275 Greenwich Street (Greenwich Court)

Greenwich Court is an 11-story red-brick composition with signature rounded corners and rooftop birdcage domes, executed in a contextual postmodern idiom typical of thoughtful 1980s Tribeca infill. Large recessed windows in green-framed sliding sash animate the facade. The 1988 AIA Guide to New York City took a jab at the rooftop follies while praising the rounded corners for resolving the site's awkward angles.

The 275 building holds more than 130 condominium apartments; the two-building complex originally comprised 261 units and now stands at roughly 235 after unit combinations over the decades. As a true condominium, apartments are read on a price-per-square-foot basis, with floor, exposure, outdoor space, and renovation condition as the primary pricing variables — and condition matters especially here, given the mix of original and renovated stock.

Greenwich Court operates as a full-service condominium: 24-hour doorman, live-in resident manager, elevators (the 275 building has two separate elevator banks), central laundry, a common roof deck under the birdcages, a planted interior courtyard, a bicycle room, and private storage. Ground-floor commercial space across the two buildings houses restaurants, retail, a dry cleaner, and a pre-school.

As a condominium, the building operates on a right-of-first-refusal basis with no board interview — a marketed selling point — and it accommodates pets, pieds-à-terre, and investor ownership. Buyers should confirm the current common-charge and tax schedule, any assessments, the reserve position, and the specific subletting and financing rules against the offering plan and house rules during due diligence.

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.

Market read. Most recent trades (2026) cleared a median $1,579/sf across 2 sales. Median listing discount 2.8% 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 1-00132-7501) 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.

Condition is the single biggest pricing variable. The building holds both original-condition and gut-renovated apartments, and they price very differently per square foot. Inspect finishes, kitchens, baths, and mechanicals carefully and price against genuinely comparable condition.

Condominium flexibility with no board interview is a real advantage. Pets, pieds-à-terre, subletting, and investor ownership are accommodated, and the no-interview policy streamlines the transaction relative to a co-op.

The location is prime western Tribeca. Across from Whole Foods and PS 234, two blocks from Hudson River Park, with strong transit. Confirm the specific unit's exposure and light.

Confirm carrying costs and reserves. Review common charges, any assessments, the reserve position, and recent capital projects — including any work related to the rooftop structures and building envelope. Model the full monthly carry.

Run the numbers on transfer costs. Run pricing through the Mansion Tax Calculator where applicable.

Presentation drives outcome. Because renovation condition drives the widest part of the pricing spread, a well-prepared or renovated apartment stands out and prices well above original-condition inventory.

Lead with location and flexibility. The western Tribeca address, the no-board-interview condominium structure, and the full-service package are the differentiators.

Price per square foot against the right comps. Comparable analysis should weight condition first, then floor, exposure, and outdoor space, and benchmark against genuinely comparable renovated or original units in the complex.

If you're considering 275 Greenwich Street, also evaluate:

• 145 Hudson Street — Art Deco loft conversion condominium in Tribeca
• 165 Charles Street — Richard Meier glass condominium on the West Village waterfront
• 130 William Street — Adjaye-designed condominium in the adjacent Financial District
• Tribeca — the broader corridor's loft and condominium market
• Financial District — the adjacent downtown corridor

The Roebling Team at Compass specializes in Tribeca, the Financial District, and the broader Lower Manhattan market. We publish this building profile because condominium buyers and sellers deserve building-specific intelligence — architecture, ownership structure, board policy, and apartment-level pricing reality — not generic market commentary.

If you're considering a purchase or sale at 275 Greenwich Street, a 30-minute consultation is the right starting point. We'll bring the full context this page provides plus the transactional specifics your situation requires — financial structuring, due diligence priorities, comparable analysis at the apartment level, and the pacing strategy that fits your timeline.