168 Waverly Place
168 Waverly Place, New York, NY 10014
West Village
BBL 1005920049 · BIN 1010237
- Year built
- 1834
- Type
- Cooperative
- Units
- 2
- Floors
- 3
- Landmark
- Designated
168 Waverly Place was built in 1834, on a street renamed the year before after Sir Walter Scott's novel Waverley — until 1833 it was Sixth Street. It is among the oldest buildings on the Roebling Team's Manhattan register, and it sits inside the Greenwich Village Historic District, designated in 1969 in the Landmarks Preservation Commission's earliest wave. Designation was confirmed here by tax lot against the Commission's own boundaries, because both the presence and the absence of historic-district status are unreliable in the standard city data extracts.
What is unusual is not the age. It is that a 22-foot house of this date is held as a two-apartment cooperative: two share allocations, two shareholders, nothing else. That is the governing fact of the building, and it changes the transaction in ways the co-op literature does not cover.
The Department of Buildings record on the lot is nearly empty — a single alteration on file, a 2014 renovation of the duplex spanning the second and third floors with associated mechanical and plumbing work and a rooftop condenser. For a building of this age a thin filing history usually means work done outside the Alteration Type-1 process rather than no work at all, and it is a reason to look hard at systems and structure during diligence.
A two-unit cooperative is a partnership
With two apartments, a shareholder vote is a two-party negotiation. There is no board in the ordinary sense — no rotating slate, no committees, no dilution of any one owner's position. Either shareholder can block a capital assessment, a refinancing or an amendment to the house rules, depending on what the by-laws require, and neither can be outvoted by a majority that does not exist. Deadlock is a governance mode here, not an edge case, and the documents that resolve it — the proprietary lease, the by-laws, any shareholders' agreement — are what your attorney should read first.
The recorded history shows why this matters at this address. Share transfers on the lot appear in ACRIS as cooperative share transfers (property type SP) in 2012, 2013, 2023 and twice in 2025. Between 2023 and mid-2025 both apartments were held by the same shareholder — one party controlled the entire corporation — and the building re-separated into two unrelated shareholders only in July and September 2025. A buyer arriving now enters a two-party corporation whose counterparty is also new, with no recent track record of the two apartments negotiating with each other. That is neither good nor bad on its own. It is the most important thing to understand about this cooperative, and it appears on no listing sheet.
Local Law 97
This building is below the 25,000 sq ft threshold at which LL97 emissions caps apply. No regulatory capital pressure from this law specifically, current or 2030.
See full Local Law 97 analysis →Recent sales
Value here is set by the house rather than by a building-wide per-room convention: floor area, the garden, the duplex plan, condition, and the district address. The corporation produces at most two trades in any cycle, so in-building comparables are effectively unavailable and pricing runs off the small-Village-cooperative and townhouse-condominium sets instead. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent transfers 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 27, 2025 | UPPR | 3 BR · 2 BA | $4,875,000 | -2.4% | |
| Aug 22, 2011 | GRNDPLX | 3 BR · 1,850 sf | $2,600,000 | $1,405/sf | -9.6% |
Market read. $/sf is measured on the latest sales with reliable square footage (2011): a median $1,405/sf across 1 sale. The building has traded as recently as 2025.
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00592-0049) 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 on co-ops is not officially recorded, figures shown are approximate.
What to know if you’re buying
There is no published policy stack, and no point guessing at one. Financing ceiling, post-closing liquidity expectation, pied-à-terre and sublet policy, flip tax, and whether a trust or an LLC may take title — none of it is documented in any public source, and in a two-shareholder corporation it may not be documented anywhere except the proprietary lease and by-laws. Get the full document set from the managing agent before committing to a price, and treat any policy stated verbally as unverified.
The board package and interview compress into a conversation with one other owner. Expect the substance of a co-op review — financials, tax returns, references, a liquidity test — but understand that the approving party is a single counterparty with a direct economic interest in who occupies the other half of the house. The process is less procedural and more personal than a larger building's.
Financing needs a lender that will write this deal. Most lenders decline cooperative loans below a threshold unit count, and two is below every threshold in common use. Confirm whether the corporation carries any underlying debt, and secure a lender comfortable with a two-unit co-op in writing before contract. The ceiling that binds here is likely the lender's, not the corporation's.
Landmark status governs the exterior. Façade, window, stoop, roof and rear-yard work visible from a public thoroughfare requires Landmarks Preservation Commission review before any Department of Buildings permit. Budget the time and the professional fees, and ask what has and has not been approved historically.
Two shareholders split every capital dollar on a nearly two-hundred-year-old house — roof, façade, boiler, structure. No reserve at this scale absorbs that without an assessment, and an assessment requires the other shareholder's agreement.
What to know if you’re selling
Market the house, then the share. The pool for a Greenwich Village Historic District duplex with a deep south-facing garden is far larger than the pool that understands a two-unit cooperative. Lead with the 1834 date, the district, the garden and the duplex plan, and explain the ownership structure early rather than letting it surface at attorney review. Have the corporate documents — proprietary lease, by-laws, certificate of incorporation, most recent financial statement, any transfer fee in writing — assembled before listing, and be ready to name lenders who will write against a two-unit corporation. In practice that is what separates a deal that closes from one that re-trades.
Comparable buildings
- 147 Waverly Place — the same street; a 1912 loft conversion and the condominium alternative
- 1 Sheridan Square — the immediate neighbor and the full-service alternative
- 10 Christopher Street — small Greenwich Village Historic District cooperative one block south
- 9 Barrow Street and 79 Barrow Street — comparable small Village co-ops inside the district
- 22 Perry Street and 28 Perry Street — early-nineteenth-century Perry Street houses in cooperative form
- 3 Weehawken Street — a very small West Village building with the same governance dynamics
- 130 Barrow Street — low-unit-count Village alternative
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across West Village — read The Roebling Team Guide to West Village.
The full playbook — what goes in the package, how boards read your financials, the interview, and the timeline — plus sample cover, reference, and personal letters you can adapt.
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.
Considering a move at 168 Waverly Place?
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A Private Pricing Opinion — what your apartment at 168 Waverly Place 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.