- Year built
- 1876
- Type
- Condominium
- Units
- 6
- Floors
- 6
- Landmark
- No
- Pets
- Permitted per management-sourced records; confirm the current house rules
Every recorded sale at this building, 2005–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,172
- Listing discount
- 8.1%
- Recorded sales
- 9
- On record
- 2005–2025
Leonard Street between West Broadway and Hudson is one of the more coherent surviving stretches of Tribeca's nineteenth-century dry-goods district, and 25 Leonard is part of a matched group. City records show 23, 25 and 27 Leonard all dating to 1876–77, all six stories, all built to the same commercial program. Two of the three now hold six-unit residential condominiums with identical floor counts. That symmetry is not coincidence; it is what speculative loft construction looked like on this block in the mid-1870s.
What distinguishes the building today is the arithmetic. Six units in roughly 11,300 square feet means one residence per floor, with the plate defined by the lot rather than by a corridor. There are no interior hallways to lose, no shared walls with a neighbor on the same level, and a key-locked elevator opening directly into each home. In a market where "full floor" is often a marketing description of a large apartment, here it is a description of the building.
The second thing worth understanding is that the conversion is old enough to have settled and recent enough to be conventional. The condominium was recorded in 1997 and the six units sold individually between October 1997 and July 1998 — one deed per unit lot, six separate original purchasers. This is not a sponsor-retained rental in a condominium wrapper, and it never was. Nearly thirty years of individual resales sit on top of that sellout.
The third is the tax posture, which is genuinely unusual. Most Tribeca loft conversions of any vintage took a J-51 exemption and abatement, and buyers in the neighborhood are used to seeing the burn-off schedule in a building's history. There is no J-51 here at all — none on the fee lot, none on the condominium billing lot, in any year in the Department of Finance record. Whatever that says about how the conversion was financed, the practical effect for a buyer is simple: taxes at 25 Leonard have always been full taxes, and there is no step-up ahead of you.
Architecture and unit composition
The elevation is red brick above a masonry-and-iron commercial base, with the incised, chamfered detailing that gives the neo-Grec its name. LPC classifies the original building type as store and lofts — retail or wholesale at grade, manufacturing and storage above — and the surviving fabric reads that way: large window openings on a regular bay rhythm, minimal applied ornament, and a cornice line that ties into the neighbors at 23 and 27.
Inside, the building is six residences stacked one to a floor: units 1 through 5 and a penthouse. The ground-floor residence occupies the former store level and sits differently from the rest of the stack in both light and street relationship; the penthouse is the only unit with a roof relationship. Ceiling heights, column spacing and window size are loft-scale throughout, which is what buyers come to this building for and what the plans have to be evaluated against. Because there are only six units, there is no line-versus-line comparison to make inside the building — each floor is its own product.
Building operations
This is an unstaffed building. Key-locked elevator access directly into the residences, video intercom at the entrance, central heating and cooling, and basement storage — that is the program, per market and management-sourced records. There is no doorman, no lobby attendant and no amenity suite, which is normal for a six-unit Tribeca loft condominium and is reflected in the common charges.
The obligations that matter here are structural rather than operational: a landmarked 1877 masonry facade with Local Law 11 cycles, a nineteenth-century roof and party-wall condition, and a building small enough that any single capital item lands on six owners rather than sixty. Ask for the reserve position, the most recent facade cycle status, and whether any assessment is live or contemplated before contract. In a six-unit building, a facade or elevator project is a materially larger per-unit number than the same project in a large condominium.
Policy framework
Ownership form: Condominium. Sales close through the board's right of first refusal rather than a cooperative-style approval, which makes closing timelines shorter and more predictable.
Pied-à-terre, subletting, LLC, trust and foreign ownership: All permitted under the standard condominium framework. Minimum lease terms should be confirmed with the managing agent.
Pets: Permitted per management-sourced records.
House rules: The recorded rules and regulations on file in The Roebling Research Library restrict construction and repair work to 8:00 a.m. to 6:00 p.m. on days other than Sundays and holidays, require debris to be stored inside the unit and removed by a licensed carter, require contractor and subcontractor names to be filed with the board before work begins, and require prior written board approval for any ventilator or air-conditioning device and for any exterior projection. In a landmarked building where every owner has a full floor and renovations are common, these are the provisions most likely to affect a buyer's plans.
Flip tax / transfer fee: Not documented in public records. Confirm any resale capital contribution with the managing agent.
Real estate taxes: No abatement and no J-51 history. Underwrite full unabated taxes on the specific unit.
Local Law 97
This building is below the 25,000 sq ft threshold at which LL97 emissions caps apply. No regulatory capital pressure from this law specifically, current or 2030.
See full Local Law 97 analysis →Recent sales
Recent closings at this building, curated by The Roebling Team research desk. 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 |
|---|---|---|---|---|---|
| Apr 10, 2025 | 1 | 2 BR · 2 BA · 2,922 sf | $3,425,000 | $1,172/sf | -9.7% |
| Feb 28, 2022 | PH6 | 3 BR · 2.5 BA · 2,186 sf | $4,550,000 | $2,081/sf | -8.1% |
| Jan 12, 2022 | 1 | 2 BR · 2 BA · 2,922 sf | $3,725,000 | $1,275/sf | -6.8% |
| Nov 10, 2021 | 5 | 2 BR · 2 BA · 1,671 sf | $2,999,999 | $1,795/sf | -7.7% |
| Feb 14, 2018 | 2 | 2 BR · 2 BA · 1,795 sf | $2,700,000 | $1,504/sf | -15.6% |
| May 31, 2012 | 1 | 2 BR · 2,572 sf | $2,800,000 | $1,089/sf | -5.1% |
| Jul 22, 2008 | 1 | 2 BR · 2 BA · 2,572 sf | $2,900,000 | $1,128/sf | off-mkt |
| Nov 7, 2005 | 5 | 2 BR · 2 BA · 1,671 sf | $1,795,000 | $1,074/sf | off-mkt |
Market read. Most recent trades (2025) cleared a median $1,172/sf across 1 sale. Median listing discount 8.1% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
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 1-00179-7502) 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.
What to know if you’re buying
Get the certificate of occupancy. DOB's digitized C of O record does not cover this building. Whether the operative certificate carries a Joint Live-Work Quarters for Artists designation or a conventional residential occupancy is the one open legal question at this address, and it is answerable in an afternoon by pulling the C of O and the offering plan.
Confirm which building you are buying. Block 179 carries several similar-sounding addresses. 24 Leonard Street (lot 7508) is a separate 1940 building on the same block with a different tenure history, and 10 Leonard Street (lot 21) is an 1885 cooperative. Neither is this building. The Tribeca West Historic District covers 25 Leonard; it does not cover 24 Leonard.
Six owners is the risk and the appeal. Capital projects divide six ways. Read the reserve position and the last several years of common-charge history before you assume the monthly number is stable.
There is no tax runway. No J-51, no abatement, no step-up. What you see on the current bill is what you carry.
Landmarks governs the front. Windows and anything street-visible require a Certificate of Appropriateness. Factor the approval timeline into any renovation plan.
Comparable buildings
If you're considering 25 Leonard Street, also evaluate:
- 10 Leonard Street — 1885 cooperative on the same tax block; the co-op alternative at similar scale
- 14 Leonard Street — 1915 condominium on the same block; larger, later, and a different loft type
- 24 Leonard Street — same block, not landmarked; the contemporary alternative and a useful contrast on district boundaries
- 155 Franklin Street — 1882 loft condominium on the same block; the closest peer by vintage, size and unit count
- 140 Franklin Street — small Tribeca loft building one block north
- 84 Hudson Street — 1882 loft cooperative on the same tax block; the larger co-op comparison
- 100 Hudson Street — 1910 cooperative on the same block at greater scale
- 37 Lispenard Street — comparable small-building loft product a few blocks east
- 25 North Moore Street — boutique Tribeca loft condominium; the amenity-light alternative further west
- 56 Leonard Street — the full-service tower alternative on the same street, at an entirely different price and carrying-cost tier
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Tribeca — read The Roebling Team Guide to Tribeca.
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.
Considering a move at 25 Leonard Street?
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 25 Leonard Street 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.