Medical office space · data as of September 2026
Medical office space for lease in Newport Beach
37 buildings with 383,867 SF of medical space available across 91 listed spaces. 12 buildings publish an asking rent; no class has five or more on one lease structure, too few to call a figure typical.
Newport Beach medical office demand centers on Hoag Hospital Newport Beach at the west end of the city. The Hospital Road, Superior Avenue and Placentia Avenue blocks around Hoag hold the densest concentration of physician offices, and space there rarely stays vacant long. Practices that need Hoag privileges or quick consults usually start their search on these streets.
A second cluster runs through the airport area near John Wayne Airport, on Birch Street, Dove Street and Westerly Place, where larger floor plates and newer buildings suit multi-provider groups and ambulatory services. Newport Center, next to Fashion Island, attracts concierge, aesthetics and wellness practices that want a premium address.
Rents are among the highest in Orange County, and Full Service quotes are common, so read what is included before comparing buildings. Parking ratios vary a lot between the hospital blocks and the airport area; confirm patient parking and validation terms in writing. Sublease space near Hoag appears regularly and can be a cheaper, faster way in.
Newport Beach at a glance
- Buildings
- 37
- Medical space available
- 383,867 SF
- Vacant now
- 332,297 SF
- Largest single space
- 36,868 SF
Asking rents by lease structure
- Full Service$2.99–$6.00/SF/mo5 buildings
- Modified Gross$2.50–$4.95/SF/mo3 buildings
- NNN$3.98–$5.25/SF/mo3 buildings
- Lease type not stated$3.10/SF/mo1 building
22 buildings withhold pricing or don't publish it. Those numbers come from the landlords on request.
Full Service includes operating costs and utilities; NNN adds taxes, insurance and common-area costs on top of base rent; Modified Gross splits them. Compare structures, not just rates. These ranges span every building class and age; the questions below compare like with like.
Available spaces by size
- 1–2 rooms16
- 3–4 rooms40
- 5–7 rooms16
- 8–12 rooms7
- 13+ rooms12
Room counts assume 350 to 500 usable SF per exam room, with rentable area 10% to 20% above usable.
Building class
- Class A6
- Class B25
- Class C6
Hospitals within 5 miles
- College Hospital Costa Mesa, Costa Mesa2.0 mi
- Hoag Memorial Hospital Presbyterian, Newport Beach2.5 mi
Straight-line miles from the center of the Newport Beach buildings to the Census Bureau geocode of each hospital's address on the CMS hospital list.
Buildings with medical space available
| Building | Class | Built | Medical space | Largest space | Fits | Asking rent | |
|---|---|---|---|---|---|---|---|
| 3501 Jamboree Rd Bayview Corporate Center | A | 1988 | 166,275 SF10 spaces
| 36,868 SF | ~61–95 rooms | Withheld ask us | |
| 3300 Irvine Ave Newport Irvine Medical Center | B | 1980 | 50,442 SF6 spaces
| 12,517 SF | ~20–32 rooms | Withheld ask us | |
| 351 Hospital Rd Newport Lido Medical Center - Tower 1 | A | 1964 | 37,698 SF11 spaces
| 12,354 SF | ~20–32 rooms | Withheld ask us | |
| 361 Hospital Rd Newport Lido Medical Center - Tower 2 | A | 1990 | 17,828 SF8 spaces
| 3,297 SF | ~5–8 rooms | $2.50/SF/mo Modified Gross | |
| 1401 Avocado Ave Newport Center Medical Plaza | B | 1975 | 11,738 SF3 spaces
| 6,310 SF | ~10–16 rooms | Withheld ask us | |
| 360 San Miguel Dr | A | 1986 | 10,002 SF3 spaces
| 4,081 SF | ~6–10 rooms | Withheld ask us | |
| 3300 W Coast Hwy | B | 1974 | 7,556 SF2 spaces
| 4,404 SF | ~7–11 rooms | $4.95/SF/mo Modified Gross | |
| 1441 Avocado Ave NCMP Bldg 3 | A | 1986 | 7,379 SF4 spaces
| 2,428 SF | ~4–6 rooms | Withheld ask us | |
| 3701 Birch St | B | 1981 | 6,535 SF2 spaces
| 3,935 SF | ~6–10 rooms | $4.50/SF/mo NNN | |
| 2372-2382 SE Bristol St Bristol Spruce Bldg | B | 1980 | 5,965 SF4 spaces
| 1,879 SF | ~3–4 rooms | $3.98/SF/mo NNN | |
| 20 Corporate Plaza Dr Corporate Plaza | B | 2015 | 5,509 SF1 space
| 5,509 SF | ~9–14 rooms | Withheld ask us | |
| 400 Newport Center Dr NCMP Bldg 1 | B | 1961 | 5,316 SF4 spaces
| 2,298 SF | ~3–5 rooms | $2.99/SF/mo Full Service | |
| 1601 Dove St Newport Plaza | B | 1974 | 5,027 SF2 spaces
| 2,767 SF | ~4–7 rooms | $3.10/SF/mo | |
| 4501 Birch St | C | 1967 | 5,000 SF1 space
| 5,000 SF | ~8–12 rooms | $5.25/SF/mo NNN | |
| 3333 W Coast Hwy Newport Harbor Tower & Marina | B | 1984 | 4,344 SF2 spaces
| 3,118 SF | ~5–8 rooms | Withheld ask us | |
| 1901 Westcliff Dr Mariners Medical Arts | B | 1963 | 4,226 SF2 spaces
| 2,256 SF | ~3–5 rooms | Withheld ask us | |
| 1501 Superior Ave Newport Superior Medical Plaza | B | 1985 | 4,176 SF2 spaces
| 2,500 SF | ~4–6 rooms | $5.00/SF/mo Full Service | |
| 2121 E Coast Hwy Coast Business Center | B | 1985 | 2,800 SF1 space
| 2,800 SF | ~4–7 rooms | Withheld ask us | |
| 4029 Westerly Pl Bldg 15 | B | 1974 | 2,223 SF1 space
| 2,223 SF | ~3–5 rooms | $3.00/SF/mo Full Service | |
| 1501 Westcliff Dr | B | 1964 | 2,216 SF2 spaces
| 1,226 SF | ~2–3 rooms | Withheld ask us | |
| 359 San Miguel Dr San Miguel Plaza | B | 1970 | 2,036 SF2 spaces
| 1,261 SF | ~2–3 rooms | Withheld ask us | |
| 20311 Birch St | B | 1991 | 2,012 SF1 space
| 2,012 SF | ~3–5 rooms | $4.00/SF/mo Modified Gross | |
| 1101 Dove St | B | 1974 | 1,890 SF1 space
| 1,890 SF | ~3–4 rooms | Withheld ask us | |
| 20072 SW Birch St Optimum Medical | B | 2004 | 1,797 SF2 spaces
| 1,297 SF | ~2–3 rooms | Withheld ask us | |
| 301 Bayview Cir | C | 1995 | 1,735 SF1 space
| 1,735 SF | ~2–4 rooms | Withheld ask us | |
| 1302-1324 Bison Ave | A | 2003 | 1,529 SF1 space
| 1,529 SF | ~2–3 rooms | Withheld ask us | |
| 1101 Bayside Dr | B | 1980 | 1,500 SF1 space
| 1,500 SF | ~2–3 rooms | Withheld ask us | |
| 3404-3406 Via Lido | B | 1975 | 1,425 SF1 space
| 1,425 SF | ~2–3 rooms | Withheld ask us | |
| 2865-2867 E Coast Hwy | B | 1965 | 1,380 SF2 spaces
| 690 SF | ~1 room | $5.50/SF/mo Full Service | |
| 200 Newport Center Dr Design Plaza | C | 1974 | 1,281 SF1 space
| 1,281 SF | ~2–3 rooms | Withheld ask us | |
| 833 Dover Dr | C | 1963 | 1,000 SF1 space
| 1,000 SF | ~1–2 rooms | $4.50–$6.00/SF/mo Full Service | |
| 901 Dover Dr | C | 1965 | 956 SF1 space
| 956 SF | ~1–2 rooms | $2.90–$4.00/SF/mo NNN · sublease | |
| 2101-2131 San Joaquin Hills Rd | B | 1968 | 900 SF1 space
| 900 SF | ~1–2 rooms | Withheld ask us | |
| 355 Placentia Ave Mariner's Medical Plaza | B | 1975 | 750 SF1 space
| 750 SF | ~1 room | $1.33/SF/mo Full Service · sublease | |
| 881 Dover Dr The Dover Building | C | 1965 | 531 SF1 space
| 531 SF | ~1 room | $3.50/SF/mo Full Service · sublease | |
| 1000 Quail St | B | 1975 | 500 SF1 space
| 500 SF | ~1 room | Withheld ask us | |
| 180 Newport Center Dr 180 Newport Center Drive | B | 1974 | 390 SF1 space
| 390 SF | ~1 room | Withheld ask us |
Availability and asking rates change frequently and are subject to verification. Current terms are confirmed before any tour.
Compared to nearby
| Area | Buildings | Medical space | Published asking rents ($/SF/mo, buildings) |
|---|---|---|---|
| Newport Beach | 37 | 383,867 SF | Full Service $2.99–$6.00 (5) · Modified Gross $2.50–$4.95 (3) · NNN $3.98–$5.25 (3) |
| Costa Mesa | 13 | 57,603 SF | NNN $2.25–$3.17 (4) · Full Service $2.50–$2.95 (2) · Modified Gross $2.65–$2.70 (2) |
| Irvine Business Complex | 12 | 140,338 SF | Full Service $2.10–$5.25 (2) · Modified Gross $4.00–$4.75 (2) · NNN $3.75 (1) |
| Huntington Beach | 16 | 110,699 SF | Modified Gross $1.50–$4.00 (6) · NNN $1.90–$3.00 (5) · Full Service $3.00 (1) |
| Orange County overall | 317 | 2,274,339 SF | NNN $1.15–$5.50 (67) · Modified Gross $1.25–$4.95 (49) · Full Service $1.25–$6.00 (47) |
Lowest to highest published building asking rents, grouped by lease structure; the three most common structures are shown. Each range mixes building classes and ages. See the full rent trends report.
Trade area context
Hoag Memorial Hospital Presbyterian is 0.16 mile from the nearest listed building in the Newport Beach trade area, which sounds like the whole story until you look at the roads around it.
- 68,552 residents in the ZIP areas, 24.2% of them 65 or older, 97.8% insured, and Medicare covers 23.5% of residents, alone or combined with other coverage.
- Median household income runs from $141,541 (92663) to $174,904 (92625).
- Hoag is 0.16 mile from the nearest listed building but 2.46 miles from the center of the trade area, so where you land inside it matters.
- MacArthur Boulevard counts 22,174 to 59,688 vehicles a day near listed buildings, and Newport Center Drive 7,013 to 13,121 (CoStar, 2026 counts).
The lease read: a suite near Hoag trades volume for a calmer approach, and a suite on MacArthur trades the reverse. Pick the one your schedule can live with, then press on parking and the entrance patients are told to use. Pacific Coast Highway runs 33,911 to 51,045 at those points, but treat it as an access road, not a front door.
Short version: an older, well-insured base, a hospital close to some buildings and far from others, and two very different kinds of street. Would your next suite be chosen for Hoag proximity, MacArthur visibility, or something else?
Sources: Census Bureau ACS 2020-2024 5-year; CMS Hospital General Information; CoStar traffic count reports (October 2026). Pacific Coast Highway is State Route 1. ZIP areas extend beyond the city limits.
Questions about the Newport Beach trade area
How far is Hoag Hospital from the Newport Beach trade area?
Hoag Memorial Hospital Presbyterian is 0.16 mile from the nearest listed building and 2.46 miles from the center of the trade area, which spans Hoag, Newport Center and the airport area (CMS Hospital General Information).
How old is the resident base around Newport Beach?
24.2% of the 68,552 people in the ZIP areas are 65 or older, and the share is 30.0% in 92625 (ACS 2020-2024 5-year).
How much traffic does MacArthur Boulevard carry near listed buildings?
2026 count points within 0.15 mile of a listed building run from 22,174 to 59,688 average daily vehicles (CoStar traffic count report). The highest point on the corridor is 59,688, at University Drive.
Questions about medical office space in Newport Beach
How many medical office buildings have space available in Newport Beach?
Newport Beach has 37 buildings with medical office space available as of September 2026: 383,867 SF across 91 listed spaces. Of that, 332,297 SF is marked vacant now, and the largest single space is 36,868 SF, about 61 to 95 exam rooms.
What do medical office leases cost in Newport Beach?
In Newport Beach, 11 buildings publish an asking rent with a named lease structure, but no class has five or more on one structure, too few to call any figure typical: Class B on Full Service in four, Class B on Modified Gross in two and Class B on NNN in two. Another 22 buildings post no asking rent; those landlords quote on request. Full Service includes operating costs and utilities, NNN adds taxes, insurance and common-area costs on top, and Modified Gross splits them, so compare total occupancy cost, not the headline rate.
How much space does a medical practice need in Newport Beach?
About 385 to 600 rentable square feet per exam room. That's 350 to 500 usable square feet (the room plus its share of waiting, work areas, storage, restrooms and halls), and leases are quoted in rentable square feet, which run 10% to 20% above usable in multi-tenant medical buildings. In Newport Beach, the listed spaces break down as 16 for 1 to 2 rooms, 40 for 3 to 4, 16 for 5 to 7, 7 for 8 to 12 and 12 for 13 or more.
Which hospitals are near Newport Beach?
College Hospital Costa Mesa is the closest hospital, 2.0 miles from the center of the Newport Beach trade area. Also within 5 miles: Hoag Memorial Hospital Presbyterian, Newport Beach, 2.5 miles. Distances are straight-line miles from the Census Bureau geocode of each hospital's address on the CMS hospital list.
How current is the Newport Beach availability?
It's from the September 2026 survey of medical office availability. Spaces lease and asking terms change between monthly pulls, so current availability, rent and tenant improvement allowance are confirmed with each landlord before any tour.
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Your advisor
Jamal Brown
Real Estate Broker · CA DRE #01780052
Jamal has spent more than 23 years in commercial real estate and has negotiated and audited more than 1,000 leases. He represents medical practices as tenants and buyers, never landlords, across Los Angeles, Orange County, San Diego and the Inland Empire. Every request sent through this site gets a reply within one business day.
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