Kingston and St. Andrew are the heartbeat of Jamaica’s commercial life. Walk through the streets, and you see it — a mix of glass-fronted office towers, bustling BPOs, and small local enterprises, all jostling for space in a city that’s constantly reinventing itself. For anyone with an eye on office rentals, there’s a fascinating story behind every building.
Market at a Glance
As of early 2025, nearly 200 office rental listings stretch across the two parishes. From snug startup spaces to sprawling corporate suites, the spectrum is wide, reflecting the diversity of businesses calling this area home.
- Average Rental Price: JMD $608,576/month
- Lowest Rental Price: JMD $32,000/month
- Highest Rental Price: JMD $8.77 million/month
- Average Operating Cost: JMD $77.40/sq. ft.
St. Andrew is the modern powerhouse with over 150 listings, while Kingston proper holds just over 30, echoing the city’s historic downtown charm. New Kingston, Half-Way-Tree, Liguanea, and Manor Park have grown into thriving hubs, complementing the traditional financial core.
Who Fits Where
Entry-Level Rentals (JMD $32,000–$150,000/month)
Small, functional offices tucked into older buildings or quieter streets — perfect for startups, freelancers, or satellite branches. They offer steady tenants for investors willing to take a long-term view.
Mid-Range Rentals (JMD $150,000–$1 million/month)
The largest segment of the market, with modern, well-maintained offices in prime spots. BPOs, professional services, and SMEs all flock here. You feel the buzz: open-plan layouts, clean finishes, and the occasional café downstairs.
Premium Rentals (Above JMD $1 million/month)
These are the showstoppers — high-rise towers and waterfront offices with sweeping views, favoured by multinational firms, embassies, and NGOs. They signal prestige, influence, and a serious presence in the city.
Exploring the Parishes
Kingston – The Historic Core
Downtown Kingston has a quiet resurgence. Walk along the waterfront, and you notice restoration projects slowly breathing life into old façades. There are just under 40 listings here, many in buildings that blend colonial architecture with modern interiors. For investors, the potential for appreciation is enticing, though patience is required.
St. Andrew – The Modern Beat
St. Andrew is dynamic, sprawling, and full of energy:
- New Kingston: Sleek towers, international tenants, Grade A offices — a district that feels purpose-built for business.
- Half-Way-Tree: Central and convenient, with a mix of SMEs and BPOs; the streets hum with activity.
- Liguanea & Manor Park: Suburban pockets attracting professionals who want to be near homes yet close to the action.
Beyond Rent: Operating Costs
Rent isn’t the only story. Operating costs per square foot can dramatically affect profitability:
- Average: JMD $77.40/sq. ft.
- High-end properties: Over JMD $500/sq. ft. (luxury finishes, premium amenities)
- Budget-conscious spaces: Below JMD $200/sq. ft. (fewer modern features, but functional)
Buildings that balance efficiency, security, and modern infrastructure attract strong tenants and long-term stability.
Investment Notes
- Small-Scale Investors: Entry-level offices remain in demand from freelancers and startups.
- Mid-Market Investors: Offices in the $200,000–$800,000 range are stable, appealing to BPOs and SMEs.
- Premium Investors: High-end towers draw embassies and multinational firms, offering visibility and prestige.
Watchpoints
- Jamaica’s economy is steady but influenced by global trends.
- Reliable utilities, parking, and connectivity remain crucial.
- Downtown redevelopment offers long-term gains but short-term disruption.
- Hybrid and remote work patterns may gradually reshape demand.
Looking Ahead
- BPO and tech sector growth drives steady demand for mid-size offices.
- Sustainable, eco-conscious buildings are gaining popularity.
- Mixed-use projects combining offices, retail, and living spaces are emerging in St. Andrew.
- Downtown Kingston’s transformation promises a long-term boost for investors.
In Short
St. Andrew dominates with choice and variety, while Kingston offers character and future potential. From budget-friendly spaces for startups to premium towers for global corporations, the market is diverse and evolving. The energy on the streets, the blend of old and new, and the careful dance between tradition and modernity make Kingston and St. Andrew a compelling canvas for anyone looking to invest in Jamaica’s commercial property scene.
Disclaimer: This report is provided for general informational purposes only and does not constitute legal, financial, or investment advice. While the information has been compiled from sources believed to be reliable, no representation or warranty is made as to its accuracy, completeness, or suitability for any purpose. Rental rates, operating costs, and market conditions are subject to change without notice. Readers should conduct their own due diligence and consult with licensed real estate professionals, financial advisors, or legal counsel before making any property decisions or investments. The author and publisher disclaim any liability for losses, damages, or actions taken based on the content of this report.