Offering Nº 001 A Mixed-Use Development Opportunity Costanza Realtors · Exclusive

The City Center.

Seven contiguous lots. One complete corner block on Broadway. The canvas for Bayonne's next landmark.

Broadway & East 21st Street — Bayonne, New Jersey

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Site
±28,132 SF · 7-lot corner assemblage
By-Right
±98,000 SF est. · 5 stories / 55 ft · CBD (buyer to verify)
Upside
8–10 story redevelopment potential† (subject to approvals)
Price
Upon request
Cover Plate · Concept Schemes A–D Artist's conceptual renderings — illustrative of possible designs (contemporary and classic directions shown), at a height and massing beyond current by-right zoning that would require municipal approvals.† Not final design, height, or massing. Storefront signage shown is illustrative only and does not represent secured or committed tenants.
±28,132 SF Site 7 Contiguous Lots ±98,000 SF By-Right (Est.) 5 Stories / 55 FT By-Right 8–10 Story Upside Potential † CBD — Broadway Corridor ≈5 Min Walk to HBLR 22nd St Price Upon Request
01 The Assemblage

A complete corner block,
assembled and primed to build.

Seven contiguous lots fronting two of Bayonne's most visible streets are offered together as a single ±28,132 SF assemblage: a full corner block at Broadway and East 21st Street, primed for ground-up vertical development.

Assembling a parcel of this scale and frontage in an established downtown is rarely possible — here, the work is done and the block is whole. Under current CBD zoning, the site supports an estimated ±98,000 SF of mixed-use development by-right, at five stories and 55 feet. Beyond that lies redevelopment upside potential of 8–10 stories†, subject to municipal approvals.

This is not a strip-mall pad. It is a singular position on Bayonne's main street, and an invitation to developers ready to build something the city has never had.

Nº Address Frontage
i446–448 BroadwayBroadway · Corner
ii450 BroadwayBroadway
iii452 BroadwayBroadway
iv456–458 BroadwayBroadway
v11 East 21st StreetE. 21st
vi13 East 21st StreetE. 21st
vii15 East 21st StreetE. 21st

Offered as a single transaction. Lot lines, dimensions, and the ±28,132 SF total are approximate; buyer must independently verify with the City of Bayonne.

Plat of Assemblage Illustrative — not a survey
B R O A D W A Y E A S T  2 1 S T  S T R E E T iv 456–458 Broadway iii 452 Broadway ii 450 Broadway i 446–448 Broadway CORNER v 11 E. 21st vi 13 E. 21st vii 15 E. 21st
Assemblage total — one contiguous corner block ±28,132 SF
Lot arrangement and proportions are diagrammatic. The assemblage is offered as a single transaction; buyer to verify all lot data with the City of Bayonne.
02 The Envelope

What the zoning gives.
What approvals could add.

Section — Development Envelope Illustrative · not to scale
GRADE — BROADWAY & E. 21ST 5 STORIES / 55 FT BY-RIGHT · EST. BUYER TO VERIFY 8–10 STORIES — UPSIDE † SUBJECT TO MUNICIPAL APPROVALS
By-right figures are an estimate under current CBD zoning — not a guarantee of buildable area. The 8–10 story program is conceptual upside only: not entitled, approved, or assured.†

The numbers that matter, stated plainly — what current zoning is estimated to allow, and the upside a discretionary approval path could unlock.

±28,132SF
Site — 7-lot corner assemblage A complete corner block, offered as a single assemblage
±98,000SF
Buildable by-right · 5 stories / 55 ft · CBD Estimated by-right development under current CBD zoning; not a guarantee. Buyer to verify.
8–10Stories
Redevelopment upside potential† Potential beyond by-right — conceptual and subject to municipal approvals. Not entitled or guaranteed.
MixedUse
Retail + residential program A live-work-play program on Bayonne's primary commercial spine

Square footages are approximate and reflect an estimate of by-right development under current CBD zoning; they are not a guarantee of buildable area.

03 The Vision

Everything downtown Bayonne is missing,
imagined in a single building.

The City Center is conceived as a true live-work-play landmark — a single mixed-use building that stacks the uses a downtown wants but rarely gets onto one corner.

Picture a mix along these lines — structured parking at the base, then perhaps a public market hall, an entertainment anchor, a food hall, family services, medical and wellness, a business club, resident amenities, apartments, and a rooftop restaurant to crown it. The exact program is the developer's to shape; the idea is a destination, not just a development — a place residents pass through daily and visitors travel to reach.

The conceptual renderings imagine the most recognizable address in the city — contemporary and classic directions both shown. This is a vision of what the corner could become, offered to spark the imagination of the right developer.

  • Conceived as a single, vertically integrated mixed-use landmark — not a collection of pad sites
  • Room for a live-work-play mix: retail, dining, services, wellness, workspace, and residences
  • Designed in concept to anchor downtown and become a destination address
  • Signature, community-facing possibilities — think a rooftop restaurant and a public market hall

The City Center program, renderings, and all uses described are a conceptual vision intended to illustrate possible uses of the property. They are not a committed plan, an approved use, or a representation that any such use, operator, or tenant exists or will exist.

Program — One Way It Could Stack Illustrative · not a fixed plan
  1. RF Rooftop RestaurantMaybe a rooftop dining destination, with skyline and harbor views
  2. UP ApartmentsRoom for residences above the activity below
  3. AM Resident AmenitiesPerhaps a lounge, fitness, and shared resident spaces
  4. WK Business ClubRoom for members-style coworking and meetings
  5. HW Medical & WellnessEveryday care and wellness in the heart of downtown
  6. CM Family ServicesCommunity-facing uses with steady daytime foot traffic
  7. FH Food HallSomething like a curated food hall and daily gathering place
  8. EN Entertainment AnchorSomething that pulls people after dark and on weekends
  9. MK Public Market HallA street-level market hall opening onto Broadway
  10. P Structured ParkingA parking base supporting everything above
The City Center program is a conceptual vision to illustrate possible uses. Not a committed plan, approved use, or representation of any secured tenant or operator.
04 The Plates

A look inside the vision.

Illustrative interiors — the kind of spaces this corner could hold, from the market and food halls to residences, amenities, recreation, and a rooftop restaurant. Conceptual renderings, not final design.

Artist's conceptual renderings, shown for illustration only — spaces, finishes, operators, and signage are not final, committed, or guaranteed. Select any plate to enlarge.

05 The Location

On Broadway, in a city that
cannot expand outward.

Bayonne sits on a narrow peninsula in Hudson County, bounded by water on three sides — and sharing its only land border with Jersey City to the north.

With roughly 5.82 square miles of land, developable ground is limited, and demand concentrates along the city's commercial spine: Broadway. The subject corner sits directly on that spine, within the formally designated CBD Central Business District (Broadway Corridor), and roughly a five-minute walk from the Hudson-Bergen Light Rail 22nd Street station — direct rail transit toward Jersey City and the wider Hudson waterfront.

It is a transit-adjacent, main-street position in a built-out city where corners of this scale and visibility are rarely available.

Geography
Water-bounded peninsula — land area effectively fixed by its boundaries
Corridor
Broadway — the city's primary commercial corridor, a continuous retail street more than two miles long
Zoning district
Formally within the City of Bayonne CBD Central Business District (Broadway Corridor)
Transit
Approximately a five-minute walk (~340 yards) to the HBLR 22nd Street light-rail station
Adjacency
Direct land border with Jersey City — New Jersey's second-largest city — to the north
Regional link
Connected to Staten Island via the Bayonne Bridge

Buyer should independently verify all location, transit, zoning, and corridor characteristics.

The Corner — Broadway & E. 21st Location approximate
Map location is approximate, centered near Broadway & East 21st Street, Bayonne, NJ. Open in Maps ↗
06 The Market Case

The fundamentals here are
structural, not speculative.

A built-out, water-bounded city; a single dominant retail street; rail transit at the doorstep; and a dense residential base. The figures below are drawn from public sources and should be independently verified; where a number could not be firmly sourced, it is stated qualitatively.

5.82 SQ MI of land ≈ half the city's 11.09 sq mi total is water
71,686 2020 Census population est. 74,532 by 2024 — growth since 2020
≈12,800 people per SQ MI based on 2020 Census over ~5.82 sq mi of land
2+ miles of Broadway retail stores and restaurants lining both sides

  1. A city that cannot grow outward

    Bayonne occupies a narrow peninsula bounded by Newark Bay, the Kill Van Kull, and Upper New York Bay, with only one land border (to Jersey City). With its footprint fixed by water, new supply concentrates on existing corridors rather than greenfield expansion.

    Source: Wikipedia — Bayonne, New Jersey (en.wikipedia.org/wiki/Bayonne,_New_Jersey)

  2. Scarce developable land

    The city spans roughly 5.82 square miles of land (of an 11.09-square-mile total, nearly half of it water). A small land area concentrates demand along the Broadway spine.

    Source: Wikipedia — Bayonne, New Jersey, citing U.S. Census Bureau

  3. On the city's dominant retail street

    Broadway is Bayonne's main shopping street, a commercial district more than two miles long lined with stores and restaurants on both sides. The subject corner sits directly on this primary retail spine.

    Source: Downtown New Jersey — "Bayonne: It's More Than Just a Bridge"

  4. An officially designated Central Business District

    The City of Bayonne's zoning code formally designates Broadway as the "CBD Central Business District (Broadway Corridor)" (Chapter 35, Section 5.10), confirming the corridor's commercial standing in the municipal ordinance. Buyer must verify all current zoning standards directly with the City.

    Source: City of Bayonne Ordinance O-21-13, official municipal PDF (bayonnenj.org)

  5. Rail transit at the doorstep

    The Hudson-Bergen Light Rail serves Bayonne with four stations, and the subject corner is roughly a five-minute walk (~340 yards) from the 22nd Street station — direct, NJ Transit-operated rail toward Jersey City and the Hudson waterfront.

    Source: Wikipedia — Hudson-Bergen Light Rail

  6. A dense residential base

    Bayonne recorded a 2020 Census population of 71,686; the Census Bureau estimated 74,532 residents for 2024 — indicating population growth since 2020. Based on the 2020 Census over approximately 5.82 sq mi of land, density is roughly 12,800 people per square mile. Density on this scale supports ground-floor retail and a walk-up customer base.

    Source: Wikipedia — Bayonne, New Jersey, citing U.S. Census Bureau; density per World Population Review

  7. A substantial household and income base

    The city contains on the order of 27,867 households, a proxy for local rental and retail demand. Third-party Census-derived summaries report median household income in the area at roughly $81,000 (2023); income figures should be independently re-verified against Census ACS before underwriting.

    Source: Wikipedia — Bayonne, NJ, citing U.S. Census Bureau; income per third-party Census-derived summaries (verify against Census ACS)

  8. Adjacent to a major regional market

    Bayonne's only land border is with Jersey City, New Jersey's second-largest city and a major office and residential market, with Staten Island reachable via the Bayonne Bridge — positioning the corridor within a deep regional catchment.

    Source: Wikipedia — Bayonne, New Jersey

Price Upon Request

"The block is assembled. The corner is on Broadway. The canvas is ready."
Request the Offering Call 551-235-3473
07 Path to Closing

The process is straightforward, and it
begins with a conversation.

This is an invitation to qualified developers, contractors, and investors. Price is upon request.

  1. Request the offering materials

    Reach out to the exclusive listing agent to express interest and receive the full offering package, including pricing guidance provided upon request.

  2. Execute an NDA

    Qualified parties sign a confidentiality agreement to access detailed due-diligence materials on the assemblage.

  3. Conduct due diligence

    Review the assemblage, zoning, dimensions, and development potential — and independently verify by-right and upside scenarios with the City of Bayonne and your own attorneys, architects, and engineers.

  4. Tour the site

    Walk the corner and the surrounding Broadway corridor to assess the position firsthand, by appointment with the listing agent.

  5. Submit an offer

    Present your offer and terms through the exclusive listing agent for the seller's review.

  6. Negotiate and close

    Finalize terms under a fully executed written agreement and proceed to closing. Build Bayonne's next landmark.

08 Exclusive Listing

Build Bayonne's
next landmark.

The block is assembled. The corner is on Broadway. The vision is on the table. To request the offering, pricing, and full due-diligence materials, contact the exclusive listing agent.