Southend Lofts Has Its Grocery, Coffee Bar and Gym Signed. None of Them Is Open Yet.

On paper, 38 Jackson Street now has a supermarket, a dim sum restaurant, an espresso bar, a 35,000-square-foot gym and a food hall with about 15 restaurant concepts. All of them sit around a public atrium under a translucent canopy, inside a former factory. In May 2026, the leasing team said Southend Hoboken was 85 percent leased.

As of October 7, 2026, none of those businesses is serving the public. In mid-September, Real Estate NJ described the whole tenant lineup as joining "as interior build-outs progress." If you live a few blocks away, the useful question is which of these doors opens first. The public information is lopsided. The two tenants with fresh, dated timing are the ones you'd visit by choice. The two that could change an ordinary Tuesday, the grocery and the coffee bar, have the least current information.

The Status Board, as of Early October

The last column matters more than the third. The gym and the food hall have timing published within the past month. The grocery's "late 2026" comes from a forecast published a full year ago. Nana's "by summer" target has passed, and nothing has been reported about an opening. Hoboken Girl's fall roundup on September 28 still listed Nana's and Under Pressure as coming soon.

The lease roster also includes a 25,550-square-foot Pre-Kindergarten and Early Childhood Education Center for the Hoboken Public School District, signed on a 20-year lease. As of mid-September, it was also on the build-out list.

The Two Dates That Are Actually Current

City Fitness gives the clearest timing at 38 Jackson Street because it's opening two Hoboken clubs, and the first one is already running. Its membership FAQ, as of today, reads:

"Maxwell Place is now open (as of October 7, 2026), and our Southend location is targeted to open in late 2026 or early 2027."

The open club is at 1000 Maxwell Lane, on the uptown waterfront. If you live in southwest Hoboken and want a City Fitness membership this fall, that club is your only option for now, and it's on the opposite end of town.

Alto Food Hall is the other dated arrival. New York's Orbital Kitchens, which already runs five locations in the city, signed for 3,100 square feet. It plans about 15 of its own restaurant brands, along with a smoothie café and indoor seating next to the atrium. The concepts named so far:

• Little Mint, Thai
• Lucky Mao, modern Chinese takeout
• Braddah's Hawaiian BBQ
• Glazed Hen, Korean fried chicken
• La Birria de Res, birria tacos
• Naka Sushi
• Starter's Pizza, individual-sized sourdough pizzas

You'll order at self-service kiosks, through the Alto app or on third-party delivery platforms. Then you can eat there, pick up or have it delivered. With a centralized kitchen, many brands under one roof and delivery built in, Alto should feel more like a neighborhood kitchen with many menus than a sit-down destination. It will be Alto's first New Jersey location, and it's slated for early 2027.

The Tenants a Weekday Would Run On Have the Least News

The grocery is the tenant that would change daily errands most for this corner of town. It has also changed names along the way. In October 2025, Jersey Digs reported the lease as Brooklyn-based Dumbo Market. Later coverage, including the May 2026 leasing update, calls the store Southend Market. The only public opening target is "late 2026," and it dates from that first round of coverage. No newer date has been published.

Under Pressure Espresso Bar is in the same position. It was announced in November 2025 as a 2,223-square-foot craft coffee concept, and it has never had a public opening date. Nana's Dim Sum + Dumplings signed for 3,700 square feet, and its December 2025 announcement forecast an opening "by next summer." That window has closed, and no revised target has been published.

All three were at the atrium in May, which is part of the confusion. At a celebration marking the start of condo closings, there were sampling stations from Southend Market, Nana's, Under Pressure and City Fitness. TAPinto published that account as sponsored content. Tasting a dumpling at a preview isn't the same as buying one on a weeknight. Five months later, the stations haven't turned into storefronts.

Under the Translucent Canopy

The atrium is the reason this project gets compared to a town square instead of a strip of ground-floor shops. Real Estate NJ describes it as "a naturally illuminated, weather-protected space topped by a translucent canopy." Jersey Digs reports that the PTFE canopy drew inspiration from Milan's Galleria Vittorio Emanuele II. Hoboken Girl calls it a year-round gathering space for the building and the surrounding neighborhood, and Alto will open directly onto it.

The May event gives a sense of what the developer has in mind. According to the sponsored TAPinto account, there was live jazz, performances by Hoboken High School students, a drum band and a barbershop quartet. Gary Mezzatesta, managing partner of The Taurasi Group, says the goal is "an inviting neighborhood destination for the broader Hoboken community."

No regular public hours or access rules for the atrium have been published, and no fall programming has been announced for it. For now, it's a public room in plans and press releases. Until there are tenants inside, it has no published schedule.

Across Jackson Street, the Public Room Already Exists

For now, the open space with real amenities is outside. The expanded Southwest Resiliency Park, directly across from Southend Lofts, opened on September 4, 2025. It has six pickleball courts, a basketball court, a playground, a splash pad, swings, picnic tables, shade, restrooms and a social plaza.

The park's 2026 season also shows how hard it is to get this corner to gather. The Thursday farmers market at Southwest Resiliency Park ended early, with its last day on August 27 from 3 to 7 p.m., because of low attendance, according to the City of Hoboken. TAPinto reported that the city plans to work with vendors on whether a different day of the week would work better next season.

So the closest public space already struggled to keep a weekday crowd this year, and the atrium across the street is built around attracting one. A grocery, a coffee bar and a gym bring people back on ordinary days, while a farmers market or a concert brings them once. Those everyday tenants are also the ones still under construction.

Within a short walk, With Love, Valentina is already open. It's a wine-and-tapas lounge at 700 First Street in The Sky Club, and it had soft-opened by the time Hoboken Girl covered it on February 28, 2026. On Washington Street, Hoboken Girl's late-September roundup listed businesses that are now open, including Dän Bakery + Cafe at 500 Washington Street and Uncorked Wines at 1450 Washington Street, which held its grand opening on September 12.

What Would Actually Change the Calendar

Here's what to watch for over the next two seasons, in the order it would matter for daily errands:

1. A dated opening for Southend Market. It's the only grocery on the roster, and its public target is a year old.
2. Any opening date for Under Pressure Espresso Bar. None has been published since it was announced.
3. A revised target for Nana's Dim Sum + Dumplings, now that the summer 2026 forecast has passed.
4. City Fitness narrowing "late 2026 or early 2027" to an actual date on its Hoboken page.
5. Alto's early 2027 opening, which would also be the first time the atrium gets daily foot traffic from a food tenant.
6. The city's decision on a new day for the Southwest Resiliency Park farmers market next season.

The first sign the atrium is working will be one of the top two items. If the food hall opens before the grocery, the public room will have lunch traffic before it has errand traffic.

If you own near Jackson Street and want to know how a mostly leased but not-yet-open retail base is showing up in what buyers ask about this corner of town, Amy DeAngelo Real Estate can walk you through it with a free home valuation built on what's actually open on your block today.