130 Water Street (Seaport South)
130 Water Street, New York, NY 10005
Financial District
BBL 1000397501 · BIN 1000884
- Year built
- 1955
- Type
- Condominium
- Units
- 121
- Floors
- 12
- Landmark
- No
- Pets
- Permitted under the condominium rules
- Subletting
- Permitted under the condominium declaration — liberal condo rules
- Pied-à-terre
- Allowed
Every recorded sale at this building, 2004–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $842
- Listing discount
- 3.3%
- Recorded sales
- 115
- On record
- 2004–2025
Seaport South Condominium at 130 Water Street is a full-service condominium in the Financial District, on Water Street between Wall and Pine, steps from the South Street Seaport and the East River Esplanade. Built around 1955 as an office building and converted to residential condominium ownership in 1983, it is one of Lower Manhattan's early office-to-residential conversions — part of the downtown condominium boom that turned the district's commercial fabric into a residential neighborhood.
The appeal is location and liberal condo rules. The building sits near the 2/3, J/Z, 4/5, and R trains and the ferry terminals, in a corner of Lower Manhattan that pairs the Seaport's waterfront with the Financial District's transit and services. It is a full-service, pet-friendly condominium with an explicitly liberal policy framework — welcoming to investors, pied-à-terre buyers, foreign nationals, and parents purchasing for children — which makes it a flexible, practical choice at Financial District pricing.
For buyers, Seaport South combines a full-service doorman program, a genuine downtown-waterfront location, and the flexibility of condominium ownership.
Architecture and unit composition
The 12-story building is a white-brick mid-rise distinguished by horizontal window bands and a large number of corner and angled windows — a legacy of its office origins that gives many apartments strong light and multiple exposures. The roughly 121 residences run from studios of about 510 square feet through one-, two-, and larger multi-bedroom layouts, some with private terraces. Interiors reflect a range of renovation vintages, and condition varies apartment to apartment, driving much of the pricing spread within the building.
Building operations
Seaport South operates as a full-service condominium: a full-time doorman and concierge, a live-in resident manager, a porter, three elevators, multi-floor laundry, resident storage, a bicycle room, a rooftop terrace, central air conditioning, and a street-level deli. There is no fitness center or parking garage. Common charges and property taxes reflect a full-service converted building; buyers should model the full monthly carry and review reserves and any capital history during due diligence, as is prudent for any office-to-residential conversion of this vintage.
Local Law 97
- 2024–2029 annual penalty
- $49,074/yr
- 2030–2034 annual penalty
- $119,229/yr
- Per unit / month range
- $34 – $82
Facade safety — Local Law 11
The latest available filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the engineer identified conditions requiring monitoring or repair before the next inspection cycle. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials 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, Seaport South prices on a price-per-square-foot basis. Recent activity has run in the vicinity of roughly $900 per square foot, with one-bedrooms asking around the $700,000s and two-bedrooms toward $999,000, and closings historically spanning a wide range depending on size and condition. Within the building, floor, exposure, view, outdoor space, and condition drive pricing more than any building average; corner and higher-floor lines with the building's angled windows carry the light-and-view premiums.
Note that some transfers recorded against the building are non-market or related-party entries; arm's-length resales are well documented and are the right basis for comparison.
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 |
|---|---|---|---|---|---|
| Mar 10, 2025 | 4K | 1 BR · 1 BA · 800 sf | $550,000 | $688/sf | -8.2% |
| Feb 14, 2025 | 5H | 1 BA · 540 sf | $470,000 | $870/sf | -5.8% |
| Jan 31, 2025 | 8B | 2 BR · 2 BA · 1,266 sf | $1,190,000 | $940/sf | -4.8% |
| Dec 31, 2024 | 11H | 1 BA · 542 sf | $625,000 | $1,153/sf | -3.7% |
| Jan 2, 2024 | 4J | 1 BA · 510 sf | $467,500 | $917/sf | -1.6% |
| Jul 6, 2023 | 12D | 2 BR · 2 BA · 1,280 sf | $980,000 | $766/sf | -1.5% |
| Sep 28, 2022 | 5K | 1 BR · 1 BA · 800 sf | $660,000 | $825/sf | +0.0% |
| Jul 15, 2022 | 4H | 1 BA · 510 sf | $541,000 | $1,061/sf | +0.2% |
Market read. Most recent trades (2025) cleared a median $842/sf across 3 sales. Median listing discount 3.3% 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 1-00039-7501) 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
Location and flexibility are the draw. A full-service doorman condominium steps from the Seaport, with liberal, investor-friendly condo rules.
Light and views drive value within the building. The angled and corner windows are a distinguishing feature; confirm exactly what a given apartment sees and how it captures light.
Condition drives price. Renovation quality is a primary variable within the building. Inspect kitchens, baths, and mechanicals and price against comparable condition.
Condo flexibility is real. Pied-à-terre, subletting, foreign buyers, and LLC/trust ownership are permitted under the declaration; closings run on condo timelines.
Mansion tax thresholds may apply. At this building's pricing, the $1M cliff can be in play on larger units. Run pricing through the Mansion Tax Calculator.
What to know if you’re selling
Lead with location and flexibility. The Seaport-and-waterfront address and the liberal condo rules are the headline for a buyer pool that includes end users and investors.
Present the light and any outdoor space. For corner, higher-floor, and terraced lines, photography and staging that read the light and the view support price.
Price per square foot against the right comps. Comparable analysis should weight floor, exposure, outdoor space, and condition — and exclude non-market transfers.
Comparable buildings
If you're considering 130 Water Street, also evaluate:
- Financial District — the broader corridor's condominium and conversion market
- Battery Park City — the adjacent Lower Manhattan condominium market
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 Seaport South Condominium?
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 Seaport South Condominium 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.