- Year built
- 2004
- Type
- Condominium
- Units
- 61
- Floors
- 8
Every recorded sale at this building, 2006–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf (floor-adjusted)
- $1,487
- Listing discount
- 5.3%
- Recorded sales
- 86
- On record
- 2006–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at Hester Gardens 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.
Hester Gardens is a 2004 new-construction condominium at the corner of Hester and Mott Streets, on the Lower East Side / Chinatown / Little Italy border. Designed by Peter Poon, it delivered floor-to-ceiling windows and nine-foot ceilings in a neighborhood where new construction of this kind was — and remains — relatively scarce.
The building's appeal is straightforward: contemporary condominium living at a location that puts residents at the crossroads of some of downtown Manhattan's most active neighborhoods, with a landscaped common garden that gives the building its name.
Architecture and building operations
The eight-story building carries a 24-hour doorman, a live-in superintendent, a landscaped second-floor common garden, and an adjacent parking garage. Apartments feature central air, washer/dryer hookups, and stainless appliances.
Inventory is oriented toward larger family layouts.
Policy framework
- Type: Condominium — no board approval; condo rules apply
- Subletting: Permitted (some units owner-rented)
- Pied-à-terre: Permitted
- Pets: Verify current condominium rules
- Financing: Standard condominium terms
- Foreign buyers: Permitted
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $23,202/yr
- Per unit / month range
- $0 – $32
- Modeled exposure split equally across 61 units (the city tax-lot count). Not an assessed amount; co-op shareholders are typically charged by share allocation.
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 →Facade safety — Local Law 11
The latest available FISP filing classified the facade as Safe — no repairs were required at that inspection. Facade inspections run on a fixed five-year cycle; future inspection, repair, and any assessment decisions remain building-specific.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent).
Penalties shown are amounts DOB assessed against filings on record across 2010–15 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 record last verified September 2026.
Recent sales
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 3, 2026 | 5G | 3 BR · 2 BA · 1,385 sf | $2,030,000 | $1,466/sf | off-mkt |
| Nov 27, 2024 | 4C | 1 BR · 1 BA · 557 sf | $768,000 | $1,379/sf | -1.5% |
| Jun 15, 2023 | 3H | 2 BR · 822 sf | $1,470,000 | $1,788/sf | off-mkt |
| Mar 14, 2022 | PHF | 2 BR · 2 BA · 1,601 sf | $2,050,000 | $1,280/sf | -10.7% |
| Jan 30, 2019 | 6I | 656 sf | $888,000 | $1,354/sf | off-mkt |
| May 1, 2017 | 2A | 949 sf | $1,330,000 | $1,401/sf | off-mkt |
| Jan 30, 2017 | 2I | 360 sf | $207,870 | $577/sf | off-mkt |
| Apr 7, 2016 | 6F | 854 sf | $712,775 | $835/sf | off-mkt |
Market read. Most recent trades (2026) cleared a median $1,487/sf (floor-adjusted) across 1 sale. 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 5.3% 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 1-00204-7501). 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 Hester Gardens, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 2 bedroom | 2 | $5,575 |
4 closed leases, October 2023 to September 2026. Most recent lease December 2025. Based on few leases. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
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 Hester Gardens and its market
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What to know if you’re buying
This is genuine 2004 new construction. Floor-to-ceiling windows and nine-foot ceilings distinguish it from the prewar tenement stock around it.
The corner site is the location advantage. Hester and Mott places residents at the Lower East Side, Chinatown, and Little Italy crossroads.
Amenities are boutique but complete. A 24-hour doorman, common garden, and adjacent parking garage — strong for a building of this scale.
Condo flexibility applies. Owner-renting is common; confirm the current pet policy at diligence.
Comparable buildings
- 148 Madison Street (Madison Tower) — 2002 Lower East Side / Two Bridges condominium
- 354 Broome Street (The Ice House) — 1925 loft conversion condominium in Nolita
- 28 Vestry Street (Vestry Place) — 1962 Tribeca loft condominium
Sources: The Roebling Research Library (offering plans, house rules, financial statements, board minutes, internal transaction records); NYC Department of Finance recorded transfers; publicly recorded NYC building data.
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.
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