Tribeca Green (210 Warren Street)
210 Warren Street a/k/a 325 North End Avenue, New York, NY 10282
BBL 1000160195 · BIN 1086507
- Year built
- 2004
- Type
- Condop
- Units
- 270
- Floors
- 24
- Landmark
- No
- Amenities
- Roughly 30,000 square feet — fitness center and yoga studio, children's playroom, teen lounge with kitchen, co-working business center, landscaped roof terrace, bicycle room, dog wash, and an indoor parking garage
- Flip tax
- The by-laws on file authorize the board to fix a transfer or flip tax by resolution. Confirm the current schedule with the managing agent
Tribeca Green is the newest for-sale building in Battery Park City and one of the very few conversions of its scale anywhere in Manhattan in the last decade. Related built it in 2004–2005 as a rental — a Robert A.M. Stern Architects design, executed with Ismael Leyva Architects, on a Battery Park City Authority parcel at the north end of the master plan — and it opened as one of the first LEED Gold residential buildings in the country, with photovoltaic panels worked into the curtain wall, a green roof, and filtered fresh air delivered to every apartment. In 2022 Related filed to convert it to ownership; the Attorney General accepted the plan on February 5, 2023.
The ground lease is the fact that organizes everything else. Like effectively every residential building in Battery Park City, Tribeca Green sits on land owned by the Battery Park City Authority. The Agreement of Lease is dated December 18, 2003, and the form of proprietary lease on file terminates June 17, 2069 — a day inside the Authority's master-lease horizon. What shareholders own is stock in Two Ten Warren Owners Corp. and a proprietary lease under that ground lease; the corporation pays ground rent and PILOT to the Authority, and both flow through monthly maintenance. That is why Battery Park City apartments price at a visible discount to fee-simple Tribeca and Financial District product and carry higher monthly costs. It is a trade, not a defect, and it should be priced deliberately rather than discovered at the closing table.
Two features of that lease are specific to this building and materially unusual. The first is the Transaction Payment: under the ground lease, one percent of the gross sales price of an apartment is payable to the Authority on transfer. Whether it applied to ordinary shareholder resales — as opposed to sponsor sales — was disputed between the sponsor and the Authority during the conversion. That dispute has been resolved, and the answer is that it does apply to resales, in addition to any flip tax the board sets. The amendment on file makes payment a condition precedent to the assignment and transfer of shares and the proprietary lease; if it is not paid, the transfer is void. A seller at Tribeca Green should model a one percent Authority payment on top of brokerage, transfer taxes and any board flip tax. The same amendment records the security arrangements behind the obligation — a $500,000 sponsor deposit with the Authority, reducible over the sell-out, and a $150,000 Board Security Deposit that the corporation posts when the board is relinquished by the sponsor.
The second is the 421-a Exemption Equivalent. The building's PILOT carries an exemption modeled on 421-a, and the offering plan's Schedule A does something most plans do not: it projects every apartment's maintenance twice, once with the exemption in place and once without. On a typical two-bedroom line the difference is roughly 11 to 12 percent of monthly maintenance. That step-up is disclosed, scheduled and knowable — which makes it far more useful to a buyer than the vague "taxes will go up eventually" that attaches to most new-development inventory. It also connects to the building's rental history: apartments in the rental stock were rent-stabilized under the exemption, and the plan discloses that some apartments may remain stabilized after it expires, with the latest date for a stabilized lease extension amended to September 30, 2027.
The conversion itself did not proceed unopposed. An unincorporated tenants' association at the building brought an Article 78 proceeding in New York State Supreme Court, New York County — 325 North End Avenue Tenants Association v. Letitia James and BPC Green, L.L.C., Index No. 154887/2023 — challenging the Attorney General's decision to accept the plan for filing. The court denied a temporary restraining order on June 2, 2023, then denied a preliminary injunction and granted the sponsor's and the Attorney General's cross-motions to dismiss; the decision and order dismissing the proceeding was entered July 11, 2023, and the petitioner filed a notice of appeal on July 24, 2023. Eligible tenants who did buy were offered discounts under the plan — ten percent off the non-tenant price on a renovated apartment other than their own, fifteen percent on an unrenovated one — and the resulting owner base is a mix of former tenants, outside purchasers and remaining renters.
Architecture and unit composition
Twenty-four stories in masonry and glass, with the tower massing set back above a lower block and a photovoltaic curtain-wall element that reads as a dark vertical band on the south elevation. Robert A.M. Stern Architects designed it in a restrained contemporary register rather than the firm's more familiar historicist mode — the Battery Park City design guidelines, and the building's sustainability program, drove the elevation.
Apartments begin on the third floor. Floors three through sixteen carry a large floor plate of roughly seventeen to eighteen apartments per floor, running from studios at about 486–638 square feet through one-bedrooms in the 611–925 range, two-bedrooms from roughly 1,003 to 1,260 square feet, and combined three-bedroom H/I-line apartments at about 1,914 square feet. Floors seventeen through the penthouse level are a smaller tower plate of three to four apartments per floor — two-bedrooms at roughly 1,159 square feet, three-bedrooms at 1,573–1,624, and the four-bedroom B line at about 1,840 square feet. The tower floors carry the Hudson River and harbor exposures; the lower floors look into the neighborhood and toward Rockefeller Park. Apartments were offered in renovated and as-is condition during the conversion, and condition varies accordingly across the building today.
Building operations
Full-service, with an amenity program of roughly 30,000 square feet built for a family building: fitness center and yoga studio, children's playroom, teen lounge with kitchen, co-working business center, landscaped roof terrace, bicycle room, dog wash, and an on-site parking garage. The corporation's obligations under the ground lease — collection of maintenance, payment of Rental and PILOT to the Authority, compliance with the lease's terms, and administration of the Transaction Payment and its security — sit at the center of board practice here in a way they do not at a fee-simple building. The by-laws on file are expressly subordinate to the ground lease, and where they conflict, the ground lease controls.
The plan also records the corporation's intent to enter a long-term retail lease for the building's commercial space, and discloses that the sponsor funded the reserve fund directly rather than through a maintenance line item — which is why the first-year budget carries no capital reserve line. Buyers should ask the managing agent for the current reserve position and the status of any assessment; the building is now several years past conversion and the operating history is real rather than projected.
Recent sales
Tribeca Green trades as the newest and best-amenitized for-sale product in Battery Park City, at per-square-foot pricing that sits below fee-simple Tribeca across the West Side Highway and above the corridor's 1980s Rector Place leasehold inventory. The 2023 offering priced studios in the high $400,000s to high $700,000s, one-bedrooms broadly from the low $700,000s to about $1.1 million, two-bedrooms from roughly $1.1 to $2.0 million, and the tower three- and four-bedroom lines from about $2.1 million to the mid-$3 millions, with the top penthouse line at $3,675,000. Those are sponsor offering prices from Schedule A, not resale evidence; the building's resale record is short, and closed comparables on the specific line are the only reliable anchor.
Three things drive spread here more than in most buildings: exposure (river-facing tower lines against low-floor interior lines), condition (apartments sold renovated versus as-is), and the buyer's tolerance for the leasehold-plus-Transaction-Payment structure. Sophisticated buyers price all three. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Recent transfers at this building, sourced from NYC Department of Finance records. Apartment-level detail (line, condition, asking-price context) verified upon consultation request.
| Date | Unit | Price |
|---|---|---|
| Jul 31, 2026 | 5C | $999,000 |
| Jul 29, 2026 | 16F | $1,100,000 |
| Jul 9, 2026 | 11B | $1,120,000 |
| Apr 24, 2026 | 14R | $1,812,282.15 |
| Apr 16, 2026 | 7A | $2,092,300.9 |
| Apr 2, 2026 | 9I | $2,346,557.13 |
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00016-0195) 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.
What to know if you’re buying
Underwrite the ground lease before anything else. You are buying shares in a corporation that holds a leasehold estate from a public authority, terminating June 17, 2069. Your attorney should read the Agreement of Lease and the plan's Transaction Payment disclosures rather than assume standard co-op mechanics.
Budget the 1 percent on the exit, not the entry. The BPCA Transaction Payment is owed on transfer. It will be your cost when you sell, on top of brokerage, transfer taxes and any board flip tax. Build it into your hold-period math now.
Model maintenance without the 421-a Exemption Equivalent. The plan gives you both numbers. Use the higher one for any hold longer than the exemption.
Confirm lender treatment early. Leasehold cooperatives in Battery Park City are a recognized but distinct underwriting category, and lender appetite varies on lease term and on cooperative-versus-condominium form. Get the building approved before you write an offer, not in week three of contract.
Ask about remaining rent-stabilized tenancies and sponsor-held shares. Both affect the owner-occupancy ratio, which affects financing.
The neighborhood is a genuine amenity. Rockefeller Park, the ball fields, the esplanade, Brookfield Place, PS 89 and Stuyvesant High School are all within a short walk, and the parcel sits in a designated flood zone per city records — diligence should cover the building's resiliency and flood protocols.
What to know if you’re selling
Disclose the Transaction Payment up front. A buyer's attorney will find it. Leading with it, alongside the fixed lease term and the amenity program, produces a cleaner deal than letting it surface in contract review.
Sell the product, which is new. Twenty-year-old construction with a LEED Gold pedigree, 30,000 square feet of amenities and a Robert A.M. Stern exterior is a different offering from the corridor's 1980s Rector Place stock, and it should not be priced against it.
Condition is the biggest controllable variable. Apartments came out of the conversion renovated and unrenovated. Know which you have and price to the matching comparable — the Renovation Cost Calculator is the right first step if you are weighing work before listing.
Anchor to the line. With a short resale history and a wide exposure premium, building averages will mislead. The last closed sale on your line, adjusted for floor, is the number that matters.
Comparable buildings
If you're considering Tribeca Green, also evaluate:
- 20 River Terrace (The Solaire) — the corridor's other landmark green building, one block west; the closest like-for-like on sustainability and neighborhood position
- 2 River Terrace (Riverhouse) — the north-neighborhood condominium alternative with a full amenity program and direct river frontage
- 200 North End Avenue (Liberty Luxe) — LEED Gold condominium immediately adjacent; among the last condos built in Battery Park City
- 300 North End Avenue (Liberty Green) — its sister building, with a pool and garage
- 212 Warren Street (River & Warren) — the condominium conversion directly across the street; the sharpest fee-versus-leasehold and condo-versus-co-op comparison available
- 101 Warren Street — the fee-simple Tribeca alternative one block east, at a materially higher price tier
- 200 Rector Place (Liberty Court) — the corridor's large full-amenity leasehold tower in the southern neighborhood
- 250 South End Avenue (Hudson View East) — 1980s Rector Place leasehold condominium; the corridor's value tier
- 300 Rector Place (Battery Pointe) — boutique-scale leasehold condominium with a documented fixed ground-rent schedule
- 225 Rector Place (Rector Square) — post-war-scale Rector Place condominium alternative
- Claremont Hall (100 Claremont Avenue) — a very different market, but the other recent Robert A.M. Stern Architects building where an institutional landowner shaped the ownership structure
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Battery Park City — read The Roebling Team Guide to Battery Park City.
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.
Considering a move at Tribeca Green?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at Tribeca Green 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.