175 Chrystie Street
175 Chrystie Street, New York, NY 10002
Lower East Side
BBL 1004257505 · BIN 1090788
- Year built
- 2017
- Type
- Condominium
- Units
- 13
- Floors
- 10
- Landmark
- No
Every recorded sale at this building, 2022–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,799
- Listing discount
- 1.8%
- Recorded sales
- 13
- On record
- 2022–2025
Chrystie Street has become the Lower East Side's condominium corridor over the past decade, and 175 is one of its smallest and least compromised entries. Thirteen residences over ten floors, never more than two to a landing, on a 38.5-foot-wide lot facing Sara D. Roosevelt Park — the building is short enough and narrow enough that its west-facing rooms look into open sky and treetops rather than into another building, which on this block is the scarce commodity.
The design came from ODA, whose signature move — pulling volume forward and back so that terraces and balconies become part of the massing rather than appliqué on it — is the whole exterior argument here. The façade is glass framed in brushed bronze-toned metal, and it steps. That produces private outdoor space on essentially every residence rather than on a favored few, and it is the clearest structural difference between 175 Chrystie and the flat-fronted glass boxes elsewhere on the corridor.
The building's timeline is worth understanding because city data misrepresents it. PLUTO carries a 2017 year built. The new-building application was filed at the end of 2014 and did not reach full permit until October 2017; construction ran from there. Sales launched in 2021, the condominium declaration was not recorded until July 2022, and the first closings came that December. A buyer or an automated valuation model reading 2017 as a completion date will treat this as a nine-year-old building. It is not — it is a delivery of 2022, and the residences were new when they first sold.
The other fact that separates 175 Chrystie from most of its immediate comparables is the tax position. There is no abatement. No 421-a, no 485-x, nothing. On a block where several buildings were delivered with a benefit still running, that is a real and permanent difference in the relationship between price and monthly cost — and, for a buyer, a difference that works in the opposite direction from how it first sounds. Nothing here steps up. The number in the tax bill today is the number.
Architecture and unit composition
The site is a 4,346-square-foot lot, 38.5 feet wide and 117.58 feet deep, zoned C6-3A. The building is constructed to a 6.07 FAR against a 7.52 residential allowance — under-built for the district, which is a consequence of the small floor plate and the decision to give away area to terraces rather than to enclose it.
Of 26,378 gross square feet, 22,363 are residential and 4,015 are the ground-floor retail unit, which remains sponsor-held and is separately deeded. The residential program starts on the second floor.
Floors two through six are split east and west into half-floor residences, with the exception of the third floor, where only an east residence is recorded — the west side belongs to the duplex townhouse residence recorded as 2W. Floors seven, eight and nine are full-floor simplexes. The tenth floor is the penthouse, with a private roof terrace above. Residences run to two and three bedrooms with floor-to-ceiling glass, sliding doors to private balconies or terraces, and open kitchens.
The practical consequence of thirteen units in a ten-story building on a narrow lot is that the lines are genuinely different products. A half-floor east residence, a full-floor simplex and the penthouse have little in common beyond a lobby, and any pricing or valuation exercise that averages across the building will be wrong at both ends.
Building operations
175 Chrystie runs as a small full-service condominium: attended lobby with sixteen hours of doorman coverage supplemented by virtual doorman service outside those hours, a fitness center, a common roof terrace with a grilling station, a common laundry room, bicycle storage and a package room. Private storage units were offered for purchase.
Thirteen residences is a small base across which to spread staffing, elevator service, roof-terrace maintenance and the full-time obligations of a glass-and-metal envelope. That is not a criticism — it is the structural reality of boutique condominium ownership, and it should be read in the operating budget rather than inferred from the amenity list. The building is young, its reserve is still being established, and the sponsor's remaining interest in the retail unit means the sponsor is still a participant in the condominium's affairs. Ask for the current budget, the reserve position, the status of any sponsor obligations, and whether any assessment has been levied.
Policy framework
Ownership form: Condominium. Transfers close through a board right of first refusal rather than a cooperative approval; 30-to-45-day closing timelines are typical.
Pied-à-terre, subletting, LLC, trust and foreign ownership: Permitted under the standard condominium framework. Minimum lease terms should be confirmed with the managing agent.
Pets and flip tax: Not documented in public records. Confirm both with the managing agent before pricing an offer or a sale.
Real estate taxes: No exemption or abatement of any kind. This is the single most important line in the building's underwriting. Model the actual current tax bill on the specific unit — there is no schedule to project and no burn-off to plan around.
Sponsor position: The ground-floor retail unit has not conveyed and remains a sponsor interest. Understand its common-charge share and any voting rights attached to it.
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 →Recent sales
The building launched sales in 2021 and recorded its first closings in December 2022. All thirteen residential unit lots have since conveyed to separate buyers, which resolves the question that matters most about any recently declared condominium: this is a genuine for-sale building, not a rental held in a condominium wrapper. The sellout ran from late 2022 into 2025, a slower absorption than the launch anticipated, which is consistent with how boutique downtown inventory traded through that window generally.
On a per-square-foot basis the building sits in the upper band for Lower East Side condominium product, and the spread within it is wide: half-floor residences, full-floor simplexes and the penthouse are separate markets. Park frontage, terrace area and floor are the variables that move price here, and the absence of an abatement means the full carrying cost is visible from the first bill rather than arriving later. Comparables should be drawn from the small set of new Chrystie Street and Bowery condominiums rather than from the converted loft stock further east. 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 |
|---|---|---|---|---|---|
| Feb 27, 2025 | 2W | 3 BR · 3 BA · 2,399 sf | $4,338,187 | $1,808/sf | +2.1% |
| Jan 23, 2025 | 2E | 2 BR · 2 BA · 1,283 sf | $2,225,000 | $1,734/sf | -1.1% |
| Aug 5, 2024 | PHSponsor Sale | 3 BR · 3 BA · 2,596 sf | $6,150,000 | $2,369/sf | -8.9% |
| May 1, 2024 | 4WSponsor Sale | 2 BR · 2 BA · 1,207 sf | $2,160,000 | $1,790/sf | -1.8% |
| Jul 25, 2023 | 3ESponsor Sale | 2 BR · 2 BA · 1,288 sf | $2,500,000 | $1,941/sf | -5.3% |
| Jun 16, 2023 | 6WSponsor Sale | 2 BR · 2 BA · 1,207 sf | $2,318,500 | $1,921/sf | -1.1% |
| Jun 9, 2023 | 5WSponsor Sale | 2 BR · 2 BA · 1,207 sf | $2,283,000 | $1,891/sf | -10.3% |
| Mar 14, 2023 | 7Sponsor Sale | 3 BR · 3 BA · 2,397 sf | $5,088,438 | $2,123/sf | -6.0% |
Market read. Most recent trades (2025) cleared a median $1,799/sf across 2 sales. Median listing discount 1.8% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
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 1-00425-7505) 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
Do not read PLUTO's 2017 as the building's age. That is the year the new-building permit was completed. The condominium was declared in 2022 and first sold that December. Any valuation built on a 2017 vintage is mispricing the building.
Underwrite full taxes. There is no abatement and never was one. This is the largest single difference between 175 Chrystie and several buildings within a few hundred feet of it.
Confirm which building you are looking at. 165 Chrystie Street, on the same block, is a separate eight-residence condominium under a separate declaration recorded in March 2022 by a different sponsor. The two are routinely conflated in aggregated data. They share nothing but a block.
Check the park side. The west-facing exposure over Sara D. Roosevelt Park is the building's most durable asset. Establish which rooms in a specific residence actually have it, and at which floor the treetops stop obstructing.
Read the terrace, not the balcony count. Outdoor space here varies enormously by line — from a modest balcony to the penthouse roof terrace to the duplex's enclosed terrace. It is the second-largest value variable after floor.
The retail unit is still sponsor-held. Ask what is in it, what its common-charge share is, and what the sponsor's remaining rights are.
What to know if you’re selling
Correct the record before the buyer's analyst does. Aggregated data has this building at a 2017 vintage and under a neighboring address. Lead with the recorded declaration date and the unit-lot schedule.
Full taxes are a stability argument. Buyers comparing against abated inventory nearby are comparing a number that will rise to a number that will not. Present it with a True Monthly Carrying Cost analysis rather than letting it surface in diligence.
Price by line. With thirteen residences across four distinct product types, building averages are close to meaningless. Same-line and same-exposure comparables are the only useful set.
Comparable buildings
If you're considering 175 Chrystie, also evaluate:
- 183 Chrystie Street — The Freeman Residences; 2024 new construction two blocks north, the newest peer on the corridor
- 199 Chrystie Street — ground-up condominium of the same cycle on the same street
- 215 Chrystie Street — 2017 condominium atop the PUBLIC Hotel; the hotel-attached alternative
- 196 Orchard — 2018 full-amenity Lower East Side condominium at larger scale
- 150 Rivington Street — 2018 ground-up condominium one block east; the closest peer by vintage and size
- 195 Bowery — modern loft tower on the same block, with higher ceilings and a very different plan
- 199 Bowery — NoLiTa Place; a 2002 rental converted to condominium in 2005, on the same block
- 21 Ludlow Street — prewar loft conversion; the older, larger-unit alternative
- 202 Broome Street — One Essex Crossing; the large full-service alternative a few blocks south
- 133 Essex Street — mid-2000s boutique condominium; the earlier-generation small-building comparison
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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