101 Warren Street

Skidmore, Owings & Merrill organized the building as a 32-story tower (marketed as 35 stories) rising from an eight-story base, with the elongated checkerboard facade alternating glass and solid panels. The block-through site gives the building four exposures: west-facing lines above the neighboring rooflines take the Hudson River and, to the south, harbor light; north and east lines face the Tribeca historic fabric. Ceilings run 10 to 12 feet, windows are floor-to-ceiling, and the lapacho wood floors are a recurring listing note. The 99 Warren townhomes are duplexes with private loggias — outdoor rooms cut into the base's facade — and trade as a distinct sub-market within the condominium. Combinations exist across the tower; line-level layouts vary enough that floor-plan diligence matters more here than in smaller buildings.

Full-service at scale: two attended lobbies, concierge service, a live-in resident manager, and a large staff appropriate to nearly 400 residential units across the condominium and rental components. The amenity floor exceeds 9,000 square feet — fitness center, yoga/Pilates studio, spa with sauna and steam, residents' lounge, screening area, children's playroom, and a conference room with catering kitchen — and the building has an on-site parking garage and storage. The sponsor retained the rental unit and commercial units at offering; buyers should understand the condominium's governance structure, which the offering plan and amendments on file document in detail. The plan was amended repeatedly during the 2006–07 offering (the ninth amendment, on file, is dated March 21, 2007, and revised offering prices upward mid-offering). Price revisions record the sponsor's asks; the unit-status amendments and recorded closings establish the pace and results of the original sales program.

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.

Market read. Most recent trades (2026 to date) cleared a median $2,292/sf (floor-adjusted) across 3 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 0.7% 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 1-00142-7501; 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.

Buy the line, not the building average. With four exposures, a tower/townhome split, and 920-to-4,000-square-foot product, pricing spreads are wide. Same-line closed history is the only honest anchor here, and it exists — use it.

The condo mechanics are full-strength. No board interview, standard condominium transfer terms, and a framework that accommodates pieds-à-terre, trusts, and LLC structures in practice — confirm specifics with the managing agent. For relocating and international buyers, this is one of Tribeca's most straightforward large buildings to transact in.

Understand the multi-component structure. The condominium includes a sponsor-retained rental unit (163 apartments at 270 Greenwich Street) and commercial units including the garage. This is documented in the offering plan on file; have your attorney walk through governance and expense allocation during diligence.

Western light is the premium; verify it. River views from the upper west lines are the building's best asset. Lower floors face existing neighbors — stand in the specific apartment at the time of day you care about.

Run the carry honestly. Common charges plus taxes on larger units are substantial, with the amenity program and staffing built into the load. Run the True Monthly Carrying Cost Calculator on the specific unit, and the Mansion Tax Calculator at the intended price.

Your competition is inside the building. With 227 units, there is usually same-building inventory. Pricing against your own line's last three trades — adjusted for floor, condition, and light — beats any neighborhood narrative.

Market the logistics, not just the finishes. Whole Foods downstairs, the garage, the playroom, P.S. 234 and Washington Market Park nearby — the buyer for this building is buying a system. Say so plainly.

Townhome and A-line inventory deserves separate positioning. The 99 Warren duplexes and the river-view lines are distinct products with their own comparable sets; do not let them be priced off the tower average.

Condition spread is real after fifteen-plus years. Original-finish units now compete against renovated ones. Price to condition, or invest selectively before listing — run the Renovation Cost Calculator against your strategy.

If you're considering 101 Warren Street, also evaluate:

• 200 Chambers Street — the closest peer: same vintage, same corridor, similar full-service family-condo proposition
• 111 Murray Street — the newer glass tower one block south; the step-up in price and polish
• 30 Park Place — Robert A.M. Stern limestone condo over the Four Seasons; the formal alternative
• 56 Leonard Street — Herzog & de Meuron's tower; Tribeca's sculptural trophy tier
• 443 Greenwich Street — the celebrity-favored loft conversion; the privacy-first alternative
• 145 Hudson Street — large-loft conversion stock in northern Tribeca
• 2 River Terrace and 20 River Terrace — the Battery Park City alternatives across West Street, at a meaningful discount
• 101 Wall Street — no relation; buyers searching the address should note this is a different building in the Financial District