320 Albany Street (Hudson Tower)

Hudson Tower is a 1980s contextual masonry composition in rose-colored brick, with a two-story rusticated base, corner and bay windows, and two rooftop turrets crowning the tower. The 320–340 Albany Street wing takes a townhouse-like form — paired stoops and sidewalk landscaping — that gives the streetfront a residential, human scale and earned much of the building's critical acclaim.

There are 133 condominium apartments across the complex. The tower rises 16 stories; the 320–340 wing is five stories. Apartments feature nine-foot ceilings, parquet floors, and marble baths; many carry Hudson River views, bay and corner windows, and balconies or terraces. As a true condominium, units are read on a price-per-square-foot basis, with river exposure, floor, and outdoor space as the primary pricing variables.

Hudson Tower operates as a full-service condominium: 24-hour doorman and concierge, live-in superintendent, elevators, laundry on every floor, a fitness room, an on-site garage, a bicycle room, common storage, and building outdoor space. Pets are not permitted — a notable and verifiable house rule that distinguishes the building from most condominiums.

The most important structural feature of ownership here is the Battery Park City ground lease. All Battery Park City residential land is leased from the Battery Park City Authority, and owners pay ground rent plus payments in lieu of taxes (PILOT) rather than owning the underlying land. The master ground-lease framework has historically run into the late 2060s, with 2022 state legislation authorizing extensions well beyond that. Buyers and their lenders should model the ground-rent and PILOT schedule carefully, and confirm the specific terms and any reset provisions for this building during due diligence, along with common charges, assessments, and the reserve position.

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 (2008) cleared a median $810/sf across 1 sale. Median listing discount 0.7% 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 1-00016-7502) 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.

Understand the Battery Park City ground lease. You are buying a condominium on leased land, with ground rent and PILOT payments rather than conventional land ownership and property tax. Model the ground-rent and PILOT schedule, confirm the current terms and any reset provisions, and confirm how your lender treats the land lease.

Pets are not permitted. This is a firm, verifiable house rule. If you have or intend to have a pet, this building is not a fit.

Confirm river exposure and outdoor space. River-facing units, balconies, and terraces drive pricing and lifestyle. Verify exposure and outdoor space for any apartment you are considering.

Confirm carrying costs and reserves. Review common charges, the ground-rent and PILOT schedule, any assessments, the reserve position, and recent capital projects. Model the full monthly carry, including the land-lease obligations.

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

Lead with the waterfront and the pedigree. The riverfront esplanade setting, the Hudson River views, and the Davis, Brody design that critics praised are the building's differentiators. Marketing should foreground the water and the quality of the architecture.

Be prepared to explain the ground lease. Buyers less familiar with Battery Park City will have questions about ground rent and PILOT. Clear, documented answers accelerate the sale.

River exposure and outdoor space are your leverage. Because river views and balconies drive pricing spread, presentation and view documentation materially affect outcome.

If you're considering 320 Albany Street, also evaluate:

• Battery Park City — the broader waterfront corridor's condominium and ground-lease context
• 130 William Street — Adjaye-designed condominium in the adjacent Financial District
• 15 William Street — full-service Financial District condominium
• 111 Fulton Street — Financial District loft condominium
• Financial District — the adjacent downtown corridor

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

If you're considering a purchase or sale at 320 Albany 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, ground-lease modeling, due diligence priorities, comparable analysis at the apartment level, and the pacing strategy that fits your timeline.