118 West 13th Street (The Katharine)
118 West 13th Street, New York, NY 10011
BBL 1006087506 · BIN 1010613
- Year built
- 1930
- Type
- Condominium
- Units
- 8
- Floors
- 7
- Pets
- Not documented in public records — confirm with the managing agent
- Landmark status
- Not an individual landmark; in the Greenwich Village Historic District
- NYC Landmarks Preservation Commission records, updated February 2026
Every recorded sale at this building, 2025–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2026 to date
- $4,343
- 2 sales
- Listing discount
- 0.0%
- Recorded sales
- 11
- On record
- 2025–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Katharine 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.
West 13th Street between Sixth and Seventh Avenues is one of the most consistent Greek Revival blocks in Greenwich Village — Remsen-estate row houses from the 1840s on both sides, largely intact, all inside the Greenwich Village Historic District. 118 West 13th Street is the interruption. It is a seven-story masonry institutional building from 1930–31, designed by Benjamin Wistar Morris and built for the Ladies' Christian Union as Katharine House, one of five residences the organization ran in New York for young working women. It has always been the outlier on the block, and that is precisely why it can now be what it is.
The building's history is a straight line through three uses. It opened as a residence for single working women in the Depression era, a building type that produced a specific plan logic: many small rooms, wide common floors, a heavy stair and service core, and a masonry structure engineered to hold far more people than eight households. LPC permit records show the Ladies' Christian Union still filing on the building at the turn of the century, then The New School as owner through the 2018–2019 period, when it operated as student housing — DOB conversion filings carry the building at 79 existing dwelling units in its dormitory configuration. In 2021 it changed hands again, and the alteration application filed that December proposed converting the seven-story community-facility dormitory into a residential multiple dwelling.
BKSK Architects carried the conversion. LPC issued a Certificate of Appropriateness in August 2022, and the permit file since runs through façade restoration — brick and stucco replacement, repointing, cast and natural stone repair — areaway ironwork, and rooftop work reviewed under a separate status letter. Thornton Tomasetti handled structure, including a new elevator pit and partial demolition and reshoring in phases. Nate Berkus designed the interiors, per published project coverage.
What came out is eight homes in a building that used to hold seventy-nine. That compression is the entire proposition. The residential floors are full-floor plates of roughly 3,475 square feet apiece, five of them, plus a maisonette with a private garden at the base, a small one-bedroom atelier, and a penthouse of roughly 3,981 square feet with a private terrace. The full-floor residences sit on a landmarked Greek Revival block alongside four- and five-story row houses. Compare their plans and condominium rules with those of specific nearby alternatives.
The structural point a buyer should carry away is the bulk. The lot is zoned R6, which permits residential FAR of 2.43; the ratio of recorded gross floor area to lot area is 4.02. That simple comparison does not establish the legal zoning floor area, non-compliance status or what future work is permitted, and the building's place in the Greenwich Village Historic District is a separate review. Confirm both before relying on them.
Architecture and unit composition
The lot runs 62.5 feet along West 13th Street with a 103.25-foot depth; the building occupies 62.5 by 94 feet on a 6,453-square-foot lot. That footprint — nearly 5,900 square feet at grade on a Village block where the neighboring row houses sit on twenty-five-foot lots — accommodates the described full-floor residences of roughly 3,475 square feet.
Benjamin Wistar Morris's elevation is a restrained brick-and-stone institutional front: stone base, areaway ironwork, regular punched openings, no ornamental program of consequence. The LPC designation report does not assign it a style. The conversion restored rather than reimagined it — the permit record is dominated by masonry replacement, repointing and stone repair rather than by new openings, and the few new or modified openings that were approved sit on nonvisible or minimally visible secondary façades.
Department of Finance records carry the eight residences at approximately 742, 3,395, 3,475, 3,475, 3,483, 3,483, 3,483 and 3,981 square feet. Published coverage describes a one-bedroom atelier, a three-bedroom maisonette with private garden, five four-bedroom full-floor residences and a penthouse with private terrace, and the recorded areas line up with that description item for item. Eight additional condominium unit lots of 44 to 87 square feet each are private storage — a detail worth noting because it means storage here conveys as deeded real property rather than as a license from the board.
The administrative records report different unit counts and areas; those differences need reconciliation against the current approved plans and certificate of occupancy. PLUTO reports 72 total units; the condominium has sixteen unit lots, of which eight are residences. PLUTO reports 25,972 square feet of building area against 35,263 gross square feet in the Department of Finance assessment roll. And PLUTO leaves the historic-district field blank even though the tax lot is inside the Greenwich Village Historic District.
Building operations
The Katharine runs as a small, newly converted condominium: attended entry, elevator, deeded private storage, in-unit laundry, and private outdoor space at the maisonette and penthouse levels. There is no large amenity program, which is the right answer for eight homes — a gym or a club room in a building this size is a fixed cost divided eight ways.
Because the building is a recent conversion of a ninety-five-year-old masonry structure, the diligence questions are conversion questions rather than operating-history questions. The Local Law 11 façade filing on this building was made in 2026, after the restoration campaign; the masonry, roof, elevator and mechanical systems are new or newly rebuilt, and the relevant documents are the sponsor's construction and warranty representations, the schedule of completed capital work, the reserve funding plan, and the sponsor's remaining unsold inventory. Department of Finance records show the sponsor entity still holding at least one residential unit lot as of the current roll, which is normal at this stage of a sellout but should be confirmed and quantified before contract.
Landmark status shapes ongoing operations. Every exterior repair — repointing, stone, ironwork, windows — requires an LPC permit ahead of a DOB permit, and the building has an active permit history to that effect. Eight owners share those costs.
Policy framework
Ownership form: Condominium. Purchases close through a right of first refusal rather than a cooperative board approval.
Pets: Not documented in public records. Confirm the policy and any weight or breed limits with the managing agent.
Pied-à-terre, subletting, LLC, trust and foreign ownership: Not documented; confirm in the declaration, bylaws and house rules. Department of Finance ownership records show most residential unit lots held in entity or trust name. Minimum lease terms should be confirmed with the managing agent.
Financing: No minimum down payment is documented in public records for this building. Confirm at contract.
In-unit washer/dryer: Residences are equipped.
Storage: Deeded. Eight separate condominium unit lots of 44 to 87 square feet are recorded as private storage. Confirm which storage lot, if any, conveys with a specific residence.
Flip tax: Not documented in public records. Confirm any resale capital contribution with the managing agent before pricing a sale.
Real estate taxes: No exemption appears on any unit lot in the FY2027 assessment roll. No J-51 runs on this conversion despite the change of use. Underwrite full unabated taxes on the specific unit.
Landmarks: The lot is inside the Greenwich Village Historic District. Exterior work requires an LPC permit, and interior alterations that require a DOB permit trigger an LPC filing as well. Unit owners at this building have already filed for and received Certificates of No Effect for interior renovations and for new or modified openings on secondary façades.
Monthly carrying charges in recent sales
- Common charges + taxes, per room
- $2,346 per room a monthMedian of 8 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges + taxes, per square foot
- $4.72 per square foot a monthMedian of 8 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges alone, per square foot
- $2.21 per square foot a monthMedian of 8 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
- Real estate taxes alone, per square foot
- $2.51 per square foot a monthMedian of 8 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
- Elevator
- YesSource: NYC Department of Buildings elevator records
- Amenities noted
- Fitness room, residents' lounge, storageSource: 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.
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 2020–25. 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 September 2026.
Recent sales
The Katharine began closings after the conversion completed, and its transaction history is short by design — eight homes, of which five are near-identical full-floor plates. A building-average price per square foot is not a useful number here; the atelier, the maisonette, the full floors and the penthouse are four distinct products.
The building competes on a format rather than on a service package. Full-floor residences of roughly 3,475 square feet, delivered new inside a landmarked prewar envelope on a Greek Revival Village block, can be compared with boutique Greenwich Village conversions and new-construction condominiums, with adjustments for layout, condition, services and tenure. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
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 |
|---|---|---|---|---|---|
| Aug 17, 2026 | 3 | 4 BR · 4.5 BA · 3,475 sf | $11,850,000 | $3,410/sf | +0.0% |
| Mar 30, 2026 | PH | 4 BR · 5 BA · 3,981 sf | $21,000,000 | $5,275/sf | -6.7% |
| Aug 18, 2025 | MAIS | 3 BR · 4 BA · 3,995 sf | $12,125,000 | $3,035/sf | +0.0% |
| Aug 6, 2025 | 2 | 4 BR · 4.5 BA · 3,475 sf | $13,250,000 | $3,813/sf | +0.0% |
| Jul 31, 2025 | ATELIER | 1 BR · 1 BA · 742 sf | $2,350,000 | $3,167/sf | +0.0% |
| Jul 30, 2025 | 4 | 4 BR · 4.5 BA · 3,483 sf | $10,250,000 | $2,943/sf | +0.0% |
| Jul 15, 2025 | 6 | 4 BR · 4.5 BA · 3,483 sf | $11,024,100 | $3,165/sf | +2.1% |
| Jul 14, 2025 | 5 | 4 BR · 4.5 BA · 3,483 sf | $10,760,493 | $3,089/sf | +1.0% |
Market read. Most recent trades (2026 to date) cleared a median $4,343/sf (recorded) across 2 sales. Median listing discount 0.0% from the last ask.
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 1-00608-7506; 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.
What would your apartment rent for?
Enter your apartment and I'll send you what it would rent for, from comparable closed leases at The Katharine and nearby.
At the recent median sale of $11.02M (9 sales in the past 24 months, since October 21, 2024), a buyer putting 25% down would pay about $622,289 to close, or 5.6% of the price.
- Mansion tax: $358,283
- Mortgage recording tax: $159,160
- Title insurance: $49,608
- Attorneys, lender, building fees, reserves and filings: $55,237
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
Keep up with The Katharine and its market
The Roebling Report, monthly: Manhattan sales data and analysis, including buildings like The Katharine. Unsubscribe anytime.
We’ll use your email for The Roebling Report and note your interest in this building. See our privacy policy.
What to know if you’re buying
Reconcile the unit count and building area. PLUTO reports 72 units and 25,972 square feet. The condominium has eight residences plus eight storage lots, and the Department of Finance carries 35,263 gross square feet. Establish the date, scope and unit population of each source before using those figures in a valuation.
Underwrite full taxes. No 421-a, no 485-x, no J-51, no exempt value on any lot. A change-of-use conversion does not automatically carry a benefit, and this one does not.
Diligence the conversion, not the operating history. The building is new as a condominium. Read the sponsor's construction and warranty representations, the completed capital schedule, the reserve plan, and the sponsor's remaining unsold inventory.
Confirm which storage unit conveys. Storage here is deeded as separate condominium unit lots, not licensed. That is an advantage, but it means the storage has to be conveyed explicitly.
Budget for Landmarks process. The lot is inside the Greenwich Village Historic District. Exterior work requires an LPC permit and interior work requiring a DOB permit requires an LPC filing.
Read the bulk figures with care. Recorded gross floor area works out to 4.02 times the lot area in an R6 district with a residential FAR of 2.43; that simple comparison does not establish legal zoning floor area or permitted future work.
What to know if you’re selling
Lead with the plate. A 3,475-square-foot full floor on a landmarked Village block is the argument. Show the measured plan and compare it with specific nearby apartments.
Tell the building's history accurately. Katharine House, built for the Ladies' Christian Union in 1930–31 to a Benjamin Wistar Morris design, later a New School residence, converted by BKSK Architects with interiors by Nate Berkus. It is a genuinely good story and it is fully documented.
Present the tax number up front. There is no abatement. Pairing the full figure with True Monthly Carrying Cost analysis avoids a late surprise.
Comp within the building by product type, not by average. The atelier, maisonette, full floors and penthouse are four different things. Pricing off a blended building number will mislead in both directions.
Comparable buildings
If you're considering The Katharine, also evaluate:
- 175 West 13th Street — the Cambridge House; the larger full-service alternative on the same street
- 30 West 13th Street — nearby Greenwich Village building; confirm its ownership framework in the governing documents
- 60 West 13th Street — Village House; a nearby comparison, with ownership terms to confirm
- 65 West 13th Street — The Greenwich; conversion condominium on West 13th Street
- The Greenwich Lane — the full-amenity new-construction Village condominium at far larger scale
- 101 West 12th Street — the John Adams; a large full-service building one block south
- 149 West 12th Street — boutique Village conversion of comparable unit count
- 122 West 12th Street — Village comparison; review its governing documents for the policy and economics contrast
- 11 Fifth Avenue — the Brevoort; the large full-service Village cooperative alternative
- 126 West 11th Street — the Unadilla; small-building Village alternative with prewar rules
More West Village buildings
- 111 West 11th Street — 1873 co-op
- 115 Charles Street — 1893 co-op
- 116 West 14th Street — 1912 condominium
- 122 Greenwich Avenue (One Jackson Square) — 2010 condominium by Kohn Pedersen Fox (KPF)
- 130 West 12th Street — 1941 condominium by COOKFOX Architects
- 125 West 12th Street — 1916 co-op
The neighborhood
For the full corridor — architecture, transit, and pricing across West Village — read The Roebling Team Guide to West Village.
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 The Katharine?
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