169 Hudson Street
169 Hudson Street, New York, NY 10013
BBL 1002197504 · BIN 1002844
- Year built
- 1893
- Type
- Condominium
- Units
- 12
- Floors
- 7
- Landmark status
- Not an individual landmark; in the Tribeca North Historic District
- NYC Landmarks Preservation Commission records, updated February 2026
- Leasing by owners
- Permitted with conditions
- Dogs
- Requires confirmation
- Cats
- Requires confirmation
- Doorman
- Full-time doorman
The 169 Hudson Street Condominium sales history: 28 recorded sales
Every recorded sale at this building, 2003–2023
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2023
- $2,046
- 2 sales
- Listing discount
- 4.8%
- Recorded sales
- 28
- On record
- 2003–2023
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The 169 Hudson Street 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.
169 Hudson Street is a working warehouse that was sold as volume rather than as apartments. James E. Ware designed it in 1893 and 1894 for John H. Wray, on the Hudson Street frontage of a block that Trinity Church leased out to the merchant trade, and it was built to hold goods — deep floor plates, heavy masonry, granite at the base, terra cotta ornament above. The Landmarks Preservation Commission catalogues it as Renaissance Revival, one of the more architecturally deliberate buildings in a district otherwise dominated by utilitarian brick.
The conversion is the part that shapes how the building trades today. Hudson Street, LLC filed the offering plan in June 2000 and sold the residential units as raw loft space. The plan is explicit about it: units were conveyed without interior room dividers and without appliances beyond a single bathroom fitted with a toilet, sink and tub, and purchasers were required to install a cooking stove at their own expense in order to occupy lawfully. Every apartment in the building is therefore an owner-commissioned build-out rather than a developer product, and the Department of Buildings record for the address reads accordingly — a long sequence of individual apartment alteration filings running from 2001 through the 2020s.
The consequence for buyers is unusual and worth stating plainly. Twelve residences in this building are twelve different apartments. There is no house standard, no sponsor finish level, and no reliable inference from one unit's condition to another's. Two units on the same floor line can differ by a full renovation cycle and by a decade of code.
The building also ran on temporary certificates of occupancy for a very long stretch. Department of Buildings records show temporary certificates issued against the conversion job from at least 2012 forward, renewed repeatedly, with a final certificate of occupancy issued on November 14, 2017 at twelve dwelling units — more than sixteen years after the first unit closed. That is now resolved, and the building holds a final certificate. It is nevertheless a useful piece of the building's history, because it explains why the early transaction record here looks different from that of a conventionally delivered conversion.
Architecture and unit composition
The building presents a wide masonry front to Hudson Street with granite at the base and terra cotta ornament through the upper stories. Its designated address of 169–175 Hudson Street reflects the width: this is a single structure carrying a run of street numbers, which is why address-based searches for the building frequently return partial results.
Residences occupy the second through the sixth floors, two per floor, north and south. The half-floor residences are large by Tribeca standards — one fifth-floor unit is carried at roughly 4,200 gross square feet on the Department of Finance record — and the north and south halves of each floor are close to symmetric in area. Above them sit the two duplex penthouses, designated PH78N and PH78S, which occupy the seventh and eighth levels and carry the building's terrace and roof space as limited common elements. The Department of Finance records the building at eight stories on the unit lots; PLUTO and the Department of Buildings both carry seven. The discrepancy is the penthouse level, and it is worth knowing before reading city data on this address.
The two ground-floor commercial units, designated COM-N and COM-S in the tax record, are separate condominium units and trade independently of the residences.
Building operations
This is a twelve-residence condominium in a converted warehouse, and it should be underwritten as one. Review the budget and common-interest allocations for the elevator, water and sewer, insurance, management, staffing and façade obligations. Twelve residences plus two commercial units do not establish common charges per square foot or the contribution of each interest.
Façade work is the live capital question at any building of this age and construction. Department of Buildings records show a façade repair job filed by the condominium in 2017. Any buyer should ask for the current Local Law 11 cycle status, the most recent engineer's report, the reserve position and any assessment history before contract. Because the building sits in a historic district, façade and window work also carries a Landmarks approval step, whose cost and timing depend on the proposed scope and applicable permit route rather than an automatic comparison with an undesignated building.
Policy framework
Ownership form: Condominium. Transfers run through the condominium's application and the board's right of first refusal rather than a cooperative-style approval.
Subletting, pied-à-terre, LLC and trust ownership: The plan on file provides that a unit owner may sell or lease without restriction, subject to the condominium's right of first refusal. Confirm current minimum lease terms and any registration requirements with the managing agent.
Pets: Addressed in the by-laws through the nuisance provisions rather than by prohibition. Confirm the current house rules.
Real estate taxes: No exemption appears on any residential unit lot in the FY2023, FY2025 or FY2027 assessment rolls. Underwrite full unabated taxes on the specific unit. The south ground-floor commercial unit is assessed as a separate tax-class-4 lot and carries an exemption of its own on the current roll; it has no bearing on residential carrying costs.
Flip tax: Not documented. Confirm any resale capital contribution with the managing agent before pricing a sale.
Application and transaction fees
Fees below are from building management's published schedule, as of October 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
5 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Fee | Paid by Buyer | When With the application | Amount $650 | Refundable Non-refundable |
| Credit Check FeePer applicantRequired | Paid by Buyer | When With the application | Amount $125 per applicant/occupant. | Refundable Non-refundable |
| Closing Fee | Paid by Seller | When At closing | Amount $700 | Refundable Non-refundable |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move In Deposit | Paid by Buyer | When With the application | Amount $1,000 | Refundable Refundable |
| Move Out Deposit | Paid by Seller | When With the application | Amount $1,000 | Refundable Refundable |
Rental or lease
4 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Tenant | When With the application | Amount $600 | Refundable Non-refundable |
| Credit Check FeePer applicant | Paid by Tenant | When With the application | Amount $125 per applicant | Refundable Non-refundable |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move Out Deposit | Paid by Landlord | When With the application | Amount $1,000 | Refundable Refundable |
| Move In Deposit | Paid by Tenant | When With the application | Amount $1,000 | 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
- Permitted with conditionsBoard approvalSource: The Roebling Team's building profile
- 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
- Dogs
- Requires confirmationSources differ. Confirm with building management.
- Cats
- Requires confirmationSources differ. Confirm with building management.
- In-unit washer/dryer
- Not verified
Considering an apartment here? Send Corey the listing to confirm the pet and washer/dryer rules for that apartment.
Building staffing and amenities
- Doorman
- Full-time doormanSource: recent listing records
- Elevator
- YesSource: NYC Department of Buildings elevator records
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
- $5,249/yr
- Per unit / month range
- $0 – $36
- Modeled exposure split equally across 12 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 →Facade safety — Local Law 11
The latest available filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the inspector (QEWI) identified conditions requiring monitoring or repair, with repairs due by the deadline stated in the filing. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — a licensed professional engineer or registered architect who meets DOB’s FISP qualifications and signs the report (the independent expert, not the managing agent).
Penalties shown are amounts DOB assessed against filings on record across 2005–10 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 data last refreshed September 2026.
Recent sales
Compare 169 Hudson’s large-format lofts with suitable converted warehouses and newer Tribeca apartments, using reliable measured area, total prices, carrying costs and adjustments for actual attributes. The relevant distinction for a buyer is between a unit that has been renovated recently and one still carrying an early-2000s owner build-out; assess each owner build-out, renovation scope, floor and exposure without assuming a larger condition spread or a fixed hierarchy of pricing factors.
The two duplex penthouses differ from the half-floor residences in layout and outdoor rights; assess whether dated sales are useful after appropriate adjustments rather than excluding them categorically. 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 |
|---|---|---|---|---|---|
| Oct 4, 2023 | PH7N | 4 BR · 5.5 BA · 5,269 sf | $16,000,000 | $3,037/sf | -19.2% |
| May 26, 2023 | PH78S | 6,054 sf | $6,379,687 | $1,054/sf | — |
| Sep 16, 2022 | PH7N | 4 BR · 5.5 BA · 5,095 sf | $16,000,000 | $3,140/sf | -5.8% |
| Nov 23, 2021 | 6N | 3 BR · 3.5 BA · 3,752 sf | $7,450,000 | $1,986/sf | -0.7% |
| Jul 1, 2021 | 5N | 3 BR · 2.5 BA · 3,752 sf | $5,345,000 | $1,425/sf | +0.9% |
| Oct 15, 2018 | 4S | 3 BR · 3,584 sf | $5,950,000 | $1,660/sf | -5.5% |
| May 2, 2018 | 3N | 4 BR · 3.5 BA · 4,203 sf | $5,800,000 | $1,380/sf | -3.3% |
| Dec 2, 2016 | 3S | 4 BR · 3 BA · 4,383 sf | $5,995,000 | $1,368/sf | -0.1% |
Market read. Most recent trades (2023) cleared a median $2,046/sf (recorded) across 2 sales. Median listing discount 4.8% 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 1-00219-7504; 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.
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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.
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What to know if you’re buying
Every apartment was built out by its owner. The sponsor sold raw loft volume. Condition, ceiling treatment, mechanical systems and kitchen and bath vintage vary unit to unit with no house standard. Budget a full engineer's inspection and read the alteration history for the specific unit.
Read the alteration file, not just the offering plan. The Department of Buildings record for this address is dense with individual apartment filings across twenty-five years. Whether the work in a given unit was permitted and signed off is a real diligence question here.
Underwrite from the tax bill. The assessment roll shows no exemption on the residential lots; check each apartment's tax bill for any abatement.
Historic district rules bind the exterior. Windows, storefronts, façade repairs and any rooftop work require Landmarks approval. That is a schedule and cost factor on capital projects and on any terrace or penthouse alteration.
Ask about façade and reserves. Review the 1894 masonry envelope and applicable façade obligations alongside debt, insurance, other systems and the reserve plan; the twelve-residence count alone does not rank financial exposures. Get the current cycle status and the reserve number.
Comparable buildings
If you're considering 169 Hudson Street, also evaluate:
- 39 Vestry Street — a 19th-century warehouse on the same tax block converted to 16 lofts around 2000; the closest structural peer
- 145 Hudson Street (Sky Lofts) — a larger Hudson Street conversion a few blocks south; the full-service alternative on the same corridor
- 195 Hudson Street — Hudson Street loft conversion at greater scale and unit count
- 161 Hudson Street — immediately south; the nearest same-street comparable by address
- 124 Hudson Street — smaller Tribeca loft condominium with comparable boutique economics
- 44 Laight Street (The Grabler Building) — around the corner; a warehouse conversion with a similar large-plate loft product
- 28 Laight Street — North Tribeca conversion at boutique scale
- The Sterling Mason (71 Laight Street) — the high-specification developer-delivered alternative in the same blocks
- 443 Greenwich Street — the full-amenity North Tribeca conversion; the opposite end of the service spectrum
- 100 Hudson Street (Franklin-Hudson Building) — Hudson Street loft conversion further south, with a different policy and price posture
More Tribeca buildings
- 165 Chambers Street — 1987 condominium by Beyer Blinder Belle
- 165 Hudson Street (Spice Lofthouse) — 1907 co-op
- Duane Park Lofts, 166 Duane Street — 1911 condominium
- 174 Duane Street — 1871 condominium
- 176 Duane Street — 1868 condominium
- 178 Franklin Street — 1910 co-op
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 The 169 Hudson Street Condominium?
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646.939.7375 · c.cohen@compass.com