Manhattan today has over 600,000 fewer people living on it than it did before the advent of the majority of the skyscrapers that define its iconic skyline today.
In 1910 the tallest building in New York (and the world) was the Metropolitan Life Insurance Company Tower, a 700 ft (210 m) and 49 floors.
Today, the tallest building in New York is One World Trade Center, 1,776 ft (541m) and 94 floors.
Here’s how its grew (or shrank) over time:
| Year | Pop. | Growth % |
|---|---|---|
| 1656 | 1,000 | — |
| 1698 | 4,937 | +393.7% |
| 1712 | 5,841 | +18.3% |
| 1723 | 7,248 | +24.1% |
| 1731 | 8,622 | +19.0% |
| 1746 | 11,717 | +35.9% |
| 1756 | 13,040 | +11.3% |
| 1771 | 21,863 | +67.7% |
| 1786 | 23,614 | +8.0% |
| 1790 | 33,131 | +40.3% |
| 1800 | 60,489 | +82.6% |
| 1810 | 96,373 | +59.3% |
| 1820 | 123,706 | +28.4% |
| 1830 | 202,589 | +63.8% |
| 1840 | 312,710 | +54.4% |
| 1850 | 515,547 | +64.9% |
| 1860 | 813,669 | +57.8% |
| 1870 | 942,292 | +15.8% |
| 1880 | 1,164,674 | +23.6% |
| 1890 | 1,441,216 | +23.7% |
| 1900 | 1,850,093 | +28.4% |
| 1910 | 2,331,542 | +26.0% |
| 1920 | 2,284,103 | −2.0% |
| 1930 | 1,867,312 | −18.2% |
| 1940 | 1,889,924 | +1.2% |
| 1950 | 1,960,101 | +3.7% |
| 1960 | 1,698,281 | −13.4% |
| 1970 | 1,539,233 | −9.4% |
| 1980 | 1,428,285 | −7.2% |
| 1990 | 1,487,536 | +4.1% |
| 2000 | 1,537,195 | +3.3% |
| 2010 | 1,585,873 | +3.2% |
| 2020 | 1,694,251 | +6.8% |
So why did the population decline during most of the 20th century, despite the rise of Skyscrapers?
Housing density in 1910
- Manhattan in 1910 was packed with tenements, narrow buildings subdivided into tiny apartments, often with multiple families per unit.
- Overcrowding was common; many units had no private bathrooms, and families took in boarders to afford rent.
- This meant that more people lived in less space, even without tall towers.
Urban redevelopment reduced housing stock
- In the 20th century, many tenements and low-rise housing blocks were torn down for:
- Office skyscrapers
- Highways and bridges
- Urban renewal projects (e.g., Lincoln Center)
- Commercial skyscrapers don’t house residents, so while the built volume of Manhattan increased, the housing volume shrank in key areas.
Shift in land use toward business and commerce
- Midtown and much of Lower Manhattan became dominated by offices, retail, and institutions.
- High-rise residential towers did appear, but many had fewer units (larger, more luxurious apartments) compared to the tightly packed tenements they replaced.
Changes in household size
- In 1910, households were larger (extended families, multiple children, boarders).
- By 2020, households were smaller: more singles, couples without kids, and smaller families.
- So even when new apartment buildings were constructed, they housed fewer people per unit.
Affordability and displacement
- Manhattan became increasingly expensive in the late 20th and early 21st centuries.
- Many working-class and middle-class families left for outer boroughs or suburbs.
- Gentrification meant that some neighborhoods had more floor space per person but fewer total residents.
Bottom line:
Manhattan’s 1910 density was achieved through extreme overcrowding in tenements.
The rise of skyscrapers mostly created office space, not housing, and when residential towers were built, they catered to wealthier, smaller households.
As a result, even with more buildings, Manhattan in 2020 had fewer residents but far more workers and commuters than in 1910.
What do you think?
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