- Year built
- 1888
- Type
- Condominium
Every recorded sale at this building, 2023–2023
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $2,107
- Listing discount
- 2.9%
- Recorded sales
- 10
- On record
- 2023–2023
100 Vandam is one of the most architecturally considered new condominiums in Hudson Square — the once-industrial wedge of blocks between SoHo, the West Village, and the Hudson that has, over the last decade, become one of downtown's most coveted addresses. Rather than demolish the 1888 Romanesque Revival warehouse that stood on the lot — a brick building that served across its life as an electric substation and a printing factory — developer Jeff Greene retained its load-bearing masonry walls and commissioned COOKFOX Architects to grow a contemporary tower up from inside and above them. The result, completed in 2022, is a building with two distinct registers: a robust, restored masonry base and a slender, glassy 25-story tower wrapped in greenery.
That greenery is the building's signature. COOKFOX is the office most associated with biophilic design in New York, and at 100 Vandam they made the idea literal: loggia gardens step out from the façade, giving the tower a planted, terraced silhouette and putting at least one private garden in every home. It is a rare thing in a new Manhattan condominium — outdoor space as a standard feature, not a penthouse privilege — and it is the reason the building reads as alive against the harder geometry of its neighbors.
For buyers, the appeal is a combination that downtown rarely delivers at once: brand-new construction and systems, the flexibility of condominium ownership, genuine architectural pedigree, and private outdoor space — all on a quiet West SoHo street that has become a center of gravity for the creative-economy tenants reshaping Hudson Square.
Building operations
For a 72-unit building, the amenity program is unusually complete. A 24-hour concierge attends a double-height lobby; a porte-cochère and a valet-served parking garage handle arrivals off the street. The wellness and social offering runs deep: a fitness center with dedicated yoga, stretching, and boxing studios, two residents' lounges, a game room, a theater-quality screening room, and a children's playroom. Practical infrastructure — bike storage, cold storage for deliveries, and private storage — is all on site, and a live-in resident manager oversees day-to-day operations. Pets are welcome. As a condominium, the building offers the financing latitude and ownership flexibility — pied-à-terre, trust, and LLC purchases among them — that downtown buyers increasingly prioritize.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $112,240/yr
- Per unit / month range
- $0 – $130
Recent sales
Recent closings at this building, curated by The Roebling Team research desk. Apartment-level facts are independently verified before publishing; sale prices reflect the recorded transfer amount at the NYC Department of Finance.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Dec 8, 2023 | 12C | 1 BR · 1 BA · 858 sf | $1,875,000 | $2,185/sf | off-mkt |
| Aug 4, 2023 | 8C | 1 BR · 1 BA · 879 sf | $1,650,000 | $1,877/sf | -1.5% |
| Jul 3, 2023 | 10B | 1 BR · 1 BA · 748 sf | $1,576,000 | $2,107/sf | -1.5% |
| Jul 3, 2023 | 11B | 1 BR · 1 BA · 775 sf | $1,600,000 | $2,065/sf | -5.9% |
| Jun 30, 2023 | 10C | 1 BR · 1 BA · 748 sf | $1,775,000 | $2,373/sf | -3.3% |
| Jun 28, 2023 | 11C | 1 BR · 1 BA · 874 sf | $1,629,200 | $1,864/sf | -11.9% |
| Jun 27, 2023 | 9D | 1,835 sf | $4,041,500 | $2,202/sf | off-mkt |
| Jun 5, 2023 | 9C | 1 BR · 1 BA · 874 sf | $1,675,000 | $1,916/sf | -5.6% |
Market read. Most recent trades (2023) cleared a median $2,107/sf across 10 sales. Median listing discount 2.9% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
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 1-00597-7504) 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 case for buying here is specific. You are buying new construction with private outdoor space as standard — the loggia gardens are the differentiator, and the size, orientation, and privacy of a home's garden are as material to value as the interior square footage. You are buying condominium flexibility — there is no co-op board admissions process, financing is not capped the way it is at most downtown co-ops, and pied-à-terre, investment, and entity purchases are customary. You are buying location — Hudson Square has become a magnet for major creative-economy tenants, and the surrounding blocks combine SoHo retail and dining, West Village charm, and Hudson River Park access within a short walk, with the 1 train at Houston Street and the C/E at Spring Street nearby. The thing to underwrite carefully is the specific home: in a building defined by its terraces and light, two units at the same price can differ meaningfully in livability.
What to know if you’re selling
The architecture is the marketing. A COOKFOX-designed adaptive-reuse condominium with a private garden in every home is a genuinely scarce product, and a resale here is sold on that story — the 1888 masonry base, the biophilic tower, the LEED Gold systems, and the outdoor space — not on comparison to generic glass inventory. Benchmark to Hudson Square and West SoHo new development, the building's true peer set, rather than to the broader downtown average. Lead with the garden and the light. Buyers attracted to this building are attracted to exactly what makes it unusual; a listing that foregrounds the terrace, the orientation, and the planted outlook reaches them directly. Inventory is thin, which works in a seller's favor: with only 72 residences and a tightly held owner base, a well-prepared resale faces limited direct competition within the building.
Comparable buildings
If you're considering 100 Vandam, also evaluate downtown's other design-forward condominiums:
- 70 Charlton Street — Hudson Square condominium nearby
- 22 Renwick Street — boutique Hudson Square condominium
- 565 Broome Street — SoHo glass-tower condominium on the river edge
- 160 Leroy Street — West Village waterfront condominium
- 443 Greenwich Street — TriBeCa loft-conversion condominium
- 100 Barrow Street — West Village boutique condominium
The Roebling Team at 100 Vandam
The Roebling Team at Compass works across SoHo, Hudson Square, TriBeCa, and the West Village, and we publish this profile because design-led downtown condominiums reward building-specific intelligence — which homes have the best gardens, how the amenity program actually lives, and where pricing sits against the right new-development peer set. Whether you are buying or selling at 100 Vandam, a 30-minute consultation is the right place to start.
Get the full picture on this building.
Current availability including off-market, the full comp set, and the board & financials read most listings don't show.