River & Warren

River & Warren is a contemporary masonry-and-glass tower whose 2015 conversion reworked the residences for ownership rather than rental turnover. The 166 homes span a range of layouts, with the western and northern exposures capturing open Hudson River and skyline views — the building's defining feature and the reason elevation and exposure drive value here so strongly. CetraRuddy's conversion work focused on bringing the interiors and shared spaces up to a condominium finish standard while preserving the building's efficient floor plates.

The residence mix runs from well-proportioned one-bedrooms to larger family layouts and penthouse homes at the top of the tower, where the river views are at their most expansive. In-unit laundry, contemporary kitchens and baths, and the building's full glazing give the homes a bright, modern character suited to the waterfront setting.

The building runs as a full-service condominium with a 24-hour doorman and concierge. Its standout shared space is the landscaped 18th-floor roof terrace — grills, a sundeck, and panoramic Hudson River views — complemented by a fitness center, a yoga studio, a children's playroom, bike storage, and private storage units available for purchase. The Hudson River esplanade, the Battery Park City ball fields and parks, and the neighborhood's schools are all within a short walk, and Tribeca's restaurants and the downtown subway network are immediately adjacent.

As a condominium, the building offers the ownership flexibility the form is known for. There is no co-op admissions board or interview — purchases clear through a condominium right of first refusal rather than a board package. Financing is flexible, with no board-imposed cap. Pied-à-terre, trust, LLC, co-purchase, and investment ownership are customary, and subletting is permitted with condominium-level freedom. The building is pet-friendly. One Battery Park City-specific fact every buyer must understand: the land beneath the building is owned by the Battery Park City Authority, so owners pay a ground rent (and a payment in lieu of taxes) rather than a conventional property tax. The building's ground-lease terms were brought into alignment with the rest of the neighborhood's condominiums and stabilized, removing the prospect of an abrupt ground-rent spike — a known, modelable cost rather than an open question.

Recent sales

Recent closings at this building, curated by The Roebling Team research desk. Apartment-level facts are independently verified before publishing; sale prices reflect the recorded transfer amount at the NYC Department of Finance.

Market read. Most recent trades (2026) cleared a median $1,546/sf across 4 sales. Median listing discount -1.8% over ask.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00016-7521) 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.

Buy the view and the exposure — a river-facing high-floor home here is a fundamentally different asset from an interior unit, and the price should reflect it. The location is the durable value: waterfront, parks, schools, and Tribeca all at the doorstep.

Underwrite the ground lease and the PILOT (payment in lieu of taxes) carefully — this is the one piece of math that separates a Battery Park City condominium from a fee-simple one elsewhere downtown. The terms here are stabilized and aligned with the neighborhood's other buildings, so the numbers are knowable; build them into your carrying-cost analysis and you'll find the building's pricing reflects them already. The condominium structure is otherwise a clean advantage: free financing, entity ownership, pied-à-terre use, and a fast closing path. We help buyers read the offering plan, model the ground-rent and PILOT figures, and benchmark the price against the Battery Park City and Tribeca comparable sets.

Lead with the river and the lifestyle: a high-floor, Hudson-facing home in a full-service Battery Park City building with a landscaped roof terrace sells on light, views, and a genuinely family-friendly waterfront setting. The CetraRuddy conversion and the full-service operation reinforce the case.

Be clear and proactive about the ground-lease and PILOT structure — a knowledgeable buyer will ask, and presenting the stabilized terms cleanly removes the single most common source of hesitation at Battery Park City. Benchmark to the neighborhood's condominium set and the adjacent Tribeca waterfront, pricing the view and floor specifically rather than to a building-wide average. The condominium closing path — a right of first refusal, no board package — is a selling point to flexibility-minded buyers. We position resales to that pool and price to the right comparable set.

If you're considering River & Warren, these nearby Battery Park City and Tribeca waterfront buildings round out the comparison set:

• 70 Little West Street — Pelli Clarke Pelli's 2008 Financial District condominium
• 250 West Street — Tribeca loft-conversion condominium near the river
• 290 West Street — Morris Adjmi Architects (Adjmi & Andreoli)'s 2015 Manhattan condominium
• 101 Warren Street — the Skidmore, Owings & Merrill-designed Tribeca condominium
• 111 Murray Street — Tribeca new-development tower nearby