10 Bond Street

The lot runs roughly 100 feet along Bond Street and 69 feet along Lafayette, an irregular corner parcel of 6,477 square feet. The building holds 32,227 square feet, of which about 2,768 square feet is the ground-floor commercial unit. Eleven residences occupy a portion of the first floor and all of the second through penthouse floors.

The stack is organized east and west on the middle floors — 2E through 6W — with the townhouse at the base and the penthouse on top. The townhouse is a duplex with a private garage and a residential garden appurtenant to it; the penthouse carries a large private terrace. Per the offering plan, each residence has an assigned storage locker in the cellar that cannot be sold separately from the apartment, and each has an in-unit washer and electric dryer.

Two physical conditions in the plan are worth carrying into diligence. Lot line windows exist on the west façade. If the adjoining owner redevelops, those windows can be required to be sealed at the affected shareholder's expense, and the plan is explicit that neither sponsor, architect, condominium board nor cooperative board bears any liability if that happens. Second, the roof carries the building's mechanical plant, including an emergency generator tested roughly monthly; the plan warns that residences near it may experience noise and vibration during testing. Both are ordinary disclosures, and both are specific enough to be worth checking against the particular apartment.

The plan on file projects a staff of a building manager, 24-hour lobby attendants, and a part-time porter at sixteen hours a week. The amenity program is deliberately small: an unattended fitness center and bicycle storage in the cellar, storage lockers, and the private outdoor space attached to the townhouse and penthouse. The rear courtyard is a landscaped "green" element that residents do not use.

Governance runs on two boards. The condominium board has three members, one designated by the retail unit owner and two by the residential unit owner — so the residential side controls it. The cooperative board has five directors, two of whom serve as the residential members of the condominium board. Every purchaser, on a sponsor sale or a resale, contributes two months' maintenance to the working capital fund.

The operating exposure a buyer should model is the ground rent and the tax apportionment. Under the ground leases and the assignment the condominium assumed, the condominium is responsible for ground rent, additional rent, casualty insurance and real estate taxes where applicable; the cooperative's share arrives as common charges and is collected from shareholders inside maintenance. That means maintenance at 10 Bond carries a component most Manhattan co-ops do not have, and its escalation is governed by a lease document rather than by the board's budget. Ask the managing agent for the current ground rent, the escalation schedule, and the date of the next reset. Ask also for the reserve position, the retail unit's payment status, and the current audited financials — the plan is explicit that a default by the retail unit owner can jeopardize the ground leases and, with them, every shareholder's equity.

Ownership form: Cooperative shares in 10 Bond Owners Corp., which owns the Residential Unit of the 10 Bond Condominium, which holds a leasehold in the land through 2102. Recorded as a co-op for tax and transfer purposes; the building class is D4 and every apartment transfer is a share transfer.

Board approval: None, as offered. The offering plan states directly that the sale of residences by shareholders is not subject to approval of the cooperative board, and that the board holds a right of first refusal instead — the condominium mechanism. There is no board package and no interview in the plan as filed. This is the single most consequential departure from ordinary co-op practice in this building, and it should be confirmed as still current with the managing agent, because by-laws can be amended.

Subletting: Permitted, subject to the same right of first refusal rather than board consent, and with no seasoning period in the plan as offered. Sponsor and holders of unsold shares are exempt from the right of first refusal entirely.

Pied-à-terre, LLC, trust and foreign ownership: No prohibition appears in the plan on file, and the recorded transfer record includes single-purpose LLCs, offshore entities and family revocable trusts among the purchasers. Foreign-government purchasers must waive sovereign immunity and post two years' maintenance as security.

Financing: The plan sets no financing ceiling. It flags the real constraint instead: in a building of eleven residences, lenders commonly impose minimum-sales and investor-concentration tests, and with no board approval mechanism the building has no way to limit investor ownership. Get a lender's read on the building early rather than late.

Flip tax: None on shareholder transfers in the plan on file. A two-month maintenance working capital contribution is due at every closing, including resales. Confirm with the managing agent.

Real estate taxes: No abatement. The lot has carried zero exempt value throughout, so maintenance reflects full unabated taxes with no step-up schedule ahead.

House rules: The proprietary lease requires white backing on all window treatments so the façade reads uniformly from the street — a small clause, but a real one in a building whose exterior is under LPC jurisdiction.

Recent sales

Recent transfers at this building, curated by The Roebling Team research desk. 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. $/sf is measured on the latest sales with reliable square footage (2024): a median $2,667/sf across 1 sale. The building has traded as recently as 2025. Median listing discount 3.2% 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 1-00530-0062) and verified listing data. Apartment-level facts (line, condition, asking-price context) curated and cross-verified by The Roebling Team research desk. Not all transactions cross-verify with ACRIS records — sponsor and LLC purchases sometimes record at stipulated values rather than market price; square footage on co-ops is not officially recorded, figures shown are approximate.

You are buying shares, and the corporation is a tenant. Read the ground leases, the assignment and assumption of ground leases, the condominium declaration and the proprietary lease as one document set. Your attorney should be able to state the current ground rent, the escalation formula, the next reset date and the 2102 expiry from memory before you sign.

There is no board approval — verify that it is still true. As offered, sales and sublets require no board consent, only a right of first refusal. That makes closings faster and rejections impossible. It also means the building cannot control investor concentration, which is a financing issue for the next buyer. Confirm the current by-laws with the managing agent.

Talk to a lender early. Small building, leasehold, cooperative shares. Each of those alone narrows the lender list; together they narrow it considerably. Get a commitment letter that names this building.

Underwrite full taxes and the ground rent inside maintenance. There is no abatement. Maintenance here carries a land cost that most co-ops do not.

Watch the retail unit. The plan is explicit that a retail default can put the ground leases at risk. The retail condominium unit is separately owned and separately mortgaged. Ask about its status.

Check the west windows and the roof plant. Lot line windows on the west façade can be sealed if the neighbor builds, at the shareholder's cost. The emergency generator on the roof is tested monthly.

Everything on the exterior goes through LPC. The building is new construction, but it sits inside the NoHo Historic District. Window, terrace and mechanical changes require a Certificate of No Effect or a Certificate of Appropriateness.

Lead with the closing mechanics. No board package, no interview, no rejection — in a downtown market where buyers routinely walk away from co-op process risk, that is the building's strongest selling point and most buyers do not know it applies here. Say it in the first paragraph.

Disclose the leasehold up front and frame it correctly. Roughly three-quarters of a century of term remaining is a fact, not a defect, but it is a fact that a buyer's attorney will surface in week one. Presenting the lease term, the ground rent and the expiry yourself, with the documents ready, converts a deal-threatening discovery into a diligence item.

Price against the specific floor. East and west plates, the townhouse and the penthouse are four different products in an eleven-unit building. There is no building average worth quoting.

Assemble the document set before listing. Ground leases, condominium declaration, proprietary lease, current by-laws and house rules, audited financials, and the current ground rent schedule. In a structure this unusual, the seller who hands over a complete file controls the timeline.

If you're considering 10 Bond Street, also evaluate:

• 25 Bond Street — boutique NoHo loft condominium a block east; the closest peer by scale and street
• 40 Bond Street — Herzog & de Meuron's cast-glass building; the block's other architect-led new construction, in fee simple
• 48 Bond Street — small NoHo condominium; the boutique fee-simple alternative
• 41 Bond Street — boutique NoHo new construction inside the historic district
• 7 Bond Street — small NoHo loft building directly across the street
• 22 Bond Street — boutique loft condominium on the same block
• 1 Bond Street — the Robbins & Appleton Building; the landmark cast-iron conversion at the Broadway end, and a separate property from this one
• 27 Great Jones Street — boutique building one block north; a separate property despite the proximity
• 36 Bleecker Street — The Schumacher; the larger NoHo conversion with a full amenity program
• 285 Lafayette Street — loft condominium on the same avenue; the large-plate alternative