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 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, and the Battery Park City ball fields and parks are all within a short walk, and Tribeca's restaurants and the downtown subway network are immediately adjacent.

As a condominium, there is no co-op admissions board or interview — purchases clear through a condominium right of first refusal rather than a board package. Pied-à-terre use and leasing by owners are permitted; confirm financing, trust, LLC, co-purchase and investment ownership rules in the declaration and bylaws. 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. In August 2022 the Authority announced an agreement bringing the building's ground-lease terms into alignment with twelve other condominium buildings in the neighborhood and eliminating a contractual ground-rent spike through 2036. Review the executed lease, its amendments, the current ground-rent and PILOT bills for the apartment, and the terms that apply after 2036.

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.

Market read. Most recent trades (2026 to date) cleared a median $1,595/sf (floor-adjusted) across 6 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.

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

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, 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 Authority's August 2022 agreement removed the contractual ground-rent spike through 2036 and aligned the terms with twelve other neighborhood condominiums; it does not settle the terms after 2036. Get the executed lease, its amendments, and the current ground-rent and PILOT bills for the apartment, build them into your carrying-cost analysis, and test the asking price against them. The condominium structure otherwise means a right-of-first-refusal rather than a co-op board, with pied-à-terre use permitted; confirm financing and entity ownership rules in the declaration and bylaws. 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 waterfront setting with the esplanade, parks, and ball fields a short walk away. 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. Present the August 2022 agreement (no contractual ground-rent spike through 2036), the current ground-rent and PILOT bills, and what is known about the terms after 2036; that addresses the 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. We position resales accordingly 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