255 Hudson Street
255 Hudson Street, New York, NY 10013
BBL 1005947505 · BIN 1087494
- Year built
- 2005
- Type
- Condominium
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Pied-à-terre
- Permitted
- Pets
- Pets permitted; species and limits not stated
- Doorman
- Full-time doorman
Every recorded sale at this building, 2006–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2025
- $1,621
- floor-adjusted, 4 sales
- Listing discount
- 3.6%
- Recorded sales
- 156
- On record
- 2006–2025
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 255 Hudson 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.
255 Hudson Street is a ground-up boutique condominium completed in 2006 in Hudson Square — the low-rise pocket where SoHo, Tribeca, and the West Village meet. Designed by Handel Architects for a 12-story, 64-unit building, it brought new-construction layouts, floor-to-ceiling glass, and a full-service staff to a neighborhood that, two decades ago, was still mostly printing plants and parking. It arrived early in Hudson Square's residential transformation, and it has aged into one of the area's established full-service addresses.
The building's appeal is its scale and its product. At 64 residences it is intimate enough to feel boutique, but large enough to support a doorman, a live-in superintendent, and a roof deck with open Hudson River views. The homes were built as condominiums from the start — modern systems, near-ten-foot ceilings, light on three or four exposures depending on the line — which gives owners renovation latitude and buyers the financing and ownership flexibility a condominium provides in a downtown market where much of the comparable stock is co-op loft conversion.
Building operations
255 Hudson runs as a full-service condominium: a full-time doorman, a live-in superintendent, a common roof deck with river views, a bike room, and a package room. The building is pet-friendly. As a condominium, purchases run through a right-of-first-refusal rather than a co-op board package, and pied-à-terre ownership is permitted; confirm financing, subletting, trust, and LLC ownership rules in the current declaration, bylaws and house rules.
Architecture and residences
Handel Architects gave the building a clean, glassy presence — floor-to-ceiling windows and ceiling heights of roughly 9'8" — with a setback at the ninth floor that lifts the upper homes above the streetwall and opens the western exposures to the river. The base reads as a modern loft building rather than a glass tower; the proportions suit Hudson Square's mid-rise character.
The 64 residences run primarily to one- and two-bedroom layouts, with three distinctive garden duplexes at the base that come with private outdoor space — gardens reaching up to roughly fifty feet deep, a true rarity in this part of Manhattan. Upper-floor and western homes capture Hudson River light and views; the setback floors gain terraces and sky. As new construction, the building delivered in-unit laundry, modern kitchens and baths, and the open plans that downtown buyers want without the compromises of a converted loft.
Application and transaction fees
Fees below are from building management's published schedule, as of October 2026. They are shown as published, item by item; no total is added because the total depends on the transaction. Deposits are listed apart from nonrefundable charges.
Purchase
5 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing FeeConditional | Paid by Buyer | When With the application | Amount $700 (If Broker involved), $750 (If no Broker involved) | Refundable Non-refundable |
| Credit Check FeePer applicant | Paid by Buyer | When With the application | Amount $100 per applicant and occupant | Refundable Non-refundable |
| Move-In Fee | Paid by Buyer | When With the application | Amount $1,000 | Refundable Non-refundable |
| Move-Out Fee | Paid by Seller | When With the application | Amount $1,000 | Refundable Non-refundable |
| Working Capital Contribution | Paid by Buyer | When At closing | Amount Equal to two (2) months common charge | Refundable Non-refundable |
Rental or lease
5 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move-Out FeeConditional | Paid by Landlord | When With the application | Amount $500 if move is Landlord to Tenant | Refundable Non-refundable |
| Application Processing FeeConditional | Paid by Tenant | When With the application | Amount $700 (If Broker involved), $750 (If no Broker involved) | Refundable Non-refundable |
| Credit Check FeePer applicant | Paid by Tenant | When With the application | Amount $100 per applicant/occupant | Refundable Non-refundable |
| Move-In/Out FeeConditional | Paid by Tenant | When With the application | Amount $1000 if move is Tenant to Tenant | Refundable Non-refundable |
Lease renewal
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Tenant | When With the application | Amount $300 | Refundable Non-refundable |
Management updates its schedule without a public filing. The date is when management last updated the page, not when a rule changed. Confirm the current schedule with management before you apply.
Considering an apartment here? Send Corey the listing to discuss the building's costs and purchase requirements.
Own an apartment here? Request an apartment-specific pricing review.
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 verified
- Pied-à-terre ownership
- PermittedSource: The Roebling Team's building profile
Considering an apartment here? Send Corey the listing to discuss the sublet and pied-à-terre rules for that apartment.
Pets and in-unit washer/dryer
- Pets
- Pets permitted; species and limits not statedSource: The Roebling Team's building profile
- In-unit washer/dryer
- Not verified
Considering an apartment here? Send Corey the listing to confirm the pet and washer/dryer rules for that apartment.
Monthly carrying charges in recent sales
- Common charges + taxes, per room
- $1,032 per room a monthMedian of 8 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges + taxes, per square foot
- $3.39 per square foot a monthMedian of 8 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges alone, per square foot
- $1.78 per square foot a monthMedian of 16 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 16 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: The Roebling Team's building profile
- Concierge
- YesSource: recent listing records
- Live-in superintendent
- YesSource: The Roebling Team's building profile
- Package room
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of City Planning records (PLUTO)
- Amenities noted
- Roof deck, bike storageSource: 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. Outdoor space, parking and some facilities can belong to particular apartments or to a separate owner; confirm access for the specific apartment.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $43,506/yr
- Per unit / month range
- $0 – $57
- Modeled exposure split equally across 64 units (the residential count on the city's lot record). Not an assessed amount; condominium owners are typically charged by each unit's common-interest percentage.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed October 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available FISP filing classified the facade as Safe — no repairs were required at that inspection. A filed Safe grade is not a guarantee of current condition: owners still maintain the facade and, where required, observe parapets each year. Future inspection timing (Local Law 49 of 2025 changed the cycle framework from October 1, 2026), repair and any assessment decisions remain building-specific.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — a licensed professional engineer or registered architect who meets DOB’s FISP qualifications and signs 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 data last refreshed October 2026.
Management & transfer contacts
- Policies and fees
- Buyer app $700 (broker)/$750 (no broker); move-in $1,000; move-out $1,000; working capital = 2 months common charge
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 |
|---|---|---|---|---|---|
| Oct 17, 2025 | 7C | 1 BR · 1 BA · 917 sf | $1,515,000 | $1,652/sf | -6.8% |
| Jul 23, 2025 | TH3 | 2 BR · 2.5 BA · 1,836 sf | $2,950,000 | $1,607/sf | -7.8% |
| Jun 30, 2025 | 9C | 1 BR · 1.5 BA · 907 sf | $1,845,000 | $2,034/sf | -2.6% |
| Jun 5, 2025 | TH1 | 3 BR · 3.5 BA · 2,553 sf | $3,750,000 | $1,469/sf | -6.1% |
| May 21, 2025 | 3E | 1 BR · 1.5 BA · 1,174 sf | $1,770,000 | $1,508/sf | -5.6% |
| Mar 11, 2025 | 6F | 1 BR · 1 BA · 776 sf | $1,300,000 | $1,675/sf | +0.8% |
| Oct 16, 2024 | 6B | 2 BR · 2.5 BA · 1,407 sf | $2,100,000 | $1,493/sf | +0.0% |
| Mar 20, 2024 | 8C | 1 BR · 1 BA · 917 sf | $1,615,000 | $1,761/sf | -7.7% |
Market read. Most recent trades (2025) cleared a median $1,621/sf (floor-adjusted) across 4 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 3.6% 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 1-00594-7505; 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.
Closed rents at 255 Hudson Street, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 1 bedroom | 11 | $7,500 |
| 2 bedroom | 2 | $13,247 |
13 closed leases, October 2023 to September 2026. Most recent lease August 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 255 Hudson Street and nearby.
At the recent median sale of $1.81M (6 sales in the past 24 months, since October 31, 2024), a buyer putting 25% down would pay about $74,362 to close, or 4.1% of the price.
- Mansion tax: $18,075
- Mortgage recording tax: $26,096
- Title insurance: $8,134
- Attorneys, lender, building fees, reserves and filings: $22,057
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 building offers downtown new construction in condominium form. There is no co-op board interview — a right-of-first-refusal clears the purchase. Pied-à-terre ownership is permitted and the building is pet-friendly; confirm financing, subletting, LLC and trust ownership rules in the current declaration and bylaws. The product to study is the line: the garden duplexes and the western, river-facing high floors are the scarce inventory and price accordingly, while the lower interior homes offer the more accessible entry point. We help buyers read the resale history line by line and weigh 255 Hudson against the broader Hudson Square and Tribeca condominium set.
What to know if you’re selling
Lead with the structure and the light. A full-service condominium with river views, garden duplexes, and a roof deck in Hudson Square is a distinct product — and the condominium flexibility widens the buyer pool beyond what a co-op loft can reach. Benchmark to the area's condominiums, not to the co-op conversions, which trade on different financing and sublet terms. The scarce lines sell themselves: a garden duplex or a high western home competes against very little comparable supply. The sale follows a right-of-first-refusal process.
Comparable buildings
If you're weighing 255 Hudson, also evaluate the surrounding Tribeca and Hudson Square inventory:
- 505 Greenwich Street — full-service condominium nearby in Hudson Square
- 415 Greenwich Street — Tribeca loft condominium
- 443 Greenwich Street — boutique Tribeca condominium conversion
- 100 Hudson Street — Tribeca loft building
- 145 Hudson Street — full-service Tribeca condominium
- 195 Hudson Street — Tribeca loft conversion nearby
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 255 Hudson Street?
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