11 Beach Street
11 Beach Street, New York, NY 10013
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
- Generally allowed in condominiums; not confirmed for this building
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Doorman
- Full-time doorman
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, 2026 to date
- $2,307
- floor-adjusted, 2 sales
- Listing discount
- 2.9%
- Recorded sales
- 52
- On record
- 2016–2026
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.
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, there is no co-op board admission; purchases run through the condominium's application and right-of-first-refusal process. Confirm financing, leasing and ownership-entity rules in the current declaration, bylaws and house rules.
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.
Monthly carrying charges in recent sales
- Common charges + taxes, per room
- $1,303 per room a monthMedian of 3 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges + taxes, per square foot
- $2.66 per square foot a monthMedian of 6 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges alone, per square foot
- $1.22 per square foot a monthMedian of 9 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
- Real estate taxes alone, per square foot
- $1.51 per square foot a monthMedian of 9 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
Common charges plus real estate taxes, combined into one monthly figure the way New York condominium listings show them. Add a mortgage payment for the monthly outlay. The split into common charges and taxes comes from the listings that also give the annual tax, a different sample, so the two lines need not add up exactly to the combined median; a tax abatement can hold taxes below the full amount until it expires. A summary of recorded sales and listings, not a current bill; charges change.
Building staffing and amenities
- Doorman
- Full-time doormanSource: The Roebling Team's building profile
- Concierge
- YesSource: recent listing records
- Elevator
- YesSource: NYC Department of City Planning records (PLUTO)
- Amenities noted
- Fitness room, pool, playroom, roof deck, gardenSource: The Roebling Team's building profile
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent. Outdoor space, parking and some facilities can belong to particular apartments or to a separate owner; confirm access for the specific apartment.
Local Law 97
- 2024–2029 annual penalty
- $6,673/yr
- 2030–2034 annual penalty
- $95,147/yr
- Per unit / month range
- $21 – $294
- Modeled exposure split equally across 27 units (the residential count on the city's lot record). Not an assessed amount; condominium owners are typically charged by each unit's common-interest percentage.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed October 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available filing classified the facade as Unsafe — conditions requiring prompt corrective action. The owner must install any public protection the inspector specifies (a sidewalk shed, construction fence or structural netting, depending on the condition) and make the 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.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — a licensed professional engineer or registered architect who meets DOB’s FISP qualifications and signs the report (the independent expert, not the managing agent).
Penalties shown are amounts DOB assessed against filings on record across 2005–10 to 2025–30. The FISP dataset does not record whether they were paid, contested or remain open, so treat the figure as history rather than a current balance and confirm the building’s standing with the managing agent.
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed October 2026.
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, 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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Jul 21, 2026 | 5B | 3 BR · 3.5 BA · 2,361 sf | $5,300,000 | $2,245/sf | -6.9% |
| 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 | — |
| 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 | — |
| Sep 21, 2023 | PHA | 3 BR · 4 BA · 3,931 sf | $12,600,000 | $3,205/sf | +0.8% |
Market read. Most recent trades (2026 to date) cleared a median $2,307/sf (floor-adjusted) across 2 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 2.9% 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; 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.
Closed rents at 11 Beach, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 4 bedroom | 3 | $35,000 |
4 closed leases, October 2023 to September 2026. Most recent lease August 2026. Based on few leases. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
What would your apartment rent for?
The figures above are the building's closed leases. Enter your apartment and I'll send you what yours would rent for, from comparable leases at 11 Beach and nearby.
At the recent median sale of $8.2M (6 sales in the past 24 months, since October 31, 2024), a buyer putting 25% down would pay about $384,858 to close, or 4.7% of the price.
- Mansion tax: $184,500
- Mortgage recording tax: $118,388
- Title insurance: $36,900
- Attorneys, lender, building fees, reserves and filings: $45,070
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
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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.
Condominium rules govern. There is no co-op board admission; purchases run through the condominium's application and right-of-first-refusal process. Confirm closing timing, pied-à-terre, leasing and ownership-entity rules in the current declaration, bylaws and house rules.
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
More Tribeca buildings
- 9 White Street — 1861 co-op
- 10 Jay Street (Manhattan, Tribeca) — 1896 condop
- 10 Leonard Street — 1884 co-op
- 11 Harrison Street — 1893 condominium
- 11 Jay Street — 1893 condop
- 11 North Moore Street — 2015 condominium by Morris Adjmi Architects
The neighborhood
For the full corridor — architecture, transit, and pricing across Tribeca — read The Roebling Team Guide to Tribeca.
How to read the facts on this page. Items attributed to an offering plan describe the building as it was offered at that filing — unit mix, square footage, the amenity program as planned. They are not a statement about how the building operates today. Tax and compliance figures are sourced separately to current City records and carry their own dates. House rules, staffing and fee policy can change by board resolution without any public filing: treat every policy line here as a starting point for diligence and confirm it with the managing agent. Where this page compares one building or neighborhood to another, that is our analysis of the recorded record — it names the measure, the period and the sample it rests on, and it is an observation about medians rather than a prediction about any particular apartment.
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.
646.939.7375 · c.cohen@compass.com