SL Green Realty
SL Green Realty Corp. (NYSE: SLG) is a fully integrated REIT and Manhattan's largest office landlord, holding interests in 55 buildings totaling 30.8 million square feet, serving enterprise tenants across financial services, technology/AI, and professional services sectors.
- Company typePublic
- Founded1997
- HeadquartersNew York, United States
- Headcount1,001–5,000
- GTM typeB2B
- OfferingServices
What SL Green Realty does
SL Green Realty Corp. (NYSE: SLG) is a fully integrated real estate investment trust and Manhattan's largest office landlord, founded in 1997 and headquartered at One Vanderbilt Avenue, New York. As of March 31, 2026, the company holds interests in 55 Manhattan buildings totaling 30.8 million square feet, including ownership interests in 29.4 million square feet and 1.4 million square feet securing debt and preferred equity investments, plus 3 managed buildings totaling 0.8 million square feet owned by third parties. The portfolio spans trophy and Class A office properties concentrated near Grand Central Terminal and Madison Square Park, with signature assets including One Vanderbilt (completed 2021) and One Madison Avenue (completed December 2024), both 100% leased.
The company operates a vertically integrated platform spanning acquisitions, development, construction, leasing, property management, and debt fund investments. Revenue is generated through multiple streams: commercial office rental revenue (including base rent, escalation revenues, and reimbursement revenues from a portfolio achieving 94.4% same-store occupancy and average starting rents of $105.12 per rentable square foot); SUMMIT Observatory operations at One Vanderbilt (a hospitality/observation venue with planned Paris expansion in summer 2027); fee income from the Green Property Services third-party asset management platform; and investment income from the $1.3 billion debt fund and Green Loan Services LLC's $31.9 billion special servicing portfolio.
SL Green's customer base consists of enterprise tenants across financial services, technology/AI (including IBM, Palo Alto Networks, Harvey AI, Clay Labs, FanDuel), and professional services, with average lease terms of 9.8 years. Distribution is direct through a 25+ person in-house leasing team supplemented by major broker relationships (JLL, Newmark). The company pursues active capital recycling through a $2.5 billion 2026 disposition program while developing new trophy supply (346 Madison Avenue JV with Mori Building) and growing third-party fee income streams. FY2024 revenue was $886.3 million with Q1 2026 revenue of $253.08 million (up 5.5% YoY), and the company maintains 29 consecutive years of dividend payments.
SL Green Realty firmographics
Firmographics- Name
- SL Green Realty
- Legal name
- SL Green Realty Corp.
- Website
- https://slgreen.com
- Company type
- Public
- Founded year
- 1997
- Operating status
- Operating
- Headcount range
- 1,001–5,000 employees
- Short description
- SL Green Realty Corp. (NYSE: SLG) is a fully integrated REIT and Manhattan's largest office landlord, holding interests in 55 buildings totaling 30.8 million square feet, serving enterprise tenants across financial services, technology/AI, and professional services sectors.
- Ownership category
- akta.pro rank
SL Green Realty industry classification
Industry- Product category
- Commercial Office Real Estate
- NAICS
- Lessors of Other Real Estate Property (53119), Real Estate Property Managers (53131)
- SIC
- Real Estate Investment Trusts (6798), Lessors Of Real Property, Nec (6519)
- akta.pro primary industry
- REITs & Listed Real Estate Securities (FSAAAKAD)
Keywords
Where SL Green Realty is headquartered
LocationHeadquarters
- HQ city
- New York
- HQ country
- United States
- HQ region
- North America
Offices1 record
Markets served
SL Green Realty business model
Business model- GTM type
- B2B
- Offering type
- Services
- Cost components
- Operations, Personnel, Infrastructure, Others, Technology or R&D
Revenue model
- Commercial Office Rental Revenue: Primary revenue stream from leasing office and retail space in Manhattan properties. Revenue includes base rent, escalation revenues, and reimbursement revenues.
- SUMMIT Observatory Operations: Revenue from operating the SUMMIT observation venue at One Vanderbilt, retained as NYC's top attraction with international expansion planned to Paris.
- Fee Income: Asset management and leasing fee income from third-party property management through Green Property Services platform, including the $1.3 billion debt fund investments.
- Investment Income: Income from debt and preferred equity investments, and debt fund investments. Green Loan Services LLC serves as special servicer on $31.9 billion in loans.
Pricing tiers
| Model | Billing | Price |
|---|---|---|
| Other | Multi-year contract | Commercial Office Leasing - Trophy/Class A Properties |
Go-to-market motion1 record
Distribution channels3 records
Marketing channels4 records
SL Green Realty product offering
Product offeringCore offering
SL Green Realty Corp. is a fully integrated real estate investment trust (REIT) that owns, develops, leases, and manages Class A and trophy office properties in Manhattan. The company holds interests in 55 buildings totaling 30.8 million square feet, generating revenue through commercial office rental income, third-party asset management via Green Property Services, large loan special servicing through Green Loan Services LLC, boutique office space via Emerge212, and the SUMMIT observation deck at One Vanderbilt.
Product overview
SL Green Realty Corp is a fully integrated REIT and Manhattan's largest office landlord, holding interests in 55 buildings totaling 30.8 million square feet as of March 2026. The company's product portfolio centers on commercial office properties (including trophy towers One Vanderbilt and One Madison), third-party asset management services via Green Property Services, large loan special servicing through subsidiary Green Loan Services LLC ($31.9B in serviced loans), boutique office space via Emerge212, and hospitality amenities including the SUMMIT observation deck. The company generates revenue through office leasing, property management, development, and debt fund investments.
Differentiator
Problem solved
Functional benefit
Products and services
- One Vanderbilt Avenue Trophy Class-A office tower located opposite Grand Central Terminal, featuring column-free floors, abundant natural daylight, premium amenities including a tenant-only observatory experience, and currently 100% leased.
- One Madison Avenue Adaptive reuse office tower overlooking Madison Square Park featuring a transformed nine-story podium with new 550,000 sq ft tower above, wellness-driven amenities, and 100% occupancy with tech/AI tenants including IBM and Harvey AI.
- 346 Madison Avenue (Development) Planned 46-story, 850,000 square foot all-electric trophy office tower one block from Grand Central Terminal, designed by KPF with terrace levels, wellness center, and restaurant by Daniel Boulud; JV with Mori Building.
- Green Property Services - Third-Party Asset Management Third-party asset management and leasing services platform providing comprehensive leasing and asset management services to third-party property owners, such as Hyundai Motor Group for 15 Laight Street (109,000 SF in Tribeca).
- Green Loan Services LLC Rated large loan special servicer approved by KBRA, S&P, Fitch, and Morningstar; named special servicer on $31.9 billion of loans nationally across all product types, providing CMBS loan servicing.
- Emerge212 Boutique office space subsidiary offering innovative, hospitality-inspired workspace solutions for businesses seeking Class A quality without typical office lease overhead.
- SUMMIT Observation Deck Observatory venue at One Vanderbilt offering immersive AI-powered experiences with city views; retained position as NYC's top attraction with international expansion to Paris planned for summer 2027.
Quantifiable outcome
- 94.4% Manhattan same-store office occupancy (March 2026), targeting 95% by year-end
- +4 more outcomes
Companies that use SL Green Realty
Customer profileNamed customers10 records
Segments2 records
Ideal customer profiles2 records
SL Green Realty technology and API
TechnologyTechnology focussed No
API detail
- Has API
- No
- API docs
- API detail
Core technology
AI maturity
App detail
Feature3 records
SL Green Realty partnerships and signals
Strategic signalPartnerships
Ten partnerships are on record, tiered core and strategic.
- Mori Building Co., Ltd.coreSL Green closed on sale of 49% JV interest in 346 Madison Avenue development to Mori Building at $175M gross valuation. SL Green retains 51% stake and serves as development and leasing manager. The 46-floor trophy office tower (850,000 SF) is designed by KPF and represents Mori Building's first development project in New York.
- Hyundai Motor GroupcoreSL Green secured asset management and leasing assignment for 109,000 SF 15 Laight Street in Tribeca through its $1.3B debt fund. Green Property Services platform providing comprehensive leasing and asset management services.
- Kohn Pedersen Fox (KPF)coreArchitecture firm for One Madison Avenue (award-winning adaptive reuse) and 346 Madison Avenue (46-story tower). Partnership includes One Vanderbilt as well.
- Daniel Boulud / Dinex GroupstrategicMichelin-starred chef partnership for restaurant concepts at SL Green properties including Le Pavillon at One Vanderbilt, La Tête d'Or at One Madison, and épicerie at 346 Madison. Represents strategic hospitality-driven workplace strategy.
- Wharton Properties (Jeff Sutton)strategicJoint venture partner on 690 Madison Avenue sale ($54.5M). Long-term partnership for Manhattan retail property ownership.
- GO ResidentialstrategicBuyer of residential and retail components at 7 Dey Street for $222.6M. SL Green retained office component ownership.
- Meadow PartnersstrategicBuyer of 10 East 53rd Street for $312.2M. Vertically integrated real estate investment manager specializing in global middle-market transactions.
- Rockwell GroupstrategicDesign firm for One Madison Avenue amenities including Le Jardin Sur Madison event space and rooftop garden.
- SMI Landscape ArchitecturestrategicDesigned rooftop garden at One Madison Avenue.
- VoconstrategicDesigned The Commons, 7,000 SF tenant-only lounge at One Madison Avenue.
Scale indicators8 records
Recent moves10 records
Expansion highlights6 records
SL Green Realty competitors and assessment
Company assessmentDirect peers
- Empire State Realty Trust: NYSE-listed REIT (ESRT) focused on office and retail properties in NYC and the Northeast, including the Empire State Building. A direct competitor for NYC office tenants with overlapping Manhattan portfolio exposure.
- Boston Properties (BXP): Nation's largest publicly traded developer and owner of Class A office properties (BXP), with significant NYC presence including 55 Hudson Yards and major Boston, DC, and West Coast assets. Direct competitor for trophy office tenants and a benchmark for Class A office REIT operations.
- Hudson Pacific Properties: NYSE-listed REIT (HPP) focused on office and studio properties on the U.S. West Coast (LA, SF, Seattle). Direct peer in Class A office REIT space with similar tech-tenant exposure, though serving different geography.
- Kilroy Realty Corporation: NYSE-listed REIT (KRC) focused on Class A office and life science properties on the U.S. West Coast. Direct peer in Class A office REIT space with similar trophy-quality, amenity-rich strategy serving enterprise tech tenants.
- Cousins Properties: NYSE-listed REIT (CUZ) focused on trophy office properties in Sunbelt growth markets (Atlanta, Austin, Charlotte, Dallas). Comparable as a Class A office REIT with similar best-in-class strategy, though in different geographies.
- Highwoods Properties: NYSE-listed REIT (HIW) operating best-in-class office properties in high-growth Sunbelt markets. Comparable Class A office REIT with similar focus on tenant amenity and workplace experience, though geographically distinct from SL Green.
- Paramount Group: NYSE-listed REIT (PGRE) owning Class A office properties primarily in Manhattan and San Francisco. Directly competes for trophy Manhattan tenants and operates with a similar concentrated, high-end office strategy.
- Vornado Realty Trust: NYSE-listed REIT (VNO) and one of SL Green's closest direct competitors, owning a portfolio of Manhattan office properties concentrated in the Penn District and Midtown. Directly comparable as a public Manhattan-focused office REIT with similar tenant base.
- Tishman Speyer: Privately held global real estate owner, developer, and operator with major Manhattan trophy assets (Rockefeller Center, 45 East 22nd Street, Spiral at 66 Hudson Boulevard). Directly comparable as a Manhattan-focused trophy office owner/developer with similar tenant profile.
Broad incumbents
- Brookfield Property Group: Subsidiary of Brookfield Asset Management owning one of the world's largest commercial real estate portfolios, including significant Manhattan office holdings. A broad incumbent offering overlapping capabilities across office, retail, multifamily, and logistics.
Market position
Strengths5 records
Weaknesses5 records
Competitive moat6 records
Key risks5 records
Key highlights7 records
Customer concentration
SL Green Realty social profiles
Digital presenceSL Green Realty compliance and trust
Trust signalCompliance5 records
SL Green Realty financial estimates
Financial estimateRevenue estimate
Valuation estimate
SL Green Realty leadership team
Management profileNumber of profiles
Profiles17 records
SL Green Realty subsidiaries and ownership
Company hierarchySubsidiaries3 records
SL Green Realty funding detail
Funding detailFunding overview
Funding rounds2 records
Investors3 records
Funding detail is available on the Subscription and Enterprise plan.Contact sales →
SL Green Realty M&A and investment
M&A and investmentM&A
Investments
M&A and investment is available on the Subscription and Enterprise plan.Contact sales →
Frequently asked questions about SL Green Realty
What does SL Green Realty do?
SL Green Realty Corp. is a fully integrated real estate investment trust (REIT) that owns, develops, leases, and manages Class A and trophy office properties in Manhattan. The company holds interests in 55 buildings totaling 30.8 million square feet, generating revenue through commercial office rental income, third-party asset management via Green Property Services, large loan special servicing through Green Loan Services LLC, boutique office space via Emerge212, and the SUMMIT observation deck at One Vanderbilt.
Is SL Green Realty a public or private company?
SL Green Realty is a public company. It is classified as public and is currently operating.
When was SL Green Realty founded?
SL Green Realty was founded in 1997. It employs 1,001 to 5,000 people.
Where is SL Green Realty based?
SL Green Realty is headquartered in New York, United States, in the North America region.
How does SL Green Realty make money?
Four revenue lines are on record. Commercial Office Rental Revenue is the primary driver. The others are SUMMIT Observatory Operations, fee Income and investment Income.
Who are SL Green Realty's main competitors?
Direct peers on record are Empire State Realty Trust, Boston Properties (BXP), Hudson Pacific Properties, Kilroy Realty Corporation, Cousins Properties, Highwoods Properties, Paramount Group, Vornado Realty Trust and Tishman Speyer. Brookfield Property Group is listed as a broad incumbent.
Does SL Green Realty have an API?
No public API is recorded for SL Green Realty.
What industry is SL Green Realty in?
SL Green Realty's product category is Commercial Office Real Estate. Its primary akta.pro industry code is FSAAAKAD, REITs & Listed Real Estate Securities. Its NAICS code is 53119 and its SIC code is 6798.