100 Barrow Street
100 Barrow Street, New York, NY 10014
- Year built
- 2017
- Type
- Leasehold cooperative — widely marketed as a "condop" for its condominium-style policies, but the offering plan on file in The Roebling Research Library is unambiguous: a plan for leasehold cooperative ownership, accepted for filing April 25, 2016
- Units
- 33
- Floors
- 12
- Landmark
- No
- Amenities
- Attended lobby with full-time doorman and concierge per brokerage records, fitness center with sauna and steam, residents' lounge and dining room with catering pantry, children's playroom, bike room, pet spa, resident storage, and a vaulted wine cellar with tasting room — wine storage cabinets in the cellar are appurtenant to specific apartments per the offering plan amendments on file
- Pets
- Permitted — the original house rules' one-pet, 30-pound limit was liberalized by the June 2016 amendment on file; dogs must be carried or leashed in common areas
- Financing
- 20 percent minimum down per listing records — verify against current requirements
100 Barrow Street is the West Village's most structurally unusual new-development building, and the structure is the story. The Church of St. Luke in the Fields — the 1822 Episcopal parish whose gardens occupy the heart of the block bounded by Barrow, Greenwich, Christopher, and Hudson Streets — chose not to sell its land but to lease the corner parcel for 99 years, and Toll Brothers City Living built a 12-story residential building on it. Because the land is leased rather than owned, the building was offered not as a condominium but as a leasehold cooperative, with proprietary leases and shares — though it was marketed, accurately enough in spirit, as a "condop" with condominium-style policies. The Real Deal covered the economics in 2016: a projected sellout near $160 million against church proceeds on the order of $800 million over the lease term, with press coverage at launch noting the parish planned to fund its school expansion and social-service ministries from the income.
For buyers, the result is a genuine rarity: full-amenity, sponsor-finish new construction inside the Greenwich Village Historic District — a district where buildable sites essentially do not exist — at the price of understanding ground-lease mechanics. Barry Rice Architects' design earned Landmarks approval by working contextually: a red-brick five-story base with punched casement openings that reads with the streetscape, stepping back to a six-story crown above. The southern outlook over the church's landscaped gardens is protected in a way few Manhattan view corridors are — the proprietary leases on file reference a recorded zoning-lot development easement (February 25, 2015) governing the block's open space, and the landowner is a parish that has held the ground since the early nineteenth century.
The building also carries a social architecture unusual for its price tier: seven middle-income units were offered through a 421-a lottery alongside the market-rate residences — the offering plan on file carries separate market-rate and 421-a forms of proprietary lease — and townhouse-style rental duplexes line the Greenwich Street frontage. It is a small, mixed, parish-anchored building rather than a hermetic luxury box, and the buyer pool that chooses it tends to value exactly that.
Architecture and unit composition
The 33 residences run from two-bedrooms to large four-bedroom duplexes, generally four units per floor in the mid-rise body of the building. The offering plan amendments on file document the scale precisely: representative two-bedrooms of roughly 1,615–1,750 square feet with powder rooms and terraces; a pair of four-bedroom, four-and-a-half-bath duplexes on the seventh-floor setback at approximately 3,813 and 4,447 square feet, with terraces of roughly 2,541 and 749 square feet respectively (the latter plumbed for a gas fire pit and gas barbecue); and a penthouse of approximately 2,963 square feet with three bedrooms, a roughly 1,073-square-foot terrace, and a private roof terrace of approximately 1,118 square feet above. Select residences have gas fireplaces and direct elevator entry.
Two operational details from the documents on file are worth knowing. Window washing runs on a davit-crane system with bases on the terraces of specific units (5D, 6D, 7A, 7B, and the penthouse), whose owners must grant access on two days' notice — a disclosed easement-style obligation that terrace buyers should price in. And the building's life-safety spec includes a 150-kilowatt rooftop generator, shown on the roof plan on file.
Building operations
Full-service boutique: doorman and concierge per brokerage records, live-in superintendent, fitness center with sauna and steam, residents' lounge and dining room, playroom, bike room, pet spa, storage, and the vaulted wine cellar with tasting room. Maintenance at a leasehold cooperative works differently than condo common charges: ground rent and the building's real-estate tax obligation flow through the maintenance line, and the 421-a benefit schedule affects the trajectory. Your attorney should review the ground-lease rent schedule — including any reset or escalation provisions — in the offering plan during diligence. The offering plan amendments, amended proprietary leases, by-laws, house rules, and floor plans are on file in The Roebling Research Library.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $12,838/yr
- Per unit / month range
- $0 – $32
Recent sales
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Recent transfers at this building, sourced from NYC Department of Finance records. Apartment-level detail (line, condition, asking-price context) verified upon consultation request.
| Date | Unit | Price |
|---|---|---|
| Apr 2, 2026 | 7A | $14,500,000 |
| Aug 8, 2025 | 5C | $4,200,000 |
| Jul 7, 2025 | 5D | $4,900,000 |
| Jul 21, 2025 | 10A | $5,300,000 |
| Aug 25, 2023 | 6C | $4,990,000 |
| Aug 2, 2023 | 10B | $7,500,000 |
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 1-00605-0001) 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.
What to know if you’re buying
Understand the leasehold before you fall for the finishes. This is a cooperative on leased land, not a condominium. The 99-year ground lease (signed 2015) has roughly 88 years to run — long enough that most lenders treat it conventionally today — but the rent schedule, any escalations or resets, and the lease's end-of-term mechanics are the building's defining economics. We review these documents with clients line by line.
The 421-a clock matters. The building's tax benefits phase out on a statutory schedule, and maintenance will absorb the change. Confirm the remaining benefit years and model the post-phase-out carry before offering — run the True Monthly Carrying Cost Calculator on both sides of the schedule.
Condop flexibility is a marketing description, not a legal one. Policies at launch were condominium-style — but the entity is a cooperative with a board, and policy is what the board says it is today. Verify sublet, pied-à-terre, and entity-purchase posture with the managing agent at offer stage.
Terrace units carry disclosed access obligations. The davit window-washing bases on specific terraces (documented in the amendments on file) come with two-day-notice access rights for building staff. Not a defect — but know it before you buy the terrace.
The garden outlook is the asset. South-facing residences overlook the St. Luke's gardens — protected open space on land the parish has held for two centuries. In a neighborhood where light is the scarcest commodity, that permanence deserves a premium; price north- and east-facing lines accordingly.
What to know if you’re selling
Lead with the scarcity, and disarm the lease question early. New construction inside the Greenwich Village Historic District is a closed category — nothing comparable can be built. The effective marketing posture is to present the ground-lease documents proactively with the lease term and schedule summarized, rather than letting buyer brokers frame the structure as a discovery.
Sell the building's documents. The offering plan set, the disclosed davit and easement mechanics, the 421-a structure — this building rewards a transparent data room. We provide the Research Library file to serious buyers' counsel, which shortens diligence and protects pricing.
Anchor to the right comparables. The fee-simple West Village condos (150 Charles, the waterfront towers) will out-price you per foot; generic co-op stock will under-describe you. The honest comp set is boutique new-development quality adjusted for leasehold economics — and we price to that, line by line.
Comparable buildings
If you're considering 100 Barrow Street, also evaluate:
- 150 Charles Street — the West Village's benchmark full-amenity condo; the fee-simple price ceiling
- 160 Leroy Street — Herzog & de Meuron waterfront condo; the design-trophy alternative
- 90 Morton Street — boutique loft-conversion condo of similar scale and vintage
- 1 Morton Square — larger full-service West Village condo at a lower per-foot basis
- 165 Charles Street — Richard Meier glass condo on the waterfront
- 173 Perry Street — Meier's companion tower; minimalist boutique alternative
- The Greenwich Lane — the neighborhood's marquee new-development complex, a few blocks east at a higher price point
- The Shephard (275 West 10th Street) — pre-war conversion condo with comparable finish ambition
The Roebling Team at 100 Barrow Street
The Roebling Team at Compass works the West Village and the broader downtown market as a core practice area. We publish this building profile because 100 Barrow Street buyers and sellers deserve building-specific intelligence — ground-lease mechanics, offering-plan documentation, and an honest comp framework — not generic neighborhood commentary.
If you're considering a transaction at 100 Barrow Street, a 30-minute consultation is the right starting point.