264 Water Street
264 Water Street, New York, NY 10038
Financial District
BBL 1001067504 · BIN 1001362
- Year built
- 1885
- Type
- Condominium
- Landmark
- Designated
Every recorded sale at this building, 2007–2024
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $826
- Listing discount
- -0.2%
- Recorded sales
- 52
- On record
- 2007–2024
264 Water Street is the South Street Seaport condominium market at its most characterful: a boutique loft building carved out of a 19th-century Water Street warehouse, on the cobblestoned blocks between Peck Slip and Dover Street that give the Seaport its texture. The masonry structure was raised to its present height in the mid-1880s, when this stretch of Water Street was a working district of commission merchants, dry-goods stores, and storage lofts serving the East River wharves. The condominium conversion kept that industrial bone structure — exposed brick, original steel, high ceilings, deep floor plates — and reframed it as loft living inside a landmarked historic district.
For buyers, the thesis is a specific one: authentic downtown loft space in a low-rise, human-scaled district a short walk from the waterfront, the Brooklyn Bridge, and the Fulton Transit Center, rather than a glass tower or an anonymous mid-rise. In a Seaport whose ownership stock is thin — most of the district is landmarked low-rise, and new condominium supply is limited by that fabric — a boutique conversion loft building is a structurally scarce product.
Architecture and unit composition
The building presents the late-19th-century Seaport commercial vocabulary that the Landmarks Preservation Commission documented when the district's extension was designated: a masonry façade organized by full-height pilasters with metal capitals, square-headed windows carrying one-over-one double-hung sash, a cast-iron storefront at the ground floor, and a deeply projecting modillioned cornice crowning the roofline. Behind that elevation, the residences read as true lofts — exposed brick, original steel beams, high ceilings, and generous floor plates converted into full-service apartments, many with in-unit laundry and, in the upper units, private outdoor space. As at any conversion of this age and scale, layouts and finishes are unit-specific and reflect the depth of individual owner renovation.
Building operations
This is self-service boutique ownership: a virtual doorman in place of a staffed lobby, an elevator, a live-in superintendent, a package room, and building laundry, with the small common-charge base that a two-dozen-unit condominium spreads across its owners. Buyers coming from full-service towers should price the trade consciously — low monthly carry against package logistics and a small board of neighbors. As a condominium, purchases proceed by application and the board's right of first refusal rather than a co-op interview; the building is pet-friendly per publicly available data. Sublet and financing specifics follow the condominium's governing documents, which should be reviewed during diligence — we obtain current building documents from the managing agent for clients at offer stage.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $0 (under cap)
- Per unit / month range
- —
Facade safety — Local Law 11
The latest available filing classified the facade as Unsafe — conditions requiring corrective action, which under FISP means a protective sidewalk shed and repairs. Review the subsequent filings, the repair status, and the building’s board and financial materials — we pull the repair scope and funding picture for you.
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent). Source: NYC DOB facade filings (FISP) · The Roebling Research Library.
See the full facade history →Management & transfer contacts
- Notable fees
- Buyer app fee $700; working capital = 2 months common charges; closing fee $400; documentation fee $250
Recent sales
Recent closings at this building, curated by The Roebling Team research desk. Apartment-level facts are independently verified before publishing; sale prices reflect the recorded transfer amount at the NYC Department of Finance.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Oct 11, 2024 | 5D | 2 BR · 1.5 BA · 1,114 sf | $914,000 | $820/sf | -3.8% |
| Mar 22, 2021 | 2D | 2 BR · 1.5 BA · 1,114 sf | $999,000 | $897/sf | -9.2% |
| Mar 19, 2021 | 2C | 2 BR · 2 BA · 1,213 sf | $1,035,000 | $853/sf | -13.0% |
| Feb 5, 2021 | PHC | 2 BR · 1,408 sf | $2,253,603 | $1,601/sf | off-mkt |
| Feb 5, 2021 | PHC | 2 BR · 1,408 sf | $2,253,604 | $1,601/sf | off-mkt |
| Oct 6, 2020 | 3D | 2 BR · 1.5 BA · 1,114 sf | $1,060,000 | $952/sf | -3.6% |
| Apr 23, 2019 | 5B | 2 BR · 2 BA · 1,552 sf | $1,550,000 | $999/sf | +0.0% |
| Oct 19, 2018 | 2A | 1,317 sf | $1,400,000 | $1,063/sf | off-mkt |
Market read. Most recent trades (2024) cleared a median $826/sf across 1 sale. Median listing discount -0.2% over 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 1-00106-7504) 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
A boutique condominium means a small board. Two-dozen-odd units is a handful of neighbors, not an institution. Review the budget, reserve posture, and house rules closely — small buildings carry low fixed costs but a narrow base over which to spread any capital surprise.
Loft authenticity is the product. Exposed brick, original steel, and high ceilings inside a landmarked warehouse are what the buyer is paying for, along with a virtual doorman in place of a staffed lobby. If that service model fits how you live, the carrying-cost math is favorable; run the True Monthly Carrying Cost Calculator against full-service alternatives.
Historic-district status shapes the exterior. The building sits within the South Street Seaport Historic District, so exterior changes are subject to Landmarks review — a protection for the streetscape and a constraint on alterations. Factor it into any renovation plan.
Confirm the unit count and the offering-plan specifics. Publicly available unit counts vary; the offering plan is the authority. We verify against it and the managing agent during diligence.
Mansion tax may apply at the top of the stack. Larger and penthouse-tier units can cross the $1 million threshold — run the Mansion Tax Calculator at the intended price before offering.
What to know if you’re selling
Market the scarcity and the story. Authentic loft conversion product inside a landmarked Seaport warehouse is rare downtown; the buyer is paying for character, ceiling height, and the historic-district setting, not amenity square footage. Position against the FiDi towers honestly — lower carry, no gym — and let the format argument do the work.
Use adjacent-building comps. With only a couple dozen units, your own building's history is too thin to anchor pricing. The Seaport and lower-FiDi loft and boutique-condo stock is the right comp set, adjusted for floor, light, and renovation.
The Seaport location is a genuine asset. Waterfront, the Brooklyn Bridge, and the Fulton Transit Center within a short walk resonate with exactly the buyer pool shopping this corridor. Use it with precision.
Comparable buildings
If you're considering 264 Water Street, also evaluate nearby downtown loft and boutique-condominium inventory:
- 130 Water Street — Financial District condominium a few blocks south
- 645 Water Street — waterfront condominium at the district's edge
- 5 Beekman Street — landmarked conversion condominium nearby
- 111 William Street — Financial District condominium to the west
- 90 William Street — FiDi loft-style condominium nearby
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Financial District — read The Roebling Team Guide to Financial District.
Considering a move at 264 Water 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 264 Water 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.