20 River Terrace (The Solaire)
20 River Terrace, New York, NY 10282
BBL 1000160180 · BIN 1086174
- Year built
- 2003
- Type
- Cooperative
- Units
- 293
- Floors
- 27
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Subletting by shareholders
- Permitted with conditions
- Pied-à-terre
- Permitted with conditions
- Pets
- Pets permitted; species and limits not stated
- Maximum financing
- 80% of the purchase price
- Doorman
- Full-time doorman
- Financing
- Up to 80% financeable (20% minimum down).
- Subletting
- Not stated in the materials reviewed; confirm leasing rules, any rental cap and any right of first refusal in the by-laws and house rules.
- Managing agent
- River Terrace Associates, LLC (landlord/developer; on-site screening by On-Site Manager Inc.)
Compiled by The Roebling Research Desk from the building’s offering plan, amendments, and related building documents (primary source dated 2026). Board policies can change by amendment — confirm at the offer stage.
Every recorded sale at this building, 2022–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2026 to date
- $1,478
- floor-adjusted, 13 sales
- Listing discount
- 0.0%
- Recorded sales
- 242
- On record
- 2022–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Solaire 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.
The Solaire at 20 River Terrace is the first LEED Gold-certified residential high-rise in the United States — a 2003 Pelli Clarke Pelli design for the Albanese Organization in Battery Park City.
Its claim to sustainability history is literal: as the first-LEED-Gold-certified-residential-high-rise-in-the-US, the Solaire set the benchmark the category measured itself against. That standing rests on the Pelli Clarke Pelli architectural pedigree — Cesar Pelli's broader NYC residential work spans One West End, the Solaire, and the Visionaire alongside a substantial international body of work — and it was made tangible through photovoltaic and rainwater recycling infrastructure, among the most architecturally celebrated sustainability features in 2003-era US residential.
Architecture and building operations
Pelli's 2003 design produced a 27-story glass-and-brick residential tower with photovoltaic panels and rainwater recycling infrastructure. The building anchored the Albanese Organization's sustainable Battery Park City residential portfolio that would extend through The Verdesian and The Visionaire (2008).
The Solaire was the first LEED Gold-certified residential high-rise in the United States — a structurally distinguishing institutional pedigree. The COOKFOX interiors refresh has produced contemporary residential register.
Operations: 24-hour doorman; concierge; fitness center; spa; landscaped roof terrace; private storage.
Policy framework — verify via The Roebling Research Library
- Type: Cooperative with condominium-like rules (originally rental, converted)
- Pets: Permitted under the building's house rules
- Pied-à-terre: Permitted
- Subletting: Permitted with conditions under the cooperative's rules
- Financing: Set by the cooperative's rules; confirm the current maximum in the offering plan
- LLC/trust/foreign buyers: All permitted
- Right of first refusal: Procedural only
Specific policy framework should be verified against the Roebling Research Library's offering plan and house rules at engagement.
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
7 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Buyer | When With the application | Amount $600 | Refundable Non-refundable |
| Non-refundable Credit Check FeePer applicantRequired | Paid by Buyer | When With the application | Amount $150 per person | Refundable Not stated |
| Move-In Fee | Paid by Buyer | When At closing | Amount $750 | Refundable Non-refundable |
| Recognition Agreement FeeConditionalConditions: If Financing | Paid by Buyer | When At closing | Amount $450 | Refundable Non-refundable |
| Stamp Tax FeePer share | Paid by Seller | When At closing | Amount $0.05 per share | Refundable Not stated |
| Transfer Fee | Paid by Seller | When At closing | Amount $750 | Refundable Non-refundable |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move-In Deposit | Paid by Buyer | When At closing | Amount $500 | Refundable Refundable |
Sublet
5 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Credit Check FeePer applicant | Paid by Shareholder | When With the application | Amount $150 per applicant | Refundable Non-refundable |
| Application Processing Fee | Paid by Subtenant | When With the application | Amount $750 | Refundable Non-refundable |
| Move-In Fee | Paid by Subtenant | When With the application | Amount $750 | Refundable Non-refundable |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move-In Deposit | Paid by Subtenant | When Upon approval | Amount $500 | Refundable Refundable |
Sublet renewal
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Subtenant | When With the application | Amount $450 | Refundable Non-refundable |
Refinance
1 item
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Processing Fee | Paid by Shareholder | When With the application | Amount $750 | Refundable Non-refundable |
Ownership transfer
4 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Shareholder | When With the application | Amount $600 | Refundable Non-refundable |
| Non-refundable Credit Check FeeConditional · Per applicantConditions: If Applicable | Paid by Shareholder | When With the application | Amount $150 per person | Refundable Not stated |
| Stamp Tax FeePer share | Paid by Shareholder | When At closing | Amount Equal to $0.05 per share | Refundable Not stated |
| Transfer Fee | Paid by Shareholder | When At closing | Amount $750 | Refundable Non-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.
Financing and purchase requirements
- Maximum financing
- 80% of the purchase priceSource: building management's published schedule, as of October 2026
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.
- Subletting by shareholders
- Permitted with conditionsBoard approvalSource: The Roebling Team's building profile
- Pied-à-terre ownership
- Permitted with conditionsCase by case, board discretionSource: The Roebling Team's building profile
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
- Pets
- Pets permitted; species and limits not statedSource: The Roebling Team's building profile
- 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.
Monthly carrying charges in recent sales
- Maintenance, per room
- $821 per room a monthMedian of 100 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Maintenance, per square foot
- $3.12 per square foot a monthMedian of 97 recorded sales since October 2023Source: recorded sales, refreshed October 2026
Maintenance as recorded with each sale. A co-op's maintenance already covers the building's real estate taxes and the building's own mortgage, if it has one; add your own loan payment for the monthly outlay. A summary of recorded sales, not a current bill; charges change.
Building staffing and amenities
- Doorman
- Full-time doormanSource: The Roebling Team's building profile
- Concierge
- YesSource: recent listing records
- Elevator
- YesSource: NYC Department of City Planning records (PLUTO)
- Amenities noted
- Fitness room, spa, roof deck, storageSource: The Roebling Team's building profile
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
- $223,541/yr
- Per unit / month range
- $0 – $64
- Modeled exposure split equally across 293 units (the residential count on the city's lot record). Not an assessed amount; co-op shareholders are typically charged by share allocation.
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 FISP filing classified the facade as Safe — no repairs were required at that inspection. A filed Safe grade is not a guarantee of current condition: owners still maintain the facade and, where required, observe parapets each year. Future inspection timing (Local Law 49 of 2025 changed the cycle framework from October 1, 2026), repair and any assessment decisions remain building-specific.
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).
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed September 2026.
Management & transfer contacts
- Sublet policy
- Subleasing term limit twelve (12) months
- Notable fees
- Working capital = 2 months maintenance; transfer fee $750; move-in fee $750; max financing 80%; smoking not allowed
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 |
|---|---|---|---|---|---|
| Sep 25, 2026 | 21C | 1 BR · 1 BA · 718 sf | $1,250,000 | $1,741/sf | +0.0% |
| Aug 19, 2026 | 17Q | 1 BA · 556 sf | $670,000 | $1,205/sf | +0.0% |
| Jul 2, 2026 | 14DSponsor Sale | 1 BR · 1 BA | $995,000 | +0.0% | |
| Jun 26, 2026 | 18QSponsor Sale | 1 BA · 556 sf | $675,000 | $1,214/sf | -4.3% |
| Jun 8, 2026 | 19CSponsor Sale | 1 BR · 1 BA · 718 sf | $1,168,750 | $1,628/sf | +0.0% |
| May 21, 2026 | 14PSponsor Sale | 1 BR · 1 BA · 844 sf | $947,750 | $1,123/sf | +0.0% |
| May 20, 2026 | 19A | 3 BR · 3 BA · 1,530 sf | $2,795,000 | $1,827/sf | +0.0% |
| May 20, 2026 | 25BSponsor Sale | 3 BR · 3 BA · 1,662 sf | $3,295,000 | $1,983/sf | +0.0% |
Market read. Most recent trades (2026 to date) cleared a median $1,478/sf (floor-adjusted) across 13 sales. 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 0.0% from the last ask.
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 1-00016-0180; 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.
Closed rents at The Solaire, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 1 bedroom | 12 | $7,250 |
| 2 bedroom | 5 | $8,600 |
20 closed leases, October 2023 to September 2026. Most recent lease August 2026. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
What would your apartment rent for?
The figures above are the building's closed leases. Enter your apartment and I'll send you what yours would rent for, from comparable leases at The Solaire and nearby.
At the recent median sale of $1.17M (56 transfers in the past 24 months, since October 19, 2024), a buyer putting 25% down would pay about $24,698 to close, or 2.1% of the price.
- Mansion tax: $11,744
- No mortgage recording tax or title insurance on a co-op purchase
- Attorneys, lender, building fees and filings: $12,954
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
Keep up with The Solaire and its market
The Roebling Report, monthly: Manhattan sales data and analysis, including buildings like The Solaire. Unsubscribe anytime.
We’ll use your email for The Roebling Report and note your interest in this building. See our privacy policy.
What to know if you’re buying
The Battery Park City location anchors the Hudson River waterfront context.
The Albanese Organization sustainable BPC portfolio context anchors institutional sponsor credibility.
Roebling cross-references the offering plan through the Roebling Research Library during diligence.
Comparable buildings
- 70 Little West Street (The Visionaire) — Pelli Clarke Pelli 2008; same-architect BPC peer
- 2 River Terrace (Riverhouse) — Polshek 2007; nearby BPC peer
- 225 Rector Place — 1986 / 2008 conversion; nearby BPC peer
- Liberty Court (200 Rector Place) — 1987; nearby BPC peer
- Liberty Terrace (380 Rector Place) — Franzen 1986; nearby BPC peer
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.
More Battery Park City buildings
- Cove Club (2 South End Avenue) — 1989 condominium
- 10 Little West Street — 2002 condominium by Handel Architects
- 10 West Street (formerly The Residences at The Ritz-Carlton, Battery Park) — 2001 condominium
- The Regatta (21 South End Avenue) — 1988 condominium by Gruzen Samton Steinglass
- Millennium Tower Residences, 30 Little West Street — 2006 condominium by Handel Architects
- 70 Little West Street (The Visionaire) — 2008 condominium by Pelli Clarke Pelli Architects
The neighborhood
For the full corridor — architecture, transit, and pricing across Battery Park City — read The Roebling Team Guide to Battery Park City.
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 Solaire?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
646.939.7375 · c.cohen@compass.com