250 South End Avenue (Hudson View East)

The building rises 17 floors per city records in red brick, with roughly 86,000 square feet of residential area across its 109 apartments — a mid-scale building by Battery Park City standards, between the boutique Rector Place houses and the 548-unit Liberty Court across the street. The mix runs from one-bedrooms through three-bedroom lines, with the plan's E-line one-bedrooms documented at roughly 790–805 square feet in the amendments on file, powder rooms in select one-bedroom lines, and penthouse units at the top. Corner windows distribute light through the floor plates; upper west-facing units carry Hudson River and Statue of Liberty views, and north exposures look toward the World Trade Center skyline. Finishes vary by renovation cycle — the building is now four decades past its sponsor finishes.

Full-service, run at a deliberately compact scale: 24-hour concierge, full-time resident manager, marble lobby, laundry on every floor (a genuine convenience that substitutes for in-unit machines in most lines), bike room, basement storage for lease, and a private planted courtyard with seating and barbecue areas per brokerage records. There is no garage, no pool and no fitness center — the esplanade, Rector Park, and the neighborhood's recreation infrastructure are the amenity program. The offering plan, amendments, and the 2011 ground-lease amendment are on file in The Roebling Research Library and available to clients during diligence.

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 (2025) cleared a median $904/sf (floor-adjusted) across 7 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 2.7% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00016-7503; 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.

Underwrite the ground lease first. This is the building's central diligence item. The 2011 amendment on file fixes base-rent steps through 2040, which removed the near-term reset risk that once hung over the building — but appraisal-based mechanics follow, and the Authority's building-level lease terms are distinct from the June 2023 master-lease extension to 2119 made under 2022 state legislation. Your attorney should review the lease documents; we provide them from The Roebling Research Library.

Carry is the real price. Common charges here bundle ground rent and PILOT. Run the True Monthly Carrying Cost Calculator on the specific unit and compare total monthly cost — not just price per foot — against fee-simple alternatives.

Condo mechanics are a genuine flexibility. Pied-à-terre use is permitted per listing records, and condominium transfer mechanics apply — no co-op board interview. For relocating professionals and parents buying with children, this materially widens what is possible relative to uptown co-op stock at the same price point.

The neighborhood is the amenity. The esplanade one block west, Rector Park at the doorstep, Brookfield Place and the ferry landing minutes north, and some of the lowest ambient traffic in Manhattan. Buyers should also price the commute honestly: subway access is across West Street, and the neighborhood's quiet is purchased with a longer walk to the 1/R/W and 4/5.

Verify the policy details. Listing feeds conflict on pets, and sublet terms should be confirmed against the by-laws and current house rules at offer stage.

Sell the documents, not just the apartment. Provide the actual lease amendment and rent schedule so buyers can assess the ground-lease obligations. We put the primary documents in front of serious buyers' counsel early to support informed diligence; document availability does not guarantee timing or price.

Position against the right comparables. The honest comp set is other Rector Place leasehold condominiums, not fee-simple FiDi towers. Within that set, Hudson View East's architect pedigree, mid-rise scale, and floor-by-floor laundry are differentiators worth stating plainly.

Light and view drive the spread. Corner-window lines and upper west exposures carry the building's premium; price to line-specific history rather than building averages.

If you're considering 250 South End Avenue, also evaluate:

• Liberty Court (200 Rector Place) — the 548-unit condominium across the street; the scale-and-amenity alternative
• The Soundings (280 Rector Place) — boutique Rector Place leasehold condominium of the same vintage
• Battery Pointe (300 Rector Place) — compact 1980s condominium at the esplanade end of Rector Place
• Liberty House (377 Rector Place) — Rector Place peer facing Rector Park
• Liberty Terrace (380 Rector Place) — esplanade-front peer with direct river outlooks
• Hudson Tower (350 Albany Street) — neighboring 1980s condominium one block south
• Hudson View West (300 Albany Street) — the companion building in the original Hudson View development
• 1 Rector Park (333 Rector Place) — park-facing peer at the center of the neighborhood
• Riverhouse (2 River Terrace) — north-neighborhood 2007 green condominium; the newer-construction step-up
• The Solaire (20 River Terrace) — the pioneering green building in north Battery Park City; the rental-to-co-op conversion alternative, a cooperative with condominium-like rules