296 West 10th Street
296 West 10th Street, New York, NY 10014
West Village
BBL 1006367501 · BIN 1011979
- Year built
- 1998
- Type
- Condominium
- Units
- 23
- Floors
- 15
- Landmark
- No
- Pets
- Pets allowed
- Subletting
- Permitted; owners may lease their units under the condominium — confirm current fees at offer stage
- Pied-à-terre
- Allowed
Every recorded sale at this building, 2001–2022
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $2,108
- Listing discount
- 4.2%
- Recorded sales
- 24
- On record
- 2001–2022
296 West 10th Street — the River West Condominium — is a 1998 mid-rise condominium on the riverfront edge of the West Village, a block from the Hudson River and Hudson River Park. It sits on the far-west stretch of West 10th Street between Washington and West Streets, in the ribbon of riverfront blocks that lie just outside the Greenwich Village Historic District — where a scarce set of newer, view-oriented buildings can offer what the protected low-rise core cannot: height, light, and open water and skyline views.
For the buyer who wants a modern West Village home with sunset-over-the-Hudson exposures, condominium flexibility, and a boutique building of just 23 residences, River West is a specific and hard-to-replicate proposition.
Building operations
The condominium is run at boutique scale: a keyed elevator (opening directly into units), a laundry room, and a live-in superintendent. There is no full-time doorman — typical and appropriate for a 23-residence condominium with a keyed-elevator arrangement, and a factor in keeping common charges contained. Many residences add private terraces and balconies at the unit level.
As a condominium, ownership is by deed rather than shares: closings are faster than a co-op's, financing is flexible, and pied-à-terre, investment use, and pet ownership are permitted under the condominium rules. Owners may lease their units under a defined fee schedule; confirm current lease and transfer fees 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 FISP filing classified the facade as Safe — no repairs were required at that inspection. Facade inspections run on a fixed five-year cycle; future inspection, repair, and any assessment decisions remain building-specific.
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
- Condo sale: $3,000 building Transaction Fee + $3,000 move-in/out deposits; $725 application processing fee (Mgmt), $400 closing doc prep fee
Recent sales
Condominium pricing is read on a price-per-square-foot basis, and 296 West 10th Street trades as a boutique riverfront condominium — view-forward 2-to-3-bedroom homes plus a penthouse, with fireplaces and terraces as differentiators. With just 23 residences, resale volume is thin: a small number of closings in an active year. Demand here is driven by the river and skyline views, the newer construction relative to the surrounding pre-war stock, and the condominium flexibility. When underwriting a purchase or a list price, capture the square footage, the floor and view, the presence of a fireplace, balcony, or terrace, and the renovation condition rather than relying on a neighborhood average — view altitude in particular drives pricing here.
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 |
|---|---|---|---|---|---|
| Jul 18, 2022 | 5N | 3 BR · 2 BA · 1,310 sf | $2,380,000 | $1,817/sf | +19.3% |
| Jul 8, 2021 | 5S | 2 BR · 2 BA · 1,000 sf | $2,150,000 | $2,150/sf | -6.3% |
| May 15, 2020 | 7S | 2 BR · 2 BA · 940 sf | $2,025,000 | $2,154/sf | -7.5% |
| Oct 16, 2018 | 6S | 2 BR · 1,000 sf | $2,210,000 | $2,210/sf | -6.6% |
| Dec 3, 2015 | 12 | 3 BR · 1,500 sf | $3,995,000 | $2,663/sf | +0.0% |
| Dec 18, 2013 | 9N | 3 BR · 2 BA · 1,310 sf | $2,500,000 | $1,908/sf | -8.6% |
| Jul 16, 2013 | 6S | 2 BR · 1,000 sf | $2,100,000 | $2,100/sf | +0.0% |
| Jul 6, 2012 | 7N | 3 BR · 1,310 sf | $1,950,000 | $1,489/sf | off-mkt |
Market read. Most recent trades (2022) cleared a median $2,108/sf across 1 sale. Median listing discount 4.2% 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 1-00636-7501) 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
This is a condominium, so the mechanics are buyer-friendly: a faster closing timeline than a co-op, flexible financing, and permitted pied-à-terre and investment use. The building is pet-friendly. Because the value here is substantially about view and floor, see the specific apartment in person and at different times of day — sunset exposure is a real premium on these blocks. Diligence should cover the condominium's financials, reserve, and any planned capital work, and confirm the lease and transfer fees if you intend to rent the unit out.
The reasons to buy are the views and the flexibility: a modern West Village home a block from the Hudson, with river and skyline exposures the protected low-rise core can't match, and the buyer-friendly mechanics of a condominium.
What to know if you’re selling
The story is the views and the location. The Hudson River and skyline exposures, the sunset light, the newer construction, the fireplaces and terraces, and the riverfront West Village address are the differentiators — and they sell to a buyer who wants light and views with condominium flexibility. Pricing is an apartment-specific exercise: square footage, floor and view, fireplace and terrace, and condition drive the number more than any block average. We position the view and the riverfront setting, present the home to the right buyer pool, and benchmark against the correct comparable tier of far-West-Village condominiums.
Comparable buildings
If you're considering 296 West 10th Street, also look at these West Village and riverfront buildings:
- 1 Morton Square — nearby far-West-Village condominium
- 150 Charles Street — West Village riverfront condominium nearby
- 165 Charles Street — nearby far-West-Village condominium
- 160 Leroy Street — Herzog & de Meuron's 11-story West Village condominium
- 140 Charles Street — nearby West Village loft condominium
- 173 Perry Street — nearby West Village condominium
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across West Village — read The Roebling Team Guide to West Village.
Considering a move at River West Condominium?
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 River West Condominium 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.