- Year built
- 1900
- Type
- Condominium
- Units
- 13
- Floors
- 12
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Leasing by owners
- Permitted
- Pets
- Pets permitted; species and limits not stated
- Washer/dryer
- Permitted
- Doorman
- Doorman (hours not stated)
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, 2023
- $1,775
- 2 sales
- Listing discount
- 4.0%
- Recorded sales
- 18
- On record
- 2017–2023
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 12 Warren Street 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.
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 was added without Landmarks Preservation Commission review, because the 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.
Application and transaction fees
Fees below are from building management's published schedule, as of February 2026. They are shown as published, item by item; no total is added because the total depends on the transaction. Deposits are listed apart from nonrefundable charges.
Purchase
4 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Fee | Paid by Buyer | When With the application | Amount $650 | Refundable Not stated |
| Credit Check FeePer applicant | Paid by Buyer | When With the application | Amount $20.00 per applicant | Refundable Not stated |
| Move-in/move-out fee | Paid by Buyer | When With the application | Amount $250 | Refundable Not stated |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move in/Move Out Deposit | Paid by Buyer | When Upon approval | Amount $500 | Refundable Refundable |
Rental or lease
6 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Fee | Paid by Tenant | When With the application | Amount $450 | Refundable Not stated |
| Credit Check FeePer applicant | Paid by Tenant | When With the application | Amount $20.00 per applicant | Refundable Not stated |
| Move out fee | Paid by Landlord | When Upon approval | Amount $250 | Refundable Not stated |
| Move in fee | Paid by Tenant | When Upon approval | Amount $250 | Refundable Not stated |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move Out Deposit | Paid by Landlord | When Upon approval | Amount $500 | Refundable Refundable |
| Move in Deposit | Paid by Tenant | When Upon approval | Amount $500 | Refundable Refundable |
Management updates its schedule without a public filing. The date is when management last updated the page, not when a rule changed. Confirm the current schedule with management before you apply.
Considering an apartment here? Send Corey the listing to discuss the building's costs and purchase requirements.
Own an apartment here? Request an apartment-specific pricing review.
Sublet and pied-à-terre policy
A condominium owner leasing a unit and a co-op shareholder subletting are different rules, and a building-wide rule is different from a restriction on one apartment. This is the building's rule; confirm it for the specific apartment.
- Leasing by owners
- PermittedSource: building management's published schedule, as of February 2026
- Short-term rentals
- Not permittedSource: building management's published schedule, as of February 2026
- Pied-à-terre ownership
- Not verified
Considering an apartment here? Send Corey the listing to discuss the sublet and pied-à-terre rules for that apartment.
Pets and in-unit washer/dryer
- Pets
- Pets permitted; species and limits not statedSource: building management's published schedule, as of February 2026
- In-unit washer/dryer
- PermittedSource: building management's published schedule, as of February 2026
Considering an apartment here? Send Corey the listing to confirm the pet and washer/dryer rules for that apartment.
Building staffing and amenities
- Doorman
- Doorman (hours not stated)Source: The Roebling Team's building profile
- Concierge
- YesSource: recent listing records
- Attended lobby
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of City Planning records (PLUTO)
- Amenities noted
- Fitness room, roof deck, bike storage, 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.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $7,212/yr
- Per unit / month range
- $0 – $46
- Modeled exposure split equally across 13 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 September 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Recent sales
The profile’s deed review identifies sponsor conveyances from mid-2017 into early 2020 and later transfers from 2021, including larger upper-floor homes. Classify the grantor, grantee, unit type and sale terms of each transfer before treating it as an initial sale or resale. Residential building classes and total conveyance counts do not establish a completed sellout, unrelated ownership or current sponsor control; confirm the remaining inventory and control rights from the current unit schedule and governing documents.
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, 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 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 (recorded) 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; 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 12 Warren Street, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 4 bedroom | 2 | $30,500 |
3 closed leases, October 2023 to September 2026. Most recent lease January 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 12 Warren Street and nearby.
Buying here? Condo closing costs with a mortgage typically run 3 to 6% of the price. See NYC co-op and condo closing costs, line by line.
Keep up with 12 Warren Street and its market
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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 on Murray Street; the opposite structural argument
- 270 Broadway — prewar conversion on the same block, at very different scale and economics
More Tribeca buildings
- 11 Harrison Street — 1893 condominium
- 11 Jay Street — 1893 condop
- 11 North Moore Street — 2015 condominium by Morris Adjmi Architects
- 17 White Street — 1867 co-op
- 14 Leonard Street — 1873 condominium
- 16 Desbrosses Street — 1940 condominium
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 12 Warren Street?
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