100 Vandam Street

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.

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.

Market read. Most recent trades (2023) cleared a median $2,086/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.

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.

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.

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.

If you're considering 100 Vandam, also evaluate downtown's other design-forward condominiums:

• 70 Charlton Street — Hudson Square condominium nearby
• 22 Renwick Street — the Philip Johnson Alan Ritchie-designed 17-unit Renwick Modern condominium
• 565 Broome Street — SoHo glass-tower condominium on the river edge
• 160 Leroy Street — Herzog & de Meuron's 11-story West Village condominium
• 443 Greenwich Street — TriBeCa loft-conversion condominium
• 100 Barrow Street — the Toll Brothers leasehold cooperative