295 Greenwich Street (Greenwich Court)Recorded sales & closing prices

295 Greenwich trades as a full-service Tribeca condominium read on dollars per square foot, in a resale market that is steady and reasonably liquid for a building of its size. Renovation condition is the dominant variable — the building holds original 1986 apartments and full gut renovations side by side, and the per-foot gap between them is wide enough that a blended building average understates the top of the range and overstates the bottom. Floor, exposure and private outdoor space on the setback lines are the next three.

Against the corridor, the building's position is specific. It is not loft product: buyers looking for column-free open plates and twelve-foot ceilings will find the apartment stock conventional, and should look to the converted buildings on Hudson, Duane and North Moore instead. What it offers in exchange is a doorman and a concierge at each entrance, an outdoor deck, storage, a debt-free balance sheet and a recently completed facade and lobby program — a combination that is genuinely scarce in a neighborhood where a great many buildings are small, self-managed and thinly staffed. Index any market statement to the last complete calendar year rather than a partial current one.

Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.