169 Hudson Street
169 Hudson Street, New York, NY 10013
Tribeca
BBL 1002197504 · BIN 1002844
- Year built
- 1893
- Type
- Condominium
- Units
- 14
- Landmark
- Designated
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
- $2,046
- Listing discount
- 4.8%
- Recorded sales
- 28
- On record
- 2003–2023
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 full-floor half-plates 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. The fixed operating base — elevator, water and sewer, insurance, management, staffing, façade obligations — is spread across a small denominator, and common charges per square foot will read higher than the amenity list suggests, because there is essentially no amenity list. That is the ordinary economics of the boutique Tribeca loft conversion and not a defect.
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, which lengthens schedules and raises unit costs relative to an unregulated building.
Policy framework
Ownership form: Condominium. Transfers close through the board's right of first refusal rather than a cooperative-style approval, which produces faster and more predictable timelines — 30 to 45 days is typical.
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.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $0 (under cap)
- Per unit / month range
- —
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 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.
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 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 record last verified September 2026.
Recent sales
169 Hudson trades as a large-format North Tribeca loft condominium, and it prices on dollars per square foot against the converted warehouse stock on Hudson, Laight, Vestry and Greenwich rather than against Tribeca new construction. 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; because every apartment here was finished individually, that spread is wider in this building than in a sponsor-delivered conversion, and it should drive the comparable set more than floor or exposure does.
The two duplex penthouses are a separate market from the floor-through residences and should not be used as comparables for them. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent closings 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 |
|---|---|---|---|---|---|
| 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 | off-mkt |
| 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 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) 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
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 full taxes. There is no abatement of any kind on the residential lots and no history of one.
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. Twelve units carrying an 1894 masonry envelope in a Local Law 11 cycle is the building's principal financial exposure. 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
The neighborhood
For the full corridor — architecture, schools, 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.
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