- Year built
- 1986
- Type
- Condominium
- Units
- 130
- Floors
- 11
- Landmark
- No
- Pets
- Permitted (dogs and cats)
- Subletting
- Permitted under the condominium framework
- Pied-à-terre
- Allowed
Every recorded sale at this building, 2003–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,564
- Listing discount
- 2.8%
- Recorded sales
- 147
- On record
- 2003–2026
275 Greenwich Street is part of Greenwich Court, one of the first full-service condominiums built in Tribeca and a marker of the neighborhood's late-1980s residential emergence. Built in 1986–1987 as ground-up new construction — not a conversion — to a Gruzen Samton Steinglass design for the Charles H. Shaw Company, it forms a twin-building complex with its near-identical sibling at 295 Greenwich Street, the two structures anchoring adjacent blockfronts on Greenwich Street between roughly Chambers and Murray Streets.
The building is architecturally distinctive: red brick with rounded corners that ease the neighborhood's odd street angles, capped by exposed domed "birdcage" pipe structures on the roof that echo Cesar Pelli's low domes at the nearby World Financial Center. It trades as a full-service Tribeca condominium with an established, liquid resale market. Because it is a true condominium, apartments are read on a price-per-square-foot basis.
Its practical appeal is a full-service condominium in the heart of western Tribeca — across from Whole Foods and PS 234, two blocks from Hudson River Park — with condominium flexibility and no board interview. Pricing spans a wide range because the building blends original-condition apartments with gut-renovated units that command a substantial premium.
Architecture and unit composition
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.
Building operations
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.
Local Law 97
- 2024–2029 annual penalty
- $266/yr
- 2030–2034 annual penalty
- $107,051/yr
- Per unit / month range
- $0 – $70
Facade safety — Local Law 11
The facade passed its last inspection with no required repairs — nothing to budget for here, and no facade assessment on the horizon for roughly five years.
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 →Recent sales
Because this is a true condominium, apartments are read on a price-per-square-foot basis. Greenwich Court trades as a full-service Tribeca condominium with a steady, liquid resale market and multiple concurrent listings. Pricing spans a wide range because the building blends original-condition apartments with gut-renovated units; renovated apartments command a substantial per-square-foot premium, so blended building averages understate the top of the range. Floor, exposure, and outdoor space are the other primary pricing variables.
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 |
|---|---|---|---|---|---|
| May 12, 2026 | 11DS | 1 BR · 1 BA · 710 sf | $1,275,000 | $1,796/sf | +5.4% |
| Feb 18, 2026 | 6GS | 1 BR · 1 BA · 770 sf | $1,117,000 | $1,451/sf | -4.5% |
| Dec 1, 2025 | 7J | 1 BR · 1 BA · 733 sf | $1,090,000 | $1,487/sf | -5.2% |
| Jul 24, 2025 | 6CS | 1 BR · 1.5 BA · 900 sf | $1,400,000 | $1,556/sf | -3.4% |
| May 29, 2025 | 11JS | 1 BR · 1 BA · 733 sf | $1,100,000 | $1,501/sf | -4.3% |
| May 13, 2024 | 8HS | 3 BR · 2 BA · 1,564 sf | $2,325,000 | $1,487/sf | -6.1% |
| Mar 18, 2024 | 4F-S | 3 BR · 3 BA · 1,700 sf | $2,725,000 | $1,603/sf | -2.5% |
| Feb 28, 2024 | 9CS | 1 BR · 1.5 BA · 900 sf | $1,400,000 | $1,556/sf | -5.4% |
Market read. Most recent trades (2026) cleared a median $1,564/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.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Other recent transfers
| Date | Unit | Price |
|---|---|---|
| Oct 22, 2025 | 7JS | $1,090,000 |
| Aug 12, 2025 | 11D | $1,365,000 |
| Oct 16, 2014 | 7KS | $969,500 |
| May 30, 2007 | 7E | $1,115,000 |
| Oct 29, 2003 | 10L | $615,000 |
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 1-00132-7501) 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.
What to know if you’re buying
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.
What to know if you’re selling
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.
Comparable buildings
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 Greenwich Court
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.
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Tribeca — read The Roebling Team Guide to Tribeca.
Get the full picture on this building.
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