenic boat ride that takes less time than a subway trip from Brooklyn to Queens.
What's actually inside 70 Hudson Street Hoboken?
It’s a massive block of space. We’re talking roughly 400,000 square feet of Class A office room. Pearson, the global education giant, famously took a huge chunk of this building years ago. Why? Because the floor plates are huge. Most old buildings in Jersey City or Hoboken are cramped. They have weird columns every ten feet. 70 Hudson is different. It’s wide. It’s open. It feels like the kind of place where a company can actually breathe.
The views are insane. You get that classic, unobstructed Manhattan skyline. It’s the kind of view that makes clients actually want to show up for meetings instead of insisting on a Zoom call.
The Pearson factor and the shifting tenant mix
For a long time, 70 Hudson Street Hoboken was synonymous with Pearson. They moved their North American headquarters here from Upper Saddle River around 2014. It was a massive deal for the local economy. But the world changed. Remote work happened. Consolidation happened. Now, we're seeing more diverse tenants eyeing the space.
Pearson still has a footprint, but the building has evolved. It’s managed by SJP Properties, and if you know anything about Jersey real estate, you know SJP doesn't mess around. They keep their buildings tight. The lobby is sleek. The security is professional. It doesn't feel like a dusty 90s relic.
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The "Hoboken Tax" vs. the "Manhattan Discount"
Let's be real for a second. Hoboken isn't cheap. It's actually kind of expensive for New Jersey. But compared to Hudson Yards or the Financial District? It’s a bargain. You’re getting a higher standard of building for a fraction of the price per square foot you'd pay across the river.
Plus, there’s the lifestyle aspect.
Hoboken is walkable. Like, really walkable. You leave 70 Hudson and you have three dozen coffee shops within a five-minute walk. You’ve got the waterfront park right there for midday clears. You aren't stuck in a concrete desert. Honestly, the mental health benefit of being able to walk along the Hudson River during your lunch break is underrated.
- Access to the PATH (literally 2 minutes away)
- Waterfront views that don't get blocked by new construction
- Massive, flexible floor plans for big teams
- Proximity to Washington Street’s bars and restaurants
The technical specs most people skip over
The building was designed by Perkins + Will. They knew what they were doing. It’s a 12-story structure that looks like it belongs in 2026, even though it's been a staple of the skyline for a while. The HVAC systems and the tech infrastructure were built to handle high-density corporate needs. You aren't going to blow a fuse because everyone plugged in their laptops at once.
Sustainability is a thing here too. It’s LEED Silver certified. Nowadays, if a building isn't environmentally conscious, big-ticket tenants won't even look at the lease. It matters for ESG reporting, but it also just makes for a more comfortable environment. Better air filtration. Better light.
Getting there is easier than you think
I’ve seen people complain about the PATH on weekends, but for a weekday commute, 70 Hudson Street Hoboken is unbeatable. If you’re coming from the suburbs, you hit Secaucus and transfer. If you’re coming from the city, you take the blue or green line. If you’re coming from Jersey City, the Light Rail drops you right there.
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It’s the nexus.
Is it worth the hype for small businesses?
Honestly? Maybe not. If you’re a three-person startup, you’re probably looking at a coworking space down the street. 70 Hudson is built for scale. It’s for the company that needs a floor, or half a floor. It’s for the brand that wants their logo to mean something when people see it from the ferry.
That said, the surrounding area has grown up around the building. You have the W Hotel nearby. You have high-end condos. The whole ecosystem is built to support a high-level professional crowd.
Why some companies are leaving Manhattan for 70 Hudson
Tax incentives are a big part of the conversation. New Jersey has historically offered programs to lure New York companies across the water. While those programs fluctuate, the base cost of operation in Hoboken remains lower.
Think about the "reverse commute."
A lot of young talent lives in Hoboken or Jersey City now. They don't want to go into the city. They want to walk to work. By setting up shop at 70 Hudson Street Hoboken, a company can tap into that local talent pool. You’re hiring people who can bike to the office. That’s a massive retention tool.
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What you need to know if you're touring the space
Check the elevators. Seriously. In big buildings, elevator wait times are the secret killer of productivity. 70 Hudson handles the flow well. Also, look at the parking situation. There is an underground garage, which is a rare luxury in Hoboken. If you have executives driving in from Bergen County, that parking spot is worth its weight in gold.
The loading docks are also well-managed. If you’re a company that deals with any kind of physical goods or frequent equipment swaps, you’ll appreciate the logistics. It’s not just a pretty glass box; it’s a functional machine.
The future of the waterfront
The Hoboken waterfront is basically finished. There isn't a lot of room for new, massive towers right on the water like this. This means 70 Hudson Street Hoboken is a "legacy" spot. Its value isn't going to crater because someone built a taller building in front of it. You own the view. You own the proximity to the transit hub.
Actionable steps for potential tenants or investors
If you are actually looking at this building for your team, don't just look at the floor plan. Do the "commute test" at 8:30 AM and 5:15 PM. See how the lobby feels when the PATH lets out.
- Verify the current sub-lease opportunities. Sometimes larger tenants like Pearson or others will have "plug-and-play" spaces available that are much cheaper than a direct lease.
- Check the PILOT status. Payment In Lieu Of Taxes (PILOT) agreements can significantly impact the long-term cost of a space in New Jersey. Ask your broker for the specifics on this parcel.
- Audit the local amenities. Walk the two blocks toward Washington Street. If your employees can't find a decent lunch for under 20 bucks, they’ll be grumpy. (Spoiler: They can, there's plenty of variety).
- Evaluate the tech redundancy. Ensure the fiber entries meet your needs. Most Class A buildings here have multiple providers, but it's always worth a double-check.
70 Hudson Street Hoboken isn't just a building; it's a statement about where work is going. It's less about the prestige of a Manhattan zip code and more about the reality of where people actually want to be. It's efficient. It's bright. It's right in the middle of everything that makes Hoboken actually livable. If you can snag a spot here, you're positioned for whatever the next decade of the "office" looks like.