25 Park Row
25 Park Row, New York, NY 10038
BBL 1000907504 · BIN 1090475
- Year built
- 2020
- Type
- Condominium
- Units
- 110
- Floors
- 50
- Land
- Ground lease; the building sits on leased land
- The Roebling Research Desk's building record
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Leasing by owners
- Not permitted
- Doorman
- Full-time doorman
- Financing
- No building-imposed financing cap (condominium); financing is subject to lender underwriting.
- Subletting
- Prohibited (illegal sublets fined $1,000 + $100/day); sponsor-owned units excepted but sponsor tenants may not sublet.
- Land
- Co-op owns the land and building (fee). Proprietary leases expire 9/30/2060.
- Tax status
- Co-op corporation (25 Park Place Owners Inc.), incorporated NY 1/14/1980; rental conversion 1980, building built 1966. Patronage-sourced income, no federal tax provision; subject to NY State franchise tax.
- Managing agent
- Richland Management Company Inc.
Compiled by The Roebling Research Desk from the building’s offering plan, amendments, and related building documents (primary source dated 2026). Reported and subject to confirmation. Board policies can change by amendment — confirm at the offer stage.
Every recorded sale at this building, 2020–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2026 to date
- $2,232
- floor-adjusted, 3 sales
- Listing discount
- 3.1%
- Recorded sales
- 115
- On record
- 2020–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 25 Park Row 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.
25 Park Row is the most architecturally consequential City Hall Park-facing residential building constructed in the contemporary era. Completed in 2020 by the joint venture of L+M Development Partners and Centaur Properties — and developed in partnership with the J&R Music World principals on whose family-owned site the building was constructed — the 50-story, 110-residence tower was designed by COOKFOX Architects in deliberate dialogue with the surrounding historic context.
COOKFOX's design at 25 Park Row is the corridor's clearest architectural articulation of the "contextual contemporary" approach. The hand-cast concrete facade — with concave panels producing depth and shadow play — references both the 1930s American skyscraper setback massing and the broader Beaux-Arts and Art Deco architectural inheritance of lower Manhattan. The bronze metalwork screens with their custom biophilic patterning extend the architectural argument into ornamental detail: every terrace, loggia, and railing carries the screen detail, producing one of the most architecturally articulated trophy residential exteriors in contemporary Manhattan. The 17th-floor setback was designed specifically to preserve view corridors to the twin towers of the 1899 Park Row Building, an architectural deference unusual among contemporary trophy commissions. Architectural press described the building's design language as combining "fluted concrete and dramatic massing."
The geographic position of 25 Park Row is structurally significant. The building sits at the southeastern corner of City Hall Park, directly across from the 1913 Woolworth Building (Cass Gilbert's Gothic Revival masterpiece) and immediately adjacent to the 1899 Park Row Building (R. H. Robertson's individually landmarked early skyscraper). The position produces direct City Hall Park views, full Lower Manhattan skyline exposure, and immediate access to the broader Lower Manhattan transit hub (Brooklyn Bridge-City Hall on the 4/5/6/J/Z lines; the Chambers Street IRT and IND complexes; the World Trade Center / PATH terminal).
The 110-residence inventory distributes across the building's 50 stories in configurations from one-bedrooms through five-bedroom penthouse-tier apartments. Original 2018 launch pricing ranged from $1.695 million for the smallest one-bedrooms through $12.5 million for the four-bedroom penthouses. Subsequent transaction activity has run materially above the launch baseline.
For buyers, 25 Park Row represents a particular position in the Tribeca / Civic Center market: COOKFOX architectural credential, the City Hall Park frontage, the deliberate architectural contextualism with the surrounding historic skyscrapers, and the 20,000-square-foot "Park Row Club" amenity suite.
Architecture and unit composition
The 110 residences distribute across the building's 50 stories in configurations ranging from one-bedroom apartments through five-bedroom duplex penthouses. Penthouse 45A, a 5,956-square-foot, 5-bedroom, 5.5-bathroom duplex, sits atop the building. Apartment scale on the lower floors runs from approximately 700 square feet through 2,000 square feet; mid-tier configurations run 2,000 through 4,000 square feet; the upper-floor penthouse-tier units occupy the cascading setback terraces.
The hand-cast concrete facade with concave panels and the bronze biophilic metalwork screens define the building's exterior architectural identity. Cascading setback terraces from the upper floors produce private outdoor space at substantial scale for many upper-floor units.
Building operations
25 Park Row operates as a full-service condominium with 24-hour attended lobby and the institutional service infrastructure consistent with the trophy new-construction tier. The 20,000-square-foot "Park Row Club" amenity suite — library with fireplace, residents' lounge, golf simulator, billiards room, children's playroom, private dining room with 14-foot ceilings and City Hall Park views, 7,000 square feet of private outdoor space (lawn, dining, fire pit), 65-foot indoor pool, park-facing fitness center, yoga and meditation studio, spa with treatment room — is among the more developed amenity programs in lower Manhattan trophy residential.
Sublet and pied-à-terre policy
A condominium owner leasing a unit and a co-op shareholder subletting are different rules, and a building-wide rule is different from a restriction on one apartment. This is the building's rule; confirm it for the specific apartment.
- Leasing by owners
- Not permittedSource: The Roebling Research Desk's building record
- Pied-à-terre ownership
- Not verified
Considering an apartment here? Send Corey the listing to discuss the sublet and pied-à-terre rules for that apartment.
Own an apartment here? Request an apartment-specific pricing review.
Monthly carrying charges in recent sales
- Common charges + taxes, per room
- $1,360 per room a monthMedian of 7 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges + taxes, per square foot
- $3.26 per square foot a monthMedian of 6 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges alone, per square foot
- $1.45 per square foot a monthMedian of 3 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
- Real estate taxes alone, per square foot
- $1.63 per square foot a monthMedian of 3 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
Common charges plus real estate taxes, combined into one monthly figure the way New York condominium listings show them. Add a mortgage payment for the monthly outlay. The split into common charges and taxes comes from the listings that also give the annual tax, a different sample, so the two lines need not add up exactly to the combined median; a tax abatement can hold taxes below the full amount until it expires. A summary of recorded sales and listings, not a current bill; charges change.
Building staffing and amenities
- Doorman
- Full-time doormanSource: recent listing records
- Concierge
- YesSource: recent listing records
- Attended lobby
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of Buildings elevator records
- Amenities noted
- Fitness room, pool, spa, residents' lounge, playroomSource: The Roebling Team's building profile
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $0 (under cap)
- Per unit / month range
- —
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City record last verified September 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Jul 31, 2026 | 12D | 3 BR · 3.5 BA · 2,115 sf | $4,000,000 | $1,891/sf | -5.9% |
| Jul 15, 2026 | 35B | 2,187 sf | $6,550,000 | $2,995/sf | off-mkt |
| Apr 7, 2026 | 29A | 3 BR · 3 BA · 1,808 sf | $4,248,281 | $2,350/sf | -5.6% |
| Jul 2, 2025 | 27B | 2 BR · 2 BA · 1,117 sf | $2,425,000 | $2,171/sf | -6.7% |
| Jun 9, 2025 | 6D | 1 BR · 1.5 BA · 915 sf | $1,820,000 | $1,989/sf | -3.2% |
| Jan 17, 2025 | 15A | 3 BR · 3.5 BA · 2,061 sf | $3,640,051 | $1,766/sf | -12.3% |
| Mar 19, 2024 | 12D | 3 BR · 3.5 BA · 2,115 sf | $3,725,000 | $1,761/sf | -13.4% |
| Feb 7, 2024 | 19CSponsor Sale | 3 BR · 3.5 BA · 2,075 sf | $3,950,000 | $1,904/sf | -13.0% |
Market read. Most recent trades (2026 to date) cleared a median $2,232/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 3.1% 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 1-00090-7504). 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 25 Park Row, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 1 bedroom | 2 | $8,300 |
| 2 bedroom | 8 | $11,500 |
| 3 bedroom | 2 | $27,650 |
12 closed leases, October 2023 to September 2026. Most recent lease June 2026. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
What would your apartment rent for?
The figures above are the building's closed leases. Enter your apartment and I'll send you what yours would rent for, from comparable leases at 25 Park Row and nearby.
At the recent median sale of $4M (6 sales since 2024), a buyer putting 25% down would pay about $165,700 to close, or 4.1% of the price.
- Mansion tax: $60,000
- Mortgage recording tax: $57,750
- Title insurance: $18,000
- Attorneys, lender, building fees, reserves and filings: $29,950
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
The COOKFOX architectural credential is structurally distinguishing. The hand-cast concrete facade and the bronze biophilic metalwork screens distinguish 25 Park Row from peer trophy new-construction inventory; the contextual architectural argument is unusual among contemporary commissions.
The City Hall Park frontage is structural. No other contemporary trophy residential building in lower Manhattan offers equivalent park frontage and adjacency to the Woolworth Building and Park Row Building.
The 20,000-square-foot Park Row Club amenity suite is substantial. Among the more developed amenity programs in lower Manhattan trophy residential.
The Civic Center seam position produces specific transit advantages. Immediate access to Brooklyn Bridge-City Hall, Chambers Street IRT and IND, and World Trade Center / PATH.
Condominium financial mechanics apply. Right-of-first-refusal closings; typically 30–45 day pacing.
What to know if you’re selling
Marketing should emphasize the COOKFOX credential, the City Hall Park frontage, and the architectural contextualism. These are the structural identity-anchors of the building.
Pricing requires apartment-level comparable analysis. The variation between standard floor apartments, setback-terrace upper floors, and the duplex penthouses produces meaningful pricing variation.
Closing timelines are condominium-fast. 30–45 days.
Comparable buildings
If you're considering 25 Park Row, also evaluate:
- 30 Park Place / Four Seasons — Stern 2016; trophy new-construction peer immediately to the west
- 56 Leonard Street — Herzog & de Meuron 2017; corridor peer
- 70 Vestry Street — Stern 2018; Hudson River-fronting trophy peer
- 111 Murray Street — KPF 2018; trophy new-construction peer
More Financial District buildings
- 20 West Street (The Downtown Club) — 1930 condominium
- 21 South William Street — 1927 condominium
- 25 Broad Street (The Broad Exchange Building) — 1902 condominium
- 26 Beaver Street (Beaver Tower) — 1909 co-op
- 33 Rector Street
- No. 33 Park Row — 2016 condominium
The neighborhood
For the full corridor — architecture, transit, and pricing across Financial District — read The Roebling Team Guide to Financial District.
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 25 Park Row?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
646.939.7375 · c.cohen@compass.com