REGISTRATION RIGHTS AGREEMENT


      Registration  Rights  Agreement,  dated  as  of  November  21,  1997  (the
"Agreement"),  by and among Clearview Cinema Group, Inc., a Delaware corporation
(the "Company"), F&N Cinema, Inc., a New Jersey corporation, and Roxbury Cinema,
Inc., a New Jersey corporation (collectively "Seller").

      The parties hereto, for good and valuable  consideration,  the receipt and
sufficiency of which are hereby acknowledged,  and intending to be legally bound
hereby, agree as follows:

      1.  DEFINITIONS.  The following  terms have the meanings set forth in this
Section 1 unless the context clearly otherwise requires:

            (a) "Act" means the  Securities  Act of 1933,  as  amended,  and the
rules and regulations promulgated thereunder.

            (b) "Commission" means the Securities and Exchange Commission.

            (c) "Common  Stock" means the Common Stock,  $.01 par value,  of the
Company.

            (d) "Holder"  means  Seller so long as  Seller  are  holders  of any
Registrable  Securities  and  Seller's  permitted  successors,  transferees  and
assigns so long as any such  successor,  transferee  or  assignee  executes  and
delivers a written agreement, in form and substance satisfactory to the Company,
agreeing to be bound by the provisions of this Agreement.

            (e) "Offering" means any  underwritten  public offering of shares of
Common  Stock by the  Company  or any  holder  thereof  in  accordance  with the
registration requirements of the Act.

            (f) "Registrable Securities" means any shares of Common Stock now or
hereafter held by Seller.

            (g) "Registration",  "register" and like words mean compliance with
all of  the  laws,  rules  and  regulations  (federal,  state  and  local),  and
provisions  of  agreements  and  corporate  documents  pertaining  to the public
offering  of  securities,  including  registration  of any  public  offering  of
securities on any form under the Act.

      2. INCIDENTAL  REGISTRATION.  If the Company shall at any time propose for
itself or any other person the registration under the Act of any Offering (other
than any Offering in connection with any employee  benefit plan or a transaction
required to be registered by means of a registration statement on Form S-4), the
Company shall give notice of such  proposed  registration  to all Holders.  Upon
receipt of such notice,  each Holder may elect to  participate in such Offering.
To make such  election,  any such Holder must give notice to the Company of such
Holder's  election  and the number of  Registrable  Securities  that such Holder
wishes to sell in such  Offering  within  fifteen  (15) days of the day that the
Company  gave notice of such  Offering.  




Subject to the  provisions  of the last  sentence of this Section 2, the Company
shall include in such Offering such  Registrable  Securities and shall cause the
managing underwriter or sole underwriter of such Offering, if any, to enter into
an  underwriting  agreement that will have all such electing  Holders as parties
thereto.  The rights provided in this Section 2 are available to any Holder even
though  such  Holder  may be free at the  time  to sell  all of the  Registrable
Securities  of such Holder with  respect to which  registration  is requested in
accordance  with Rule 144 (or any similar rule or regulation)  under the Act. If
the managing  underwriter  or sole  underwriter  of any Offering  subject to the
provisions  of this  Section 2 advises  the  Holders  participating  therein  in
writing that marketing  factors  require a limitation on the number of shares of
Common Stock to be underwritten  in such Offering,  then the number of shares of
Common  Stock  that may be  included  in such  Offering  shall be  allocated  as
follows:  (i) all  shares  of  Common  Stock to be sold for the  account  of the
Company shall be included;  and (ii) the  remaining  shares of Common Stock that
may be sold  pursuant  to the  advice  of such  managing  underwriter  shall  be
allocated among all Holders and other persons  participating in such Offering in
proportion,  as nearly as  practicable,  to the respective  numbers of shares of
Common  Stock held by or issuable to all such  persons at the time of the filing
of the registration statement for such Offering.

      3. INFORMATION TO BE FURNISHED BY HOLDERS. Each Holder participating in an
Offering  pursuant  to  Section 2 shall  furnish to the  Company in writing  all
information  within  such  Holder's  possession  or  knowledge  required  by the
applicable  rules and regulations of the Commission and by any applicable  state
securities or blue sky laws concerning such Holder,  the proposed method of sale
or other  disposition of the shares of Common Stock being sold by such Holder in
such Offering,  and the identity of and  compensation to be paid to any proposed
underwriter or underwriters to be employed in connection with such Offering.

      4. COSTS AND  EXPENSES.  Except as provided  in the last  sentence of this
Section 4, the Company shall pay all costs and expenses in  connection  with the
registration of any Offering under this  Agreement.  Such costs and expenses for
any Offering,  include:  (a) the  reasonable  fees and expenses of the Company's
counsel and one special  counsel  selected  by the  Holders  offering  shares of
Common  Stock  in such  Offering;  (b) the fees and  expenses  of the  Company's
accountants  and  auditors;   (c)  the  costs  and  expenses   incident  to  the
preparation,  printing and filing of any and all documents to be filed under the
Act and any applicable state securities or blue sky laws in connection with such
Offering,  each prospectus forming a part of the relevant registration statement
and all amendments  thereof and supplements  thereto;  (d) the costs incurred in
connection with the qualification of the Offering and the shares of Common Stock
being offered in such Offering under any applicable state securities or blue sky
laws (including any related fees and disbursements); (e) the cost of listing the
shares of Common Stock being offered in such  Offering on any exchange;  (f) the
cost of  furnishing  to each Holder such copies as such Holder shall  reasonably
request of the relevant registration statement,  each preliminary prospectus and
the  final  prospectus  forming  part of such  registration  statement  and each
amendment  thereof or  supplement  thereto;  and (g) all  expenses  incident  to
delivery  of the shares of Common  Stock being  offered in such  Offering to any
underwriter or underwriters.  Notwithstanding anything to the contrary set forth
herein,  the  Company  shall  not be  obligated  to pay (i) the  commissions  or
discounts  payable to any underwriter for any shares of Common Stock sold by any
Holder  or  (ii)  any  costs  or  expenses   incurred  in  connection  with  any
registration  statement referred to in Section 2 which any other person on whose
behalf such registration statement is being filed has agreed to pay.

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      5.  INDEMNIFICATION  BY COMPANY.  The Company shall, to the maximum extent
permitted by law,  indemnify and hold harmless each Holder  participating in any
Offering  pursuant to this  Agreement,  any underwriter for such Holder and each
person,  if any,  who  controls  (as  defined  in the Act)  such  Holder or such
underwriter  against  any  losses,  claims,  damages,  liabilities,   judgments,
settlements,  awards and expenses (including attorneys' fees) (each a "Loss" and
collectively "Losses") to which such Holder or underwriter or controlling person
may become subject under the Act or otherwise, insofar as such Losses are caused
by,  based  upon,  arise out of, or relate to, any untrue  statement  or alleged
untrue  statement of any material fact contained in the  registration  statement
for such Offering, any prospectus contained therein, or any amendment thereof or
supplement  thereto,  or the  omission or alleged  omission  to state  therein a
material fact required to be stated  therein or necessary to make the statements
therein not misleading;  provided, however, that the Company shall not be liable
in any such case to the extent  that any such Loss is caused by, is based  upon,
arises out of, or relates to, an untrue statement or alleged untrue statement or
omission  or  alleged  omission  made in  conformity  with  written  information
furnished by such Holder or underwriter  specifically  for use in preparation of
such  registration  statement,  prospectus,  amendment or  supplement  or if, in
respect to such statement, alleged statement,  omission or alleged omission, the
final  prospectus for such  registration  statement  corrected  such  statement,
alleged  statement,  omission  or  alleged  omission  and a copy of  such  final
prospectus  was not sent or given by or on behalf of such  Holder at or prior to
the  confirmation  of the sale of  shares of Common  Stock of such  Holder  with
respect  to which such Loss  relates.  The  Company  shall  reimburse  each such
Holder,  underwriter  or  controlling  person  for any  legal or other  expenses
incurred by such Holder,  underwriter or controlling  person in connection  with
investigating  or  defending  against any such Loss as incurred if such  Holder,
underwriter or controlling  person has provided to the Company an undertaking to
repay such reimbursed expenses if it is determined that such Holder, underwriter
or controlling person was not entitled to indemnification hereunder.

      6.  INDEMNIFICATION BY HOLDER.  Each Holder  participating in any Offering
pursuant to this  Agreement  shall,  to the  maximum  extent  permitted  by law,
indemnify  and hold  harmless the Company,  each of its  directors,  each of its
officers who has signed the applicable  registration  statement and each person,
if any, who controls the Company  against any Losses to which the Company or any
such director, officer or controlling person may become subject under the Act or
otherwise,  insofar as such Losses are caused by,  based upon,  arise out of, or
relate to,  (a) any untrue or alleged  untrue  statement  of any  material  fact
contained  in the  registration  statement  for such  Offering,  any  prospectus
contained  therein,  or any  amendment  thereof or  supplement  thereto,  or the
omission or alleged  omission to state  therein a material  fact  required to be
stated therein or necessary to make the statements  therein not  misleading,  in
each case to the extent, but only to the extent, that such Losses are caused by,
based upon,  arise out of, or relate to, an untrue  statement or alleged  untrue
statement  or omission  or alleged  omission  made in  conformity  with  written
information furnished by such Holder specifically for use in preparation of such
registration statement,  prospectus,  amendment or supplement; or (b) any untrue
statement or alleged  untrue  statement or omission or alleged  omission made in
any  preliminary  prospectus for such  registration  statement if, in respect to
such  statement,  alleged  statement,  omission or alleged  omission,  the final
prospectus for such  registration  statement  corrected such statement,  alleged
statement,  omission or alleged omission and a copy of such final prospectus was
not sent or given by or on behalf of such Holder at or prior to the confirmation
of the sale of shares of Common  Stock of such Holder with respect to which such
Loss relates. Each Holder's obligation under 

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this  Section 7 shall be several and not joint and in no event shall  exceed the
net  proceeds  received by such Holder in the  Offering to which the  applicable
Loss relates.

      7.  NOTICE TO INDEMNITOR. Promptly after receipt by any indemnified  party
of notice of the  commencement of any action which may involve an  indemnifiable
Loss,  such  indemnified  party  shall,  if a  claim  is to be made  against  an
indemnifying  party  with  respect to such Loss  pursuant  hereto,  notify  such
indemnifying  party of the  commencement  thereof;  but the failure to so notify
such indemnifying party shall not relieve it from any liability that it may have
to such indemnified  party hereunder unless such  indemnifying  party shall have
been actually and materially prejudiced by such failure. In case any such action
is brought against any indemnified  party and it notifies an indemnifying  party
of the commencement  thereof, and such indemnifying party, without acknowledging
any validity of the underlying  claim,  acknowledges that it may be obligated to
indemnify such  indemnified  party therefor,  such  indemnifying  party shall be
entitled to  participate  in, and, to the extent that it may wish,  jointly with
any other indemnifying party similarly notified,  to assume the defense thereof,
with counsel  reasonably  satisfactory to such  indemnified  party,  but may not
settle such action without the consent of such indemnified  party, which consent
shall not be unreasonably  withheld,  unless such settlement involves no payment
by such indemnified  party, no equitable  relief against such indemnified  party
and a complete  release of all claims  against  such  indemnified  party.  If an
indemnifying  party  undertakes the defense of any matter for which indemnity is
claimed  under this  Agreement,  and if the  relevant  indemnified  party wishes
nevertheless to retain counsel to represent it in such matter,  the fees of such
counsel shall be the  responsibility  solely of the party retaining such counsel
unless such indemnified  party and such  indemnifying  party have conflicting or
separate  defenses in such  action,  in which case the  attorneys'  fees of such
indemnified party will be borne by such indemnifying party.

      8.  ADDITIONAL  OBLIGATIONS.  If,  in  order to  effect  any  Offering  in
accordance  with this  Agreement,  such  Offering or the shares of Common  Stock
being offered in such Offering require a declaration of,  registration  with, or
approval of, any federal or state governmental official or authority (other than
registration  under  the  Act  or  qualification  or  registration  under  state
securities or blue sky laws) before such shares of Common Stock may be sold, the
Company at its own expense shall take all reasonable  actions in connection with
such  registration,  declaration  or approval and will use its  reasonable  best
efforts to cause such shares of Common Stock to be duly  registered  or approved
as may be required;  provided,  however,  that in  connection  therewith or as a
condition thereof,  the Company may not be required to execute a general consent
to service or to qualify to do business in any jurisdiction. The foregoing shall
not be applicable to any regulatory requirements applicable solely to any Holder
wishing to participate in any such Offering.

      9. RULE 144 COVENANTS.  With a view to making available to each Holder the
benefits  of Rule  144  under  the Act  (which  term as used in this  Section  9
includes   the  present  Rule  144  and  any  other,   additional,   substitute,
supplemental  or analogous rule or regulation of the Commission  that may at any
time  permit a Holder  to sell  Registrable  Securities  to the  public  without
compliance with the registration requirements of the Act), the Company (a) shall
maintain  registration  of the  Common  Stock  under  Section 12 or 15(d) of the
Securities Exchange Act of 1934, as amended;  (b) shall file with the Commission
in a timely  manner all reports and other  documents  required to be filed by an
issuer of securities  registered  under the Securities  Exchange Act of 1934, as
amended,  so as to maintain the availability of Rule 144 to the Holders;  (c) at
its expense, forthwith upon any Holder's request, shall deliver to such Holder a
certificate,  signed by 

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one of the Company's principal officers, stating (i) the Company's name, address
and telephone number (including area code);  (ii) the Company's I.R.S.  taxpayer
identification  number;  (iii) the Company's  Commission  file number;  (iv) the
number of shares of Common Stock  outstanding as shown by the most recent report
or  statement  published  by the  Company  or  filed  by the  Company  with  the
Commission;  and (v) that the Company has filed the reports required to be filed
under the Securities Exchange Act of 1934, as amended,  for a period of at least
90 days prior to the date of such certificate and in addition has filed the most
recent  annual  report  required  to be  filed  thereunder  and  such  other  or
additional  information  as shall be necessary to make  available to such Holder
the ability to offer and sell the maximum number of shares of Common Stock under
Rule 144; and (d) when Rule 144 is being complied with, shall deliver securities
not bearing any legend  restricting  transfer of such  securities,  as requested
from time to time by any Holder subject to this Agreement.

      10.  NOTICES. All notices and other communications  provided for hereunder
must be in  writing  and shall be deemed to have been given on the same day when
personally delivered or sent by confirmed facsimile  transmission or on the next
business  day when  delivered  by  receipted  courier  service  or on the  third
business day when mailed with sufficient postage,  registered or certified mail,
return receipt requested, to the following addresses:

            (a) if to the  Company:  Clearview  Cinema  Group,  Inc.,  7 Waverly
Place,  Madison,  New  Jersey  07940,   Telecopy  No.  (201)  377-4303,   marked
"Attention:  President," with a copy to: Kirkpatrick & Lockhart LLP, 1251 Avenue
of the Americas, New York, New York 10020, Attention: David L. Forney, Esq.;

            (b) if to Seller:  c/o Ferman & Nelson,  21 Sunset  Strip,  P.O. Box
648, Succasunna, New Jersey 07876, marked "Attention:  John Nelson," with a copy
to:  Alter  Bartfeld & Mantel LLP,  90 Park  Avenue,  New York,  New York 10016,
marked "Attention: Arthur S. Mantel, Esq."

or to such other address as any party shall have  furnished to the other parties
pursuant to this Section 10.  Failure to send a copy of a notice to any attorney
shall not vitiate any notice sent to a party.

      11.  ENTIRE AGREEMENT; MODIFICATION OF AGREEMENT; CONSENTS. This Agreement
constitutes  the entire  agreement  among the parties hereto with respect to the
subject  matter  hereof.  Changes in or additions to this  Agreement may be made
and/or compliance with any covenant or condition herein set forth may be omitted
only upon written consent of all the parties hereto; provided, however, that any
agreement by any person to become a party to this Agreement  because such person
has  acquired  shares of Common  Stock from  Seller only needs to be executed by
such person and the Company to be binding upon all of the parties hereto.

      12.  SUCCESSORS  AND ASSIGNS.  This  Agreement  shall  be binding upon and
inure to the  benefit  of the  parties  hereto  and their  respective  permitted
successors,  transferees and assigns. For purposes of this Agreement, any person
who is a  successor  to or  assignee of any party  hereto by  operation  of law,
including by means of a merger,  consolidation  or share exchange or by the laws
of  intestacy or  inheritance  or pursuant to a will (but only if such person is
the administrator or executor of the applicable estate) and excluding any person
who  receives  a  distribution  of  shares  of  Common  Stock as an  heir,  upon
dissolution or liquidation (whether full or partial), as a


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dividend on or a redemption  (whether full or partial) of such person's interest
in such party or by any other means, shall be deemed to be a permitted successor
or assignee  hereunder  upon execution of an agreement to become a party hereto.
Any person who receives a distribution  of shares of Common Stock from any party
hereto by any other means or for any other  reason  shall only be  permitted  to
become a party hereto if (a) such person, after such distribution,  beneficially
owns at least five percent of the then outstanding  shares of Common Stock, on a
fully  diluted  basis,  or (b) such  person is an  affiliate  of the Company (as
defined in Rule 144 under the Act),  and such person  executes an  agreement  to
become a party hereto.

      13.  GOVERNING  LAW.  This  Agreement  shall be construed  and enforced in
accordance  with the laws of the State of Delaware  without regard to any of its
principles of conflicts of law.

      14.  COUNTERPARTS.   This  Agreement  may  be  executed  in  two  or  more
counterparts,  each of  which  shall  be  deemed  an  original  and all of which
together shall constitute one and the same agreement.

      15. TERM.  This Agreement  shall remain in full force and effect until the
earliest to occur of (a) the liquidation or dissolution of the Company,  (b) the
sale of all or substantially all of the assets of the Company, and (c) the tenth
anniversary of the date hereof.

      16.   CONSTRUCTION.

            (a) The  descriptive  headings of this Agreement are for convenience
only and  shall not  control  or  affect  the  meaning  or  construction  of any
provision of this Agreement.

            (b)  As  used  in  this  Agreement,  the  term  "person"  means  any
individual,  corporation,  partnership,  joint venture, trust, limited liability
company, governmental authority or other entity.

            (c) The invalidity or unenforceability  of any particular  provision
of this  Agreement  in any  jurisdiction  shall not affect the other  provisions
hereof or such provision in other  jurisdictions,  and this  Agreement  shall be
construed  in  such   jurisdiction  in  all  respects  as  if  such  invalid  or
unenforceable  provision  were  omitted.  Furthermore,  in lieu of such illegal,
invalid,  or unenforceable  provision in such jurisdiction  there shall be added
automatically  as a part of this  Agreement a  provision  as similar in terms to
such  illegal,  invalid or  unenforceable  provision  as may be possible  and be
legal, valid and enforceable.


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            IN WITNESS WHEREOF, the parties hereto have caused this Registration
Rights Agreement to be duly executed as of the date first set forth above.



CLEARVIEW CINEMA GROUP, INC.



By: /s/ A. Dale Mayo                                  
   ------------------------------------
    A. Dale Mayo
    President


F&N CINEMA, INC.


By:  /s/ John Nelson                                   
   ------------------------------------
    John Nelson
    President

ROXBURY CINEMA, INC.



By: /s/ John Nelson                                   
   ------------------------------------
     John Nelson
     President


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