12 Warren Street
12 Warren Street, New York, NY 10007
Tribeca
BBL 1001357509 · BIN 1090148
- Year built
- 1900
- Type
- Condominium
- Units
- 13
- Floors
- 12
- Landmark
- No
Every recorded sale at this building, 2017–2023
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,775
- Listing discount
- 4.0%
- Recorded sales
- 18
- On record
- 2017–2023
Warren Street east of Church is the seam where Tribeca's loft grid runs into the Civic Center — a block of nineteenth- and early-twentieth-century commercial buildings that never acquired the landmark protection of the streets a few hundred feet west. That absence of designation is the founding fact of this building. Everything above the seventh floor exists because the Landmarks Preservation Commission has no jurisdiction on block 135.
The site's earlier life is legible in the deed chain. ACRIS records a conveyance from Berkey Photo Inc. into Church/Warren Realty Corp., and the Department of Buildings recorded the pre-conversion occupancy as commercial with a single dwelling unit — a working photographic-products building, not a residential loft. A first conversion attempt was filed in 2008 by an owner who had paid $17.35 million for the property the year before; that alteration application was disapproved and the project did not proceed. The building passed to a Spanish institutional holding vehicle in 2011 and was sold on to DDG in June 2012 for $14.8 million, well below what the prior owner had carried it at. The conversion that eventually happened was the second attempt on the same building, executed in a very different market.
DDG is unusual among Manhattan developers in that it designs its own buildings, and 12 Warren is among the clearest statements of that practice. The façade is bluestone — the same material family DDG used at 41 Bond Street — quarried upstate and set in irregular modules that resist the repetition of a brick or panelized elevation. Above the seventh floor the balconies push out unevenly, an intentional imitation of natural stone stacking. Inside, board-formed concrete ceilings in the living spaces carry the exterior logic through the entry canopy and lobby walls. It is a building about one material, argued consistently.
The residential program is small and deliberately varied: thirteen homes across twelve floors, in full-floor, duplex and triplex configurations, with ceiling heights that swing from roughly ten feet in the converted lower floors to twenty-two feet in the upper volumes. That range is the practical consequence of stitching a retained loft to new construction, and it means the building has no single representative apartment. Line and floor analysis matters here more than a building average.
The last structural fact is the tax posture. There is no abatement. No 421-a, no J-51, no exemption of any kind appears on the residential unit lots in Department of Finance records or on the current roll. Buyers who have underwritten abated new construction elsewhere in Lower Manhattan will find the carrying number here starts where it stays.
Architecture and unit composition
The building occupies a mid-block interior lot roughly 50 feet wide and 100 feet deep, facing south onto Warren Street. A south-facing mid-block site in Tribeca is a genuine asset — the light is direct and the exposure is not dependent on a corner — but it also means the east and west flanks are party walls with limited or no glazing. Prospective buyers should establish, unit by unit, which openings are lot-line windows and what the adjacent lots could support.
The conversion retained the lower loft floors and added new construction above, taking the building from 73 feet to 135 feet and from five recorded stories to twelve. The alteration application on file records a vertical enlargement of just over 19,000 square feet against an existing structure, producing a finished building of approximately 39,800 square feet. That is a very large enlargement relative to the base, and it is the reason the upper residences read as new construction while the lower ones read as loft.
Residences run full-floor, duplex and triplex, two to four bedrooms, roughly 1,700 to 3,800 square feet. Windows reach seven feet; flooring is white oak in wide planks; the living spaces carry board-formed concrete ceilings. The penthouse level opens to a roof terrace with west-facing views and a clear sightline to the Brooklyn Bridge.
Building operations
12 Warren runs as a small full-service condominium: an attended lobby, doorman and concierge coverage, a fitness center, private storage and a bicycle storage room in the subcellar. Thirteen residences is a small denominator for staffed service, and common charges per square foot should be read against the building's actual operating budget rather than against the amenity list.
Two operational items deserve specific attention at diligence. First, storage and bicycle parking were offered as licenses rather than as deeded units — a license is revocable in ways a deeded storage unit is not, and its transferability on resale should be confirmed in writing. Second, the building has now passed its tenth year of occupancy, which is where façade and roof cycles begin to matter; the current Local Law 11 status and the reserve position are both worth pulling.
Policy framework
Ownership form: Condominium. Purchases close through a board right of first refusal rather than a cooperative approval, which produces the faster and more predictable closing timeline typical of the form.
Pied-à-terre, subletting, LLC, trust and foreign ownership: All permitted under the standard condominium framework. Minimum sublet lease terms should be confirmed with the managing agent.
Pets: Not documented in the records reviewed here. Confirm weight and breed limits in the house rules.
Flip tax: Not documented in public records.
Real estate taxes: No exemption of any kind. Underwrite full unabated taxes on the specific unit and run the True Monthly Carrying Cost analysis against the current bill.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $0 (under cap)
- Per unit / month range
- —
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City record last verified September 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Recent sales
Sponsor sales at 12 Warren ran from mid-2017 into early 2020, a long sellout for thirteen units and a reflection of both the price tier and the slower Manhattan new-development market of those years. Every residence was conveyed to a separate, unrelated purchaser; the unit lots carry ordinary residential building classes and no bulk transaction appears anywhere in the chain. Resales have traded steadily since 2021 across most of the stack, including several of the larger upper-floor homes.
The building prices in the upper band for Tribeca loft-conversion product on a dollars-per-square-foot basis, with a wide spread between the converted lower floors and the new-construction volumes above. Because ceiling heights, outdoor space and layout differ sharply between the two halves of the stack, a building-wide average is close to meaningless here. The right comparable set is the small group of boutique Tribeca conversions with fewer than twenty residences, and pricing should be argued line by line. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent closings at this building, curated by The Roebling Team research desk. 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 9, 2023 | PH | 2 BR · 2.5 BA · 2,505 sf | $5,450,000 | $2,176/sf | -2.6% |
| May 23, 2023 | 6 | 3 BR · 3.5 BA · 3,752 sf | $5,150,000 | $1,373/sf | -0.9% |
| Aug 5, 2022 | PHA | 3 BR · 2.5 BA · 2,500 sf | $4,945,000 | $1,978/sf | -1.0% |
| Jun 2, 2022 | 3 | 4 BR · 3.5 BA · 3,738 sf | $5,875,000 | $1,572/sf | -1.3% |
| Oct 7, 2021 | THS | 2 BR · 3 BA · 3,522 sf | $3,650,000 | $1,036/sf | -7.0% |
| Sep 24, 2019 | 6Sponsor Sale | 4 BR · 3.5 BA · 3,752 sf | $4,850,000 | $1,293/sf | -2.9% |
| Mar 14, 2019 | THNSponsor Sale | 3 BR · 4.5 BA · 3,788 sf | $5,300,000 | $1,399/sf | -23.2% |
| Apr 12, 2018 | 2Sponsor Sale | 2 BR · 3 BA · 1,721 sf | $3,075,000 | $1,787/sf | -6.8% |
Market read. Most recent trades (2023) cleared a median $1,775/sf across 2 sales. Median listing discount 4.0% 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 1-00135-7509) 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
The building is two buildings. The lower floors are a converted loft and the upper floors are new construction. Ceiling height, window size, outdoor space and finish all change as you climb. Underwrite the specific residence, not the address.
There is no tax abatement, and there never was one. This is the single most common underwriting error on Lower Manhattan condominiums of this vintage. Pull the actual bill.
Confirm what your storage actually is. Storage and bicycle parking were sold as licenses. Get the license agreement and its assignment terms in writing before contract.
It is not landmarked — and neither are its neighbors. The absence of designation on block 135 cuts both ways. It allowed this building to grow, and it allows the adjacent lots to do the same. Understand which windows are lot-line windows.
Test the street. Warren Street between Broadway and Church is a working Civic Center block with municipal traffic on weekdays and near-silence on weekends. Visit at both.
What to know if you’re selling
Lead with the architecture. The bluestone façade is genuinely distinctive and is the building's most defensible differentiator against conventional Tribeca conversions. It has been widely covered in architectural press.
Sell the specific volume. A twenty-two-foot ceiling or a triplex layout is not a line item on a comparables grid. Buyers need to stand in the room.
Be direct about taxes. Sophisticated buyers will find the unabated number in diligence. Presenting it up front alongside a True Monthly Carrying Cost analysis produces better outcomes than letting it surface late.
Same-building comparables are thin and uneven. With thirteen residences spanning two construction types, resale pricing depends on floor-and-line analysis rather than a building average.
Comparable buildings
If you're considering 12 Warren Street, also evaluate:
- 41 Warren Street — six-residence marble-fronted Italianate loft conversion one block west, inside the Tribeca South Historic District Extension; the landmarked counterpoint
- 30 Warren Street — new-construction boutique condominium on the same block; the ground-up alternative at similar scale
- 37 Warren Street — small Tribeca loft conversion with a comparable buyer pool
- 38 Warren Street — boutique conversion nearby, different vintage and policy stack
- 80 Warren Street — Tribeca conversion further west, closer to the historic district core
- 443 Greenwich Street — the marquee Tribeca loft conversion; larger, full-amenity, and the price ceiling for the type
- 100 Reade Street — boutique Tribeca condominium with a similar unit count
- 105 Chambers Street — nearby conversion at the Tribeca–Civic Center seam
- 111 Murray Street — full-amenity new-construction tower two blocks south; the opposite structural argument
- 270 Broadway — prewar conversion on the same block, at very different scale and economics
The neighborhood
For the full corridor — architecture, schools, 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.
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