286 Spring Street
286 Spring Street, at Hudson Street, also 290 Hudson Street · Tribeca, Hudson Square
BBL 1005797501 · BIN 1009738
- Year built
- 1900
- Type
- Condominium
- Amenities
- Keyed elevator, virtual doorman, package room, local superintendent
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Doorman
- Virtual doorman
Every recorded sale at this building, 2016–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2026 to date
- $1,552
- 1 sale
- Listing discount
- 5.5%
- Recorded sales
- 10
- On record
- 2016–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 286 Spring 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.
About the building
286 Spring Street is an industrial-loft conversion with frontages on Spring and Hudson Streets. Hustvedt Cutler Architects designed the conversion, with interiors by d'Apostrophe Design for Atkins & Breskin Co. The work retained commercial accommodation on the lower floors, created full-floor apartments above and added a partial seventh story. The residential condominium filing was accepted in October 2014 under Connection Partners LLC. The building's angled footprint gives its homes multiple exposures.
Typical full-floor residences measure approximately 3,670 square feet. The duplex penthouse occupies the top of the original structure and the rooftop addition, with terraces on different sides and an additional roof deck. Keyed elevator access opens into the apartments; broad rooms retain exposed structural beams and large industrial window openings. The penthouse's upper level is reached by an internal stair.
Building staffing and amenities
- Doorman
- Virtual doormanSource: The Roebling Team's building profile
- Concierge
- YesSource: recent listing records
- Virtual or video entry
- YesSource: The Roebling Team's building profile
- Package room
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of Buildings elevator records
- Amenities noted
- Roof deck (belongs to the duplex penthouse)Source: 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
- $15,771/yr
- Per unit / month range
- $0 – $263
- Modeled exposure split equally across 5 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 filing classified the facade as Unsafe — conditions requiring prompt corrective action. The owner must install any public protection the inspector specifies (a sidewalk shed, construction fence or structural netting, depending on the condition) and make the 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.
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 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.
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 |
|---|---|---|---|---|---|
| Apr 1, 2026 | 2 | 4 BR · 4 BA · 3,670 sf | $5,696,500 | $1,552/sf | -5.0% |
| Oct 24, 2025 | 4 | 4 BR · 3.5 BA · 3,670 sf | $4,400,000 | $1,199/sf | -19.9% |
| Aug 23, 2022 | 2 | 4 BR · 3.5 BA · 3,670 sf | $5,050,000 | $1,376/sf | — |
| Dec 26, 2017 | PH | 4 BR · 4.5 BA · 4,729 sf | $11,050,000 | $2,337/sf | -6.9% |
| Dec 26, 2017 | 6 | 4,729 sf | $11,050,000 | $2,337/sf | — |
| Oct 6, 2017 | 2 | 4 BR · 3.5 BA · 3,670 sf | $4,893,709 | $1,333/sf | -2.1% |
| Aug 10, 2016 | PH | 5 BR · 4,729 sf | $9,350,000 | $1,977/sf | -6.0% |
| Mar 30, 2016 | 5 | 3 BR · 3.5 BA · 3,670 sf | $5,651,287 | $1,540/sf | -1.7% |
Market read. Most recent trades (2026 to date) cleared a median $1,552/sf (recorded) across 1 sale. Median listing discount 5.5% 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 1-00579-7501; 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.
What would your apartment rent for?
Enter your apartment and I'll send you what it would rent for, from comparable closed leases at 286 Spring Street and nearby.
Buying here? Condo closing costs with a mortgage typically run 3 to 6% of the price. See NYC co-op and condo closing costs, line by line.
Keep up with 286 Spring Street and its market
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What to know if you’re buying
Commercial floors share the condominium. With two commercial units and four residences in the offering, responsibility for building systems and major repairs depends on the declaration's allocation among those uses. A residential purchaser should establish which shared costs the commercial units bear.
A 2025 offering-plan amendment discloses a proposed settlement. The amendment addresses a proposed sponsor settlement covering construction-related damage and the building's temporary certificate of occupancy. Ask the managing agent for the current status.
Comparable buildings
- 104 Charlton Street — a Hudson Square loft conversion with a larger condominium association.
- 388 West Broadway — a four-residence cast-iron loft condominium with artist live-work occupancy history.
- The Laight House — a small Tribeca condominium with a separate nonresidential component and newer construction.
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 286 Spring 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