1 Sheridan Square

1 Sheridan Square was built circa 1920 as a pre-war brick loft building — 8 stories, with a legacy as 1930s artist studios. The building converted to condominium ownership in 1988 and holds 45 residential units. The defining interior feature is the loft-scale ceiling height, running up to approximately 13 feet — a genuine draw for the loft buyer and a signature of the building's studio-era origins.

The building sits within the Greenwich Village Historic District, which protects the exterior and the streetscape. The inventory skews toward studios, and it is these compact loft units — with their high ceilings and West Village core location — that anchor the building's starter and pied-à-terre positioning. A penthouse and larger configurations exist at the top of the building.

A historical note, and an important clarification for buyers: Café Society — New York's first racially integrated nightclub, which opened in 1938 and where Billie Holiday debuted "Strange Fruit" — operated in the basement of the building; the space later became the "One Sheridan Square" theater. This cultural history attaches to the basement space, not to the residential units above. The residential condominium is a separate matter from the basement's storied past.

Because the building is within a Historic District, exterior alterations are subject to LPC review. Buyers should confirm the specific layout, ceiling height, and square footage of any given unit at the apartment level.

1 Sheridan Square operates as a condominium — The Sheridan Condominium. The service tier is modest: an elevator, a live-in superintendent, a voice intercom, and a common laundry. There is no doorman, no fitness center, and no roof.

The condominium's policy framework, as documented in public records and publicly recorded NYC building data, carries the flexibility typical of condominium ownership: the building is pet-friendly, pieds-à-terre are allowed, and subletting is permitted. As a condominium, the ownership form gives buyers the financing latitude, the right-of-first-refusal (rather than board-interview) transfer process, and the investor and pied-à-terre flexibility that a cooperative does not.

Common charges, assessments, and real estate taxes should be confirmed at the apartment level with the managing agent; building-level common-cost figures are not published in aggregated form.

Recent sales

Recent closings at this building, from The Roebling Research Library. Prices are the transfer amounts recorded with the NYC Department of Finance; apartment-level detail is checked against the building’s own file in The Roebling Research Library before publishing.

Market read. Most recent trades (2025) cleared a median $1,832/sf (floor-adjusted) across 3 sales. Floor-adjusted means each sale is restated to a constant mix of floors, so the figure can differ from the plain median of the sales listed above. Median listing discount 0.5% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00592-7501). Apartment-level facts (line, condition, asking-price context) curated and cross-verified in The Roebling Research Library. Not all transactions cross-verify with ACRIS records — sponsor and LLC purchases sometimes record at stipulated values rather than market price; square footage from recorded condo declarations and offering plans.

The condominium ownership form is a core advantage. As a condominium, 1 Sheridan Square gives buyers financing flexibility, a right-of-first-refusal transfer process (rather than a cooperative board interview), and the subletting and pied-à-terre latitude that most West Village co-ops restrict. For investors and pied-à-terre buyers, this is the structural feature that makes the building work.

The loft ceilings are the interior draw. Ceiling heights up to approximately 13 feet, a legacy of the building's 1930s artist-studio origins, define the units. Confirm the specific ceiling height and square footage of the unit you are considering, since the studio inventory varies (recent closings span 377 to 550 square feet).

It is a starter/pied-à-terre building. The inventory skews toward studios, with a penthouse tier above. This is the right building for a compact loft, a pied-à-terre, or a West Village entry point — and a different proposition from a family-sized apartment.

The service tier is modest. Elevator and live-in super, but no doorman, no gym, and no roof. Buyers who require staffed service should weigh this; buyers who prioritize location, loft character, and condominium flexibility will find the service tier is what keeps common charges accessible.

Note the cultural history, and where it applies. Café Society — New York's first racially integrated nightclub, where Billie Holiday debuted "Strange Fruit" in 1938 — operated in the basement, later the "One Sheridan Square" theater. This history attaches to the basement space, not the residential units above.

Verify the operational baseline at offer stage. Common charges, assessments, real estate taxes, and the specific configuration and ceiling height of any given unit should all be confirmed with the managing agent and the offering plan during due diligence.

Lead with the loft ceilings, the condominium form, and the location. Ceiling heights up to roughly 13 feet, condominium flexibility, and a marquee Sheridan Square address are the three strongest marketing anchors. The studio-era origins give the loft character an authentic backstory.

Position the starter/pied-à-terre inventory precisely. The studio-anchored inventory draws pied-à-terre buyers, investors, and West Village entry buyers. The condominium subletting and pied-à-terre allowances widen that pool — foreground them.

Reference the cultural history carefully. The Café Society and "Strange Fruit" history is a compelling neighborhood story, but it attaches to the basement, not the residences. Present it as building lore, clearly, without implying it conveys with a unit.

Closing timelines are condominium-standard. The condominium transfer process runs on a right-of-first-refusal basis rather than a board interview, which typically compresses timelines relative to a cooperative. Confirm the waiver process and pacing with the managing agent.

If you're considering 1 Sheridan Square, also evaluate:

• Nearby West Village and Greenwich Village condominiums of comparable pre-war loft character near Sheridan Square.
• West Village pre-war co-ops in the Greenwich Village Historic District, for buyers weighing the cooperative alternative.
• Loft-conversion condominiums in the West Village core offering high ceilings and condominium flexibility.