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May 19, 2025
by Estay.ai Team

Best No Fee Apartments in Manhattan – 2025 Rent Market Overview

Renting in Manhattan has never been simple, and 2025 is no exception. With strong demand, a growing number of remote workers returning to the city, and limited no-fee inventory, the market continues to be competitive. This report looks at five no-fee buildings with high rental volume—MiMA, Lyra, 555TEN, The Ritz Plaza, and The Victory—and how their pricing has changed from fall 2024 through late 2025.

Whether you're looking for high-end living, consistent pricing, or a budget-friendly space, this overview offers a snapshot of where each building stands and what you might expect in the coming months.

Key Takeaways

  • MiMA remains the most expensive, with rents climbing above $3,600 by mid-2025.
  • Lyra saw steady gains, approaching $3,300 toward the end of the year.
  • 555TEN hovered around $3,000, with a slight peak mid-year before cooling.
  • The Ritz Plaza and The Victory stayed below $3,000 and appear more stable, even as prices shift.
  • Most buildings hit their highs between May and July, then began to ease into fall—typical for Manhattan.

Rent Trends in Manhattan (Updated May 2025)

This past year saw some familiar patterns in Manhattan’s rental pricing. As usual, spring and early summer pushed prices up, while the fall months brought some relief. But this time, the differences between buildings were more pronounced.

NJ Apartment Rent Trends 2024-2025
  • MiMA led the pack in pricing. Rents climbed steadily and passed $3,600 per person during the summer. With its modern amenities, sleek design, and Hudson Yards location, it continues to attract those looking for high-end apartments close to the center of the action.
  • Lyra took a more predictable path. Starting just over $3,200, it slowly moved up to about $3,300 by late 2025. Its reputation for consistency and clean, modern design makes it a strong option for renters working in Midtown who prefer long-term stability.
  • 555TEN offered a more affordable alternative without giving up too much in terms of quality. It started just over $3,000 and climbed briefly in mid-2025 before trending down again. The dip may be seasonal, but it’s worth watching for those trying to land a deal.
  • The Ritz Plaza showed a sharper rise early in the year, briefly reaching just below $2,950 before turning downward in late summer. The building remains a familiar name for many renters—central location, long-standing management, and relatively simple layouts make it a dependable choice.
  • The Victory stood out for staying the most affordable. It began under $2,600 and peaked around $2,750. Even during the summer rush, it remained accessible to renters with tighter budgets. Its slightly older finish is offset by competitive pricing and flexible lease options.

While most buildings hit their peak around May through July, prices started cooling off by September. This lines up with traditional market cycles in Manhattan, where leases signed in the fall can offer better terms than those signed in peak months.

Top No-Fee Buildings to Watch in Manhattan

MiMA

Estimated Net Rent: ~$3,650 per person
Highlights: Full-service amenities, upscale design, Hudson Yards location
🔹 Best for: Renters who want a luxury experience close to Midtown West

Lyra

Estimated Net Rent: ~$3,300 per person
Highlights: Clean design, steady rent growth, strong Midtown access
🔹 Best for: Professionals seeking a balanced, modern building with predictability

555TEN

Estimated Net Rent: ~$3,050 per person
Highlights: Great amenity spaces, solid interiors, flexible pricing
🔹 Best for: Tenants looking for quality at a slightly lower price point

The Ritz Plaza

Estimated Net Rent: ~$2,900 per person
Highlights: Reliable property, central location, practical layout
🔹 Best for: Long-term renters familiar with the Midtown rental market

The Victory

Estimated Net Rent: ~$2,750 per person
Highlights: Affordable, simple, and well-managed
🔹 Best for: Budget-focused renters who want a central location without luxury markup

How to Find Real, Verified No-Fee Listings

  • Reach out directly to the building's leasing office—most have active websites.
  • Use platforms like Estay.ai to check updated, no-fee verified listings.
  • Try shopping during the off-season—late fall through winter—when demand is lower and concessions are more common.

Final Thoughts

Even with prices cooling off a bit, Manhattan rents are still high. But that doesn’t mean there’s no opportunity. If you're clear on your budget and what matters most—location, space, amenities—you can still find a building that works for you.

This fall may be a good time to act. Buildings like The Victory and 555TEN are already showing signs of softening prices, and even more premium properties could become more flexible in the months ahead. If you’re planning a move before year’s end, now’s your window to negotiate.

Pro Tip: If you're tired of chasing outdated listings, try using a tool that compares verified Manhattan apartments by price, concession, and layout — all in one place.