The Hudson (225 West 60th Street)
225 West 60th Street, New York, NY 10023
Lincoln Square, Upper West Side
BBL 1011527501 · BIN 1087266
- Year built
- 2004
- Type
- Condominium
- Units
- 80
- Floors
- 18
- Landmark
- No
- Pets
- Confirm current condominium rules at offer stage
Every recorded sale at this building, 2006–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf (floor-adjusted)
- $1,399
- Listing discount
- 0.0%
- Recorded sales
- 176
- On record
- 2006–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Hudson 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 Hudson is a 2004 full-amenity condominium in Lincoln Square — West 60th Street between West End and Amsterdam Avenues, a short walk from Lincoln Center, Columbus Circle, and the southwest corner of Central Park. Designed by Gruzen Samton, it is a contemporary, mixed-use tower of 80 condominium residences above an institutional base, with the amenity package and condominium flexibility that new-construction buyers in the corridor expect — the modern counterpoint to the neighborhood's converted prewar stock.
Where the Upper West Side's prewar co-ops and converted condominiums trade on 1920s scale and detail, The Hudson trades on modern convenience: a fitness center with an outdoor terrace, a landscaped rooftop garden and lounge with skyline views, a children's playroom, and the straightforward transactional mechanics of a condominium. Its Andres Escobar–designed double-height lobby sets a contemporary tone at the entrance.
For buyers, the brief is a full-amenity Lincoln Square condominium: new-construction systems and layouts, a strong amenity set, and condominium flexibility, in one of the best-connected locations on the Upper West Side.
Architecture and unit composition
The 80 residences occupy the tower above the building's institutional base and range from studios through larger family layouts, with the open plans, in-unit systems, and floor-to-ceiling light typical of mid-2000s new construction. Higher floors carry open city and, on upper western lines, Hudson-direction exposures. Renovation and finish level are more consistent than in a converted prewar building, though individual units vary; condition and exposure drive pricing at the unit level.
Gruzen Samton's contemporary envelope and Andres Escobar's double-height lobby define the building's presentation. The rooftop garden and lounge, with their skyline outlook, are among the building's signature amenities.
Building operations
The Hudson operates as a full-service, full-amenity condominium with a 24-hour doorman, a live-in resident manager, a fitness center with an outdoor terrace, a landscaped rooftop garden and lounge, a children's playroom, and bicycle storage. Buyer transactions run on condominium mechanics — waiver of the right of first refusal rather than board approval.
Common charges and property taxes are typical for a full-amenity Lincoln Square condominium; the mixed-use structure, with an institutional base, means buyers should review the financial statements, the commercial/institutional arrangements, and any capital plans during due diligence. Buyers should confirm the current pet policy and any parking arrangements with the managing agent.
Facade safety — Local Law 11
The latest available FISP filing classified the facade as Safe — no repairs were required at that inspection. Facade inspections run on a fixed five-year cycle; future inspection, repair, and any assessment decisions remain building-specific.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent).
Penalties shown are amounts DOB assessed against filings on record across 2010–15 to 2020–25. The FISP dataset does not record whether they were paid, contested or remain open, so treat the figure as history rather than a current balance and confirm the building’s standing with the managing agent.
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City record last verified September 2026.
Management & transfer contacts
Recent sales
As a condominium, The Hudson is priced per square foot. Recent activity has generally cleared in the range typical for a full-amenity Lincoln Square condominium — supported by the building's amenity package, its condominium tenure, and its location near Lincoln Center and Columbus Circle. Studios and one-bedrooms anchor the lower end of the range; larger, high-floor, and view-oriented units command the building's premium. Pricing varies with floor, exposure, and finish; apartment-level comparable analysis is the correct basis for pricing any specific unit.
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 |
|---|---|---|---|---|---|
| Feb 18, 2026 | 14F | 2 BR · 2 BA · 1,241 sf | $1,740,000 | $1,402/sf | -3.1% |
| Feb 12, 2026 | 14E | 2 BR · 2 BA · 982 sf | $1,490,000 | $1,517/sf | -0.7% |
| Jan 14, 2026 | 17B | 2 BR · 2 BA · 1,227 sf | $1,725,000 | $1,406/sf | -8.5% |
| Aug 14, 2025 | 17A | 2 BR · 2 BA · 1,116 sf | $1,750,000 | $1,568/sf | -6.7% |
| Jul 30, 2025 | PH2A | 3 BR · 2.5 BA · 1,554 sf | $2,800,000 | $1,802/sf | +7.7% |
| Jun 6, 2025 | PH1C | 2 BR · 2 BA · 1,036 sf | $1,595,000 | $1,540/sf | -3.3% |
| Oct 29, 2024 | 9D | 1 BR · 1 BA · 612 sf | $875,000 | $1,430/sf | -2.7% |
| Oct 15, 2024 | 14A | 1 BR · 1 BA · 719 sf | $1,171,000 | $1,629/sf | -5.9% |
Market read. Most recent trades (2026) cleared a median $1,399/sf (floor-adjusted) across 3 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 1-01152-7501). 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 Hudson, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 1 bedroom | 3 | $5,200 |
| 2 bedroom | 4 | $7,050 |
8 closed leases, October 2023 to September 2026. Most recent lease July 2026. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
At the recent median sale of $1.73M (8 sales since 2024), a buyer putting 25% down would pay about $71,677 to close, or 4.2% of the price.
- Mansion tax: $17,250
- Mortgage recording tax: $24,905
- Title insurance: $7,762
- Attorneys, lender, building fees, reserves and filings: $21,760
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
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What to know if you’re buying
This is a full-amenity condominium. New-construction systems, a fitness center with a terrace, a rooftop garden and lounge, and a children's playroom — with the straightforward mechanics of a condominium rather than a co-op board.
Condominium tenure with real flexibility. No board interview, financing flexibility, and pied-à-terre and investment openness under the condominium rules.
Location is the anchor. Lincoln Square puts Lincoln Center, Columbus Circle, the southwest corner of Central Park, and the 59th Street and 66th Street subways all within a short walk.
Mixed-use structure warrants diligence. The residential condominium sits above an institutional base; review the financials, the commercial/institutional arrangements, and any capital plans during due diligence. Confirm the pet policy and any parking with the managing agent.
Run the cliff thresholds. The mansion tax steps up at the $2M and $3M cliffs. Run any number through the Mansion Tax Calculator.
What to know if you’re selling
Lead with amenities and location. The rooftop garden, fitness center, and playroom, plus a Lincoln Square address, are the strongest selling points against the corridor's prewar inventory.
Price at the apartment level. Floor, exposure, and finish drive value; recent comparables on the specific line should anchor positioning.
Closing timelines are condo-fast. 30–45 days from contract to closing.
Comparable buildings
If you're considering The Hudson, also evaluate:
- 30 West 63rd Street (30 Lincoln Plaza) — full-service Lincoln Square condominium comp
- 15 West 63rd Street — full-service Lincoln Square condominium near Lincoln Center
- 160 West 66th Street (Three Lincoln Center) — full-service Lincoln Center–area condominium
- 41 Columbus Avenue (The Sofia) — landmark Lincoln Square condominium nearby
- 200 Riverside Boulevard — full-amenity condominium in the adjacent Riverside corridor
More Upper West Side buildings
- 223 West 80th Street — 2005 condominium
- The Belnord (225 West 86th Street) — condominium by Hiss & Weekes
- The Bromley (225 West 83rd Street) — 1985 condominium by Costas Kondylis & Partners
- 229 West 97th Street (The Powellton) — 1901 condop
- 230 West 78th Street — 2008 condominium by Handel Architects
- 235 West 71st Street (The Lucania) — 1912 condominium by Gaetano Ajello
The neighborhood
For the full corridor — architecture, transit, and pricing across Upper West Side — read The Roebling Team Guide to Upper West Side.
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 Hudson?
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