10 West Street (formerly The Residences at The Ritz-Carlton, Battery Park)
10 West Street, New York, NY 10004
BBL 1000169001
- Year built
- 2001
- Type
- Condominium
- Floors
- 38
- Pets
- Pets permitted under the condominium framework
- Land
- Ground lease; the building sits on leased land
- The Roebling Team's building profile
- Landmark status
- Not an individual landmark
- The Roebling Team's building profile
- Doorman
- Full-time doorman
Every recorded sale at this building, 2003–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2026 to date
- $1,215
- floor-adjusted, 2 sales
- Listing discount
- 5.0%
- Recorded sales
- 151
- On record
- 2003–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 10 West Street (formerly The Residences at The Ritz-Carlton, Battery Park) would likely sell for today, what it costs to sell, and what you’d walk away with — reviewed personally against condition, exposures, renovation quality, and the competition actually on the market.
10 West Street is Battery Park City's hotel-and-condominium tower, at the neighborhood's southern tip where the Hudson meets the harbor. Built by Millennium Partners and completed in 2001, the building follows the firm's model of for-sale condominium residences set above a hotel. The hotel operated as The Ritz-Carlton New York, Battery Park until 2018 and is now The Wagner; the building no longer carries the Ritz-Carlton brand, and residents should confirm what hotel services, if any, are available to them. It is the highest-end building in Battery Park City and sits at the top of the neighborhood's price tier.
The architecture is by Gary Edward Handel + Associates (today Handel Architects), with Polshek Partnership Architects as associate architect — a brick-and-glass tower on a granite-and-glass podium, composed, in the architect's own description, of large and small elements that relate to the existing buildings of Battery Park City and their harbor-front location. The base is a genuine civic asset: the Skyscraper Museum occupies ground-floor space within it, a small institution devoted to the history of high-rise building that opened in its permanent home here in 2004. As the southernmost residential tower in Battery Park City, the building gives its better lines unobstructed outlooks across New York Harbor to the Statue of Liberty and Ellis Island.
The ownership structure has two layers worth understanding together. First, this is a condominium: the residences are individually deeded and traded, with an active resale market. Second, like every Battery Park City building, it sits on land leased from the Battery Park City Authority; ground rent and PILOT (payments in lieu of taxes) flow through common charges rather than a conventional property-tax bill. The hotel is the third factor: the Ritz-Carlton brand left in 2018 and the hotel now operates as The Wagner, so which hotel services, if any, residents can use, and on what terms, is part of what a buyer is underwriting.
Architecture and unit composition
The tower rises approximately 38 to 40 stories, with the hotel on the lower floors and the condominium residences above. The residential units range from one- and two-bedroom apartments through full-floor penthouses, with finishes specified to the building's original Ritz-Carlton-branded positioning — marble-lined foyers and motorized window-shade systems among the cited features. View altitude is the defining variable: the building's harbor-front, southernmost position opens Statue of Liberty, Ellis Island, and open-harbor sight lines from its upper and water-facing lines, and those exposures carry the building's premium. A harbor-view restaurant occupies an upper floor of the base.
Building operations
The building was marketed on direct access to Ritz-Carlton hotel services alongside a luxury-condominium amenity set: hotel concierge and 24-hour doorman, in-residence dining and room service, spa and fitness, available housekeeping, a residents' lounge, a business center, a children's playroom, meeting and banquet space, on-site dining, and a full-service parking garage. The Ritz-Carlton brand left the hotel in 2018, and it now operates as The Wagner; confirm with the managing agent which of these services, if any, are available to residents today and on what terms. As with all Battery Park City buildings, the operating budget carries ground rent and PILOT, which sit inside common charges. The offering plan and the ground-lease materials available for this building are held in The Roebling Research Library and shared with clients during diligence.
Monthly carrying charges in recent sales
- Common charges + taxes, per room
- $1,123 per room a monthMedian of 5 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges + taxes, per square foot
- $3.94 per square foot a monthMedian of 7 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges alone, per square foot
- $2.44 per square foot a monthMedian of 8 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
- Real estate taxes alone, per square foot
- $1.69 per square foot a monthMedian of 8 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
Common charges plus real estate taxes, combined into one monthly figure the way New York condominium listings show them. Add a mortgage payment for the monthly outlay. The split into common charges and taxes comes from the listings that also give the annual tax, a different sample, so the two lines need not add up exactly to the combined median; a tax abatement can hold taxes below the full amount until it expires. A summary of recorded sales and listings, not a current bill; charges change.
Building staffing and amenities
- Doorman
- Full-time doormanSource: The Roebling Team's building profile
- Concierge
- YesSource: The Roebling Team's building profile
- Amenities noted
- Fitness room, spa, residents' lounge, co-working space, playroom, garageSource: The Roebling Team's building profile
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent. Outdoor space, parking and some facilities can belong to particular apartments or to a separate owner; confirm access for the specific apartment.
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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Sep 24, 2026 | 16C | 2 BR · 2.5 BA · 1,690 sf | $1,999,999 | $1,183/sf | -4.5% |
| Feb 20, 2026 | 27B | 1 BR · 1.5 BA · 810 sf | $980,000 | $1,210/sf | -1.9% |
| Dec 16, 2025 | 20G | 2 BR · 2.5 BA · 1,765 sf | $2,686,500 | $1,522/sf | -8.9% |
| Feb 10, 2025 | 20D | 1 BR · 1.5 BA · 807 sf | $962,500 | $1,193/sf | -3.7% |
| Dec 19, 2024 | 29C | 4 BR · 3.5 BA · 2,046 sf | $2,100,000 | $1,026/sf | — |
| Oct 17, 2024 | 18G | 4 BR · 4.5 BA · 3,200 sf | $3,725,000 | $1,164/sf | -6.8% |
| Oct 25, 2023 | 28G | 2,184 sf | $1,500,000 | $687/sf | — |
| Oct 2, 2023 | 27A | 2 BR · 2.5 BA · 1,540 sf | $1,975,000 | $1,282/sf | -10.0% |
Market read. Most recent trades (2026 to date) cleared a median $1,215/sf (floor-adjusted) across 2 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 5.0% 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 1-00016-9001; each condominium apartment is its own tax lot). 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.
Closed rents at 10 West Street (formerly The Residences at The Ritz-Carlton, Battery Park), last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 2 bedroom | 6 | $12,497 |
| 3 bedroom | 6 | $17,375 |
| 4 bedroom | 3 | $16,800 |
16 closed leases, October 2023 to September 2026. Most recent lease September 2026. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
What would your apartment rent for?
The figures above are the building's closed leases. Enter your apartment and I'll send you what yours would rent for, from comparable leases at 10 West Street (formerly The Residences at The Ritz-Carlton, Battery Park) and nearby.
At the recent median sale of $2M (5 sales in the past 24 months, since November 3, 2024), a buyer putting 25% down would pay about $80,625 to close, or 4.0% of the price.
- Mansion tax: $20,000
- Mortgage recording tax: $28,875
- Title insurance: $9,000
- Attorneys, lender, building fees, reserves and filings: $22,750
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
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What to know if you’re buying
Underwrite the ground lease and the full carry. Common charges here bundle ground rent and PILOT alongside the building's service costs, so the headline price understates total cost of ownership. Run the True Monthly Carrying Cost Calculator on the specific unit. Your attorney should review the lease documents; we provide what is on file from The Roebling Research Library.
The hotel relationship is part of the underwriting. The hotel operated as The Ritz-Carlton New York, Battery Park until 2018 and is now The Wagner; confirm what hotel services, if any, residents can use and what they cost — model the cost of the amenity infrastructure, not just the apartment. Buyers who want a pure residential building with lower carry should weigh the neighborhood's other condominiums.
View altitude is the price. The southernmost-tower harbor position is the building's defining asset, and the spread between high water-facing lines and lower interior exposures is wide. View the specific unit, and price it to line-and-floor history.
Mansion-tax cliffs apply at this tier. At this building's pricing, multiple cliff thresholds routinely apply. Run pricing through the Mansion Tax Calculator.
Condominium transfer mechanics apply. There is no co-op board interview; purchases run through the condominium's application and right-of-first-refusal process. Confirm pet, pied-à-terre and subletting rules in the current declaration, bylaws and house rules.
What to know if you’re selling
Sell the service package and the documents together. The building no longer carries the Ritz-Carlton brand (the hotel is now The Wagner), so market the harbor position and the services residents can actually use today; the ground lease is the diligence question. Address both early — put the current service package in front of buyers and the lease documents in front of their counsel.
Marketing rewards reach. The buyer pool is national and international; access to broker networks beyond the neighborhood is material at this price tier.
Pricing requires apartment-level context. Sales here are heterogeneous — view altitude, floor, exposure, and configuration all drive variation. Price to line-specific history rather than building averages.
Comparable buildings
If you're considering 10 West Street, also evaluate:
- The Visionaire (70 Little West Street) — LEED Platinum south-neighborhood condominium; the green-luxury alternative nearby
- Liberty Court (200 Rector Place) — the 548-unit condominium in Rector Place; the full-service scale alternative
- Hudson View East (250 South End Avenue) — Rector Place leasehold condominium; the lower-price neighborhood alternative
- The Cove Club (2 South End Avenue) — Polshek 1989 waterfront condominium on South Cove
- Riverhouse (2 River Terrace) — north-neighborhood 2007 green condominium
More Battery Park City buildings
- 2 River Terrace (Riverhouse / One Rockefeller Park) — 2007 condominium
- Cove Club (2 South End Avenue) — 1989 condominium
- 10 Little West Street — 2002 condominium by Handel Architects
- 20 River Terrace (The Solaire) — 2003 co-op
- The Regatta (21 South End Avenue) — 1988 condominium by Gruzen Samton Steinglass
- Millennium Tower Residences, 30 Little West Street — 2006 condominium by Handel Architects
The neighborhood
For the full corridor — architecture, transit, and pricing across Battery Park City — read The Roebling Team Guide to Battery Park City.
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. Where this page compares one building or neighborhood to another, that is our analysis of the recorded record — it names the measure, the period and the sample it rests on, and it is an observation about medians rather than a prediction about any particular apartment.
Considering a move at 10 West Street (formerly The Residences at The Ritz-Carlton, Battery Park)?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
646.939.7375 · c.cohen@compass.com