11 Beach Street (11 Beach Street)
11 Beach Street, New York, NY 10013
Tribeca
BBL 1002127505 · BIN 1002733
- Year built
- 1910
- Type
- Condominium
- Units
- 27
- Floors
- 10
- Pets
- Pets permitted under condominium rules
- Subletting
- Permitted under the condominium declaration
- Pied-à-terre
- Allowed
Every recorded sale at this building, 2016–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $2,126
- Listing discount
- 2.0%
- Recorded sales
- 58
- On record
- 2016–2026
11 Beach Street is a boutique loft condominium — a 1910 Tribeca building converted in 2016 into 27 large-format residences, with interiors by Thomas Juul-Hansen, the designer behind One57 and other high-end Manhattan projects. For buyers who want the scale and authenticity of a Tribeca loft combined with new-construction-grade finishes and a curated family-oriented amenity set, the building is a defining option in the neighborhood.
The building's premise is space. Where many Tribeca conversions deliver one- and two-bedroom lofts, 11 Beach was conceived around larger family homes: its unit mix runs to three-, four-, and five-bedroom residences, with three triplex units featuring private lower-level lap pools and two duplex penthouses with private terraces. The finish program — chef's kitchens, marble baths, private elevator access on certain residences — was specified at the top of the 2016 new-construction tier. The combination of authentic loft proportions, generous family layouts, and trophy-level finishes is unusual even within Tribeca.
The location anchors the proposition: a quiet Tribeca block between West Broadway and Varick, within easy reach of the neighborhood's restaurants, the Hudson River waterfront, and the Canal Street and Franklin Street transit. As a condominium, the building offers the flexibility that downtown buyers value — foreign ownership, pied-à-terre and investment use, subletting, and fast closings.
Architecture and unit composition
The original 1910 building is a prewar masonry loft structure; the 2016 conversion by BKSK Architects preserved the loft character while reconstructing the interior into 27 residences across 10 stories. Interiors by Thomas Juul-Hansen carry the finish quality associated with his trophy-tower work.
The unit composition is weighted toward large family homes: three-bedroom residences averaging roughly 2,900 net square feet, four-bedrooms near 3,900, and five-bedrooms around 4,000, alongside three triplexes with private lap pools and two duplex penthouses with terraces. Residences feature high-end kitchens with premium appliances, marble bathrooms, private elevator access on certain lines, and custom closets. Because the unit types vary so widely — from full-floor lofts to multi-level triplexes and penthouses — each residence should be evaluated on its specific format, light, exposure, and outdoor space.
Building operations
11 Beach Street operates as a boutique loft condominium with a 24-hour doorman and concierge, a landscaped roof garden, a fitness center, a children's playroom, and an interior courtyard, plus the private amenities built into specific residences (lap pools in the triplexes, terraces in the penthouses). The resident-service level and amenity roster are set by the condominium documents and the building's budget.
Prospective buyers should review the offering plan and amendments, the most recent condominium financial statements, the budget and reserve picture, and any board minutes during due diligence. In a boutique building, the reserve fund, the common-charge structure, and the recent operating and capital history are the key indicators of financial health; buyers should also confirm the condition and maintenance arrangements for the building's specialized features (such as the private lap pools). Confirm the sublet and pied-à-terre terms and the pet policy in writing before going to contract.
Local Law 97
- 2024–2029 annual penalty
- $6,673/yr
- 2030–2034 annual penalty
- $76,342/yr
- Per unit / month range
- $21 – $236
Facade safety — Local Law 11
The latest available filing classified the facade as Unsafe — conditions requiring corrective action, which under FISP means a protective sidewalk shed and repairs. Review the subsequent filings, the repair status, and the building’s board and financial materials — we pull the repair scope and funding picture for you.
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent). Source: NYC DOB facade filings (FISP) · The Roebling Research Library.
See the full facade history →Recent sales
As a condominium, residences at 11 Beach Street are priced and evaluated on a price-per-square-foot basis, hedged by the building's unusually heterogeneous unit mix — a five-bedroom triplex with a private pool and a standard three-bedroom floor-through are not directly comparable on price-per-foot alone. Within the building, format, outdoor space, light and exposure, and finish condition all drive significant pricing variation, and the small unit count (27 residences) means individual closings carry substantial weight.
Buyers and sellers should anchor to in-building sales of the same residence type where possible, adjusted for floor and condition, and benchmark against the broader Tribeca large-format and loft-condominium set. The building's scale-plus-finish positioning places its most relevant comparables among Tribeca's high-end family-oriented condominiums rather than its smaller boutique conversions.
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 |
|---|---|---|---|---|---|
| Jun 9, 2026 | THC | 4 BR · 5.5 BA · 4,827 sf | $7,350,000 | $1,523/sf | -2.0% |
| Apr 15, 2026 | 8A | 5 BR · 4.5 BA · 3,844 sf | $8,400,000 | $2,185/sf | -2.9% |
| Oct 23, 2025 | 5C | 4 BR · 3.5 BA · 3,191 sf | $8,400,000 | $2,632/sf | -1.2% |
| Sep 11, 2025 | 2D | 5 BR · 4.5 BA · 3,463 sf | $8,000,000 | $2,310/sf | off-mkt |
| May 22, 2025 | 9A | 3 BR · 3.5 BA · 3,888 sf | $8,400,000 | $2,160/sf | -2.9% |
| Jun 17, 2024 | 6B | 3 BR · 2,363 sf | $5,300,000 | $2,243/sf | off-mkt |
| Sep 21, 2023 | PHA | 3 BR · 4 BA · 3,931 sf | $12,600,000 | $3,205/sf | +0.8% |
| Dec 13, 2022 | 7A | 5 BR · 4.5 BA · 3,844 sf | $7,450,000 | $1,938/sf | -13.4% |
Market read. Most recent trades (2026) cleared a median $2,126/sf across 1 sale. Median listing discount 2.0% 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 1-00212-7505) 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
You're buying scale and finish together. Large family layouts with trophy-level finishes are the building's proposition. Match the residence format — floor-through, triplex, or penthouse — to how you'll actually use the space.
Diligence the specialized features. Private lap pools and other built-in amenities carry maintenance and operating implications. Review the offering plan, condominium financials, reserves, and the arrangements for these features.
Condo flexibility is real. Expect 30–45 day closings, foreign-buyer acceptance, and pied-à-terre, investment, and sublet use permitted under the declaration — confirm the current terms.
Mansion tax cliff effects apply. At this building's pricing, mansion-tax thresholds are routinely in play. Run pricing through the Mansion Tax Calculator.
What to know if you’re selling
Comp to like residence types. With a heterogeneous unit mix, the most credible pricing evidence comes from in-building sales of the same format, adjusted for floor and condition.
Lead with the differentiated product. Large family layouts, private pools and terraces, and Juul-Hansen interiors set the building apart in Tribeca; the marketing should make that central.
A clean financial and amenity narrative helps. Clarity on common charges, reserves, and the maintenance of specialized features removes the discount that uncertainty creates.
Comparable buildings
If you're considering 11 Beach Street, also evaluate:
- 443 Greenwich Street — a landmark Tribeca loft condominium conversion with family-scale residences
- 70 Vestry Street — a high-end Tribeca waterfront condominium
- 145 Hudson Street — a Tribeca loft condominium conversion
- 108 Leonard Street — a landmark Tribeca conversion condominium
- 56 Leonard Street — a Tribeca architectural condominium tower
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Financial District — read The Roebling Team Guide to Financial District.
Considering a move at 11 Beach?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 11 Beach 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.