10 East 14th Street
10 East 14th Street, New York, NY 10003
Greenwich Village
BBL 1005717503 · BIN 1080137
- Year built
- 1930
- Type
- Condominium
- Units
- 1501
- Floors
- 6
- Landmark
- No
Every recorded sale at this building, 2007–2024
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,316
- Listing discount
- 0.5%
- Recorded sales
- 23
- On record
- 2007–2024
Fourteenth Street between Fifth Avenue and University Place is not a residential address in the ordinary sense. It is a commercial spine that has been one since the 1880s, and the handful of buildings on it that hold apartments hold very few of them. 10 East 14th Street holds seven. They sit inside a cast-iron loft that runs the full depth of the block, from East 14th Street through to 5 East 13th Street, on a lot of roughly 5,446 square feet.
The building's date is the first thing to get right, because the public record gets it wrong. PLUTO and the Department of Finance both carry 1930. Preservation surveys of the South of Union Square blocks date the structure to around 1880 and describe an intact cast-iron front — the building was commissioned in the period when 14th Street was converting from a high-end residential street into a commercial one, and it later housed, among other tenants, the New York City Woman Suffrage League. A 1930 alteration is entirely plausible; 1930 as a construction date is not. Anyone underwriting this building on the city's year-built field is underwriting a fifty-year error, and it flows straight into automated valuation, insurance and system-life assumptions.
The residential building is much younger than the structure. The conversion application was filed in May 2004 — change of use on floors one through six from commercial to residential, seven dwelling units, new stairs and new elevators. The condominium declaration followed that September and was recorded in October 2004, and it created only two units at first: the commercial unit at the base and a single residential unit above it. The six additional residential unit lots appear in ACRIS from January 2007, which is when the individual floors were subdivided and sold. So the honest description is a 2004-filed conversion of an 1880s loft that reached its final eight-unit form in 2006–2007, and the marketing name from that period — Union Square Lofts and Flats — is what the units traded under, though the recorded entity is simply the Union Square Condominium.
What buyers are actually buying is the loft plate. Department of Finance records size the residences between roughly 2,131 and 3,687 square feet, and a six-story building on a 5,446-square-foot through-block lot means floor plates with light on two opposite frontages — 14th Street to the north and 13th Street to the south — rather than the single-exposure interior lot that characterizes most small Village conversions. The unit numbering does not map cleanly to floor numbers, and one residence is substantially larger than the rest, so any comparison inside the building has to be done unit by unit rather than by floor.
The landmark position is worth stating precisely because the block is easy to misread. The lot is not designated and needs no Certificate of Appropriateness. The building immediately to the east, 22–26 East 14th Street — the Baumann Brothers Furniture and Carpets Store, by D. & J. Jardine, 1880–81 — was designated an individual landmark in November 2008 and is today held by an institutional owner. Preservation advocates have campaigned for years for a South of Union Square historic district that would take in this block; LPC records show no designation and no calendared status for the lot. That is an opportunity for an owner who wants freedom over the façade, and a risk for one who wants certainty about what gets built nearby.
Architecture and unit composition
The building is six stories on an irregular through-block lot. The 14th Street front is the cast-iron elevation; the 13th Street end gives the building a second street address, a second frontage and, in practice, a second set of windows. That through-block geometry is the single most valuable physical fact about the property, and it is not common at this size south of Union Square.
Above a commercial unit that occupies the base and cellar — roughly 6,522 gross square feet, of which about 3,340 is retail — the residential stack carries seven homes numbered 1 through 7. Per Department of Finance records, one is approximately 2,131 square feet, four sit in a tight 2,460 to 2,530 square foot band, one is approximately 2,466 square feet, and one is approximately 3,687 square feet. Total residential area is roughly 18,320 square feet.
Loft conversions of this vintage on 14th Street typically deliver high ceilings, column grids, and large window openings inherited from the commercial structure, and the 2004 application confirms that new stairs and new elevators were installed as part of the conversion rather than the original fabric being reused. A 2008 filing on the building covered interior and exterior demolition and a new rooftop glass structure, which is the kind of work that produces a top-floor residence unlike the rest of the stack. Specific ceiling heights, finishes and outdoor space vary materially unit to unit here, and none of it should be assumed from the building as a whole.
Building operations
This is an eight-unit condominium with a substantial commercial unit at its base, and it should be underwritten that way. Fixed costs — elevator, façade, roof, water and sewer, insurance, and the standby and inspection obligations that come with an older structure — are spread across seven residential owners. That produces a per-unit exposure to any single capital item that a larger building simply does not have.
The Department of Buildings record shows a recurring pattern of protective and structural work: structural modification filings in 2011, structural repairs to a concrete slab in 2017, a heavy-duty sidewalk shed and pipe scaffold in 2020, and a further sidewalk shed and scaffold cycle in 2023. Sheds and scaffolds on a nineteenth-century masonry-and-cast-iron building normally mean façade inspection and repair work, and two shed cycles in four years is worth understanding before contract. Ask the managing agent for the façade inspection filings, the scope and cost of the work performed under those permits, any assessment levied to fund it, and the current reserve position.
The commercial unit is separately owned and traded in 2024. On a condominium with seven residences, the commercial unit's common-charge allocation and voting share are a material governance fact; both should be read out of the declaration rather than assumed.
Policy framework
Ownership form: Condominium. Resales close through a right of first refusal rather than a board approval, which produces the faster 30-to-45-day closing pace typical of the form — a real advantage in a neighborhood otherwise dominated by cooperative inventory.
Pets, pied-à-terre, subletting, LLC, trust and foreign ownership: The standard condominium framework applies. Specific house rules — pet limits, minimum sublease terms, any resale capital contribution — are not documented in public records for this building, and no offering plan was located in either library. Confirm them in writing with the managing agent at offer stage.
Flip tax / transfer fee: Not documented in public records. Confirm with the managing agent before pricing a sale.
Real estate taxes: No abatement of any kind appears on any unit lot in the FY2026 or FY2027 assessment rolls. Underwrite full unabated taxes on the specific unit, and run True Monthly Carrying Cost analysis against the current bill.
Local Law 97
This building is below the 25,000 sq ft threshold at which LL97 emissions caps apply. No regulatory capital pressure from this law specifically, current or 2030.
See full Local Law 97 analysis →Recent sales
The residential floors first closed to individual buyers between 2006 and 2008, and the building has traded lightly and episodically since. A cluster of resales ran from early 2021 through early 2022, a further transfer closed in late 2024, and the commercial unit changed hands separately in 2024.
Two patterns in the recorded title are worth noting because they shape how the building should be valued. First, all seven residential units are currently titled to limited liability companies, trusts or holding entities rather than to named individuals — common at this price point and unit size, but it means ownership research on this building yields entities rather than households. Second, three residential units transferred on a single day in January 2022, a pattern consistent with a single purchaser assembling multiple floors. Neither fact changes the building's status: the residential lots are individually assessed condominium units, they have transferred to separate parties at separate prices on separate dates since 2006, and this is a for-sale condominium rather than a rental held in a condominium wrapper. But concentrated ownership in a seven-unit building affects board control, assessment appetite and resale liquidity, and a buyer should ask directly about it.
Pricing here is a loft-per-foot exercise, not a Union Square condominium-average exercise. The right comparable set is other large-plate loft conversions in the blocks around Union Square and lower Fifth Avenue, not the newer full-service condominium towers on the square itself, whose amenity load and carrying-cost structure are entirely different. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent closings 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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Nov 21, 2024 | 5 | 2 BR · 2.5 BA · 2,526 sf | $3,355,358 | $1,328/sf | off-mkt |
| Aug 29, 2024 | C1 | 6,522 sf | $8,500,000 | $1,303/sf | off-mkt |
| Jan 21, 2022 | 2 | 2,458 sf | $3,750,000 | $1,526/sf | off-mkt |
| Jan 21, 2022 | 1 | 2,131 sf | $2,300,000 | $1,079/sf | off-mkt |
| Jan 21, 2022 | 3 | 3,687 sf | $5,950,000 | $1,614/sf | off-mkt |
| Apr 29, 2021 | 6 | 2 BR · 2,526 sf | $4,000,000 | $1,584/sf | off-mkt |
| Apr 14, 2021 | 4 | 2 BR · 2,526 sf | $4,400,000 | $1,742/sf | off-mkt |
| Feb 22, 2021 | PHA | 3 BR · 2.5 BA · 3,000 sf | $4,525,000 | $1,508/sf | -17.7% |
Market read. Most recent trades (2024) cleared a median $1,316/sf across 2 sales. Median listing discount 0.5% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Full closing history with price-per-square-foot over time, the complete retrade record, and every line that has traded.
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00571-7503) 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 from recorded condo declarations and offering plans.
What to know if you’re buying
The city's year-built field is wrong. PLUTO and the Department of Finance say 1930. The structure is an 1880s cast-iron loft. That affects valuation models, insurance underwriting, and every assumption about the age of building systems.
It is a conversion, not new construction. The residential use dates from a 2004 alteration application, and the condominium reached its current eight-lot form in 2006–2007. Systems and structure are nineteenth century with a 2004–2008 overlay.
Read the façade history. Two sidewalk-shed and scaffold cycles since 2020, plus structural slab repairs in 2017. Get the façade inspection filings, the completed scope, the cost, and whether any of it was funded by assessment.
Seven units means concentrated cost. Every capital item lands on seven residential owners. Reserve position matters more here than in a large building, and so does whether the commercial unit shares in it.
Ask about ownership concentration. All seven residences are entity-titled, and three moved on the same day in January 2022. Understand who controls the board before you underwrite the building's decision-making.
Fourteenth Street is a working street. Bus routes, retail loading, and the Union Square transit complex a block east are part of the address. The through-block plan gives every home a quieter 13th Street exposure, which is a genuine mitigation — test it in person at rush hour.
What to know if you’re selling
Lead with the plate and the through-block light. Two street frontages on a six-story building is the scarce fact. Most comparable Village lofts have one exposure.
Correct the record on the building's age proactively. Presenting the cast-iron origin, with the 1930 city figure explained as an alteration date, is a stronger position than letting a buyer's data pull make the building look interwar.
Be transparent about façade and capital work. The permit history is public. Disclosing scope, cost and reserve position up front produces better outcomes than letting it surface in diligence on a seven-unit building.
Price against loft conversions, not against the towers. The buyer for a 2,500-square-foot loft one block off Union Square is not the buyer for a 1,200-square-foot amenity-building two-bedroom, and the comparable set should reflect that.
Comparable buildings
If you're considering 10 East 14th Street, also evaluate:
- 8 Union Square South — 2006–07 new-construction condominium on the same tax block, directly on the square; the closest peer by address, and filed by Arpad Baksa, the same architect who carried the 2008 rooftop work at 10 East 14th
- 15 Union Square West — 1870 building reclad and converted to a 36-unit condominium in 2008; the design-led Union Square alternative
- 114 East 13th Street (American Felt Building) — 1906 loft converted to condominium in 1984; the closest loft-conversion comparable, on the same cross street
- 125 East 12th Street (The Zachary) — 1888 Romanesque Revival loft converted to condominium; large-plate loft alternative two blocks south
- 10 East 12th Street — 1907 loft converted to condominium in 1982; full-floor and half-floor residences, and the nearest structural analog by plate size
- 21 East 12th Street — Selldorf Architects, 2016; the new-construction counterpoint at a higher price tier
- 111 East 14th Street (Zeckendorf Towers) — 1987 condominium on the east side of the square; the full-service, amenity-carrying alternative
- 40 University Place — Sugarman & Berger, 1926; the prewar cooperative alternative a block west
- 60 University Place (The Wordsworth) — Sugarman & Berger, 1925–26 cooperative; larger building, different policy and financing rules
- 61 Irving Place (The Gramercy) — cooperative on the Gramercy side, for buyers weighing quiet against transit access
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Greenwich Village — read The Roebling Team Guide to Greenwich Village.
How to read the facts on this page. Items attributed to an offering plan describe the building as it was offered at that filing — unit mix, square footage, the amenity program as planned. They are not a statement about how the building operates today. Tax and compliance figures are sourced separately to current City records and carry their own dates. House rules, staffing and fee policy can change by board resolution without any public filing: treat every policy line here as a starting point for diligence and confirm it with the managing agent.
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