Mixed-Use Development Opportunity

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

Request the Offering Explore the Vision

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
7-Lot Corner Assemblage
A complete corner block, offered as a single assemblage
±98,000 SF
Buildable By-Right · 5 Stories / 55 ft · CBD
Estimated by-right development under current CBD zoning; not a guarantee. Buyer to verify.
8–10 Stories
Redevelopment Upside Potential †
Potential beyond by-right — conceptual and subject to municipal approvals. Not entitled or guaranteed.
Mixed-Use
Retail + Residential
A live-work-play program on Bayonne's primary commercial spine

The Opportunity

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.

  • Seven contiguous lots, offered as a single assemblage — a complete corner block
  • ±28,132 SF of land at Broadway & East 21st Street, within Bayonne's CBD
  • ±98,000 SF buildable by-right at 5 stories / 55 ft under current CBD zoning (estimate; buyer to verify)
  • 8–10 story redevelopment upside potential†, subject to municipal approvals
  • Directly on Broadway, Bayonne's primary commercial corridor
  • Roughly a five-minute walk from the Hudson-Bergen Light Rail 22nd Street station

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

The Assemblage

7-Lot Corner Block

Broadway
456–458 Broadway Broadway
452 Broadway Broadway
450 Broadway Broadway
446–448 Broadway Broadway & E. 21st
11 E. 21st St. E. 21st
13 E. 21st St. E. 21st
15 E. 21st St. E. 21st
East 21st Street

Lot dimensions and ±28,132 SF total are approximate. Buyer must independently verify with the City of Bayonne. The assemblage is offered as a single transaction.

The Possibilities

One way it could stack up

Picture a mix along these lines, from the street up — illustrative of the kind of program this corner could hold, not a fixed plan.

Rooftop
Rooftop Restaurant
Maybe a rooftop dining destination, with skyline and harbor views
Upper Floors
Apartments
Room for residences above the activity below
Amenity
Resident Amenities
Perhaps a lounge, fitness, and shared resident spaces
Workspace
Business Club
Room for members-style coworking and meetings
Health
Medical & Wellness
Everyday care and wellness in the heart of downtown
Community
Family Services
Community-facing uses with steady daytime foot traffic
Dining
Food Hall
Something like a curated food hall and daily gathering place
Entertainment
Entertainment Anchor
Something that pulls people after dark and on weekends
Retail / Market
Public Market Hall
A street-level market hall opening onto Broadway
Base
Structured Parking
A 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.

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 rendering imagines a classical brick-and-limestone tower at dusk: a building meant to read as the most recognizable address in the city. 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, rendering, 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.

Inside the Vision

A look inside.

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 image to enlarge.

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.

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

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

The Corner

Map location is approximate. Coordinates centered near Broadway & East 21st Street, Bayonne, NJ.

Open in Maps — Broadway & East 21st St, Bayonne NJ

The Market Case

The fundamentals behind
this corner 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.

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)

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

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'

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)

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

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

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)

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

The 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.

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.