320 Albany Street (Hudson Tower)
320 Albany Street, New York, NY 10280
BBL 1000167502 · BIN 1000301
- Year built
- 1986
- Type
- Condominium
- Units
- 133
- Floors
- 16
- Landmark
- No
- Pets
- Not permitted
- Subletting
- Verify at offer stage
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 (floor-adjusted)
- $1,279
- Listing discount
- 2.8%
- Recorded sales
- 152
- On record
- 2003–2026
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A Private Pricing Opinion — what your apartment at Hudson Tower 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.
320 Albany Street is part of Hudson Tower, one of the earliest and best-regarded condominiums in Battery Park City. The complex — a 16-story tower at 350 Albany Street with a townhouse-like low-rise wing running along 320–340 Albany Street — was completed in 1986 to a Davis, Brody & Associates design, developed by the Zeckendorf Company with World-Wide Holdings. It sits at the southeast edge of Battery Park City, facing the riverfront esplanade, with Hudson River and sunset views and river breezes.
The building drew immediate critical praise. Paul Goldberger, writing in The New York Times in 1986, singled out Hudson Tower as among the best of early Battery Park City — "a splendid set of townhouse-like row structures" — and the AIA Guide to New York City later called it "a happy building" that has "aged well." It represents the successful realization of the Cooper-Eckstut master plan that gave Battery Park City its coherent, park-laced streetscape.
For buyers, Hudson Tower is a true condominium with a full-service staff and an on-site garage, in a quiet waterfront enclave adjacent to the Financial District. Two features define the ownership terms and should be understood upfront: like all Battery Park City residential buildings, it sits on ground-leased land with a PILOT structure rather than conventional land ownership, and the building does not permit pets.
Architecture and unit composition
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.
Building operations
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.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $21,364/yr
- Per unit / month range
- $0 – $13
- Modeled exposure split equally across 133 units (the city tax-lot count). Not an assessed amount; co-op shareholders are typically charged by share allocation.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City record last verified September 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the engineer identified conditions requiring monitoring or repair, with repairs due by the deadline stated in the filing. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
How to read this, and where it comes from
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. City record last verified September 2026.
Recent sales
Because this is a true condominium, apartments are read on a price-per-square-foot basis. Hudson Tower trades as a mid-market Battery Park City waterfront condominium, with pricing driven by river exposure, floor, outdoor space, and renovation condition. River-facing units and those with balconies or terraces command the premium. The ground-lease and PILOT structure is a standard feature of the Battery Park City market and is priced into comparables across the neighborhood; buyers accustomed to the corridor underwrite it as a matter of course.
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 |
|---|---|---|---|---|---|
| Jun 4, 2026 | 7A | 840 sf | $1,500,000 | $1,786/sf | off-mkt |
| Mar 2, 2026 | 9E | 1 BR · 1 BA · 680 sf | $670,000 | $985/sf | -1.5% |
| Dec 5, 2025 | 4F | 1 BR · 1 BA · 750 sf | $625,000 | $833/sf | -12.6% |
| Nov 3, 2025 | 11A | 1 BR · 1.5 BA · 833 sf | $880,000 | $1,056/sf | -9.3% |
| Sep 29, 2025 | 6L | 1 BR · 1 BA · 636 sf | $550,000 | $865/sf | -12.6% |
| Jul 9, 2025 | 8A | 1 BR · 1.5 BA · 840 sf | $625,000 | $744/sf | -10.6% |
| May 28, 2025 | 4G | 2 BR · 734 sf | $1,530,000 | $2,084/sf | off-mkt |
| May 22, 2025 | 2E | 1 BR · 1 BA · 685 sf | $597,500 | $872/sf | -2.8% |
Market read. Most recent trades (2026) cleared a median $1,279/sf (floor-adjusted) across 2 sales. Floor-adjusted means each sale is restated to a constant mix of floors, so the figure can differ from the plain median of the sales listed above. 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.
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 1-00016-7502). 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.
Closed rents at Hudson Tower, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 1 bedroom | 3 | $3,850 |
| 2 bedroom | 2 | $6,650 |
6 closed leases, October 2023 to September 2026. Most recent lease September 2026. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
At the recent median sale of $765K (12 sales since 2024), a buyer putting 25% down would pay about $29,660 to close, or 3.9% of the price.
- Mansion tax: $0
- Mortgage recording tax: $11,045
- Title insurance: $3,442
- Attorneys, lender, building fees, reserves and filings: $15,173
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
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What to know if you’re buying
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.
What to know if you’re selling
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.
Comparable buildings
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 — Tsao & McKown with Ismael Leyva + SLCE Architects's 2008 Financial District condominium
- 111 Fulton Street — a loft-scale Financial District / Seaport condominium
- Financial District — the adjacent downtown corridor
More Battery Park City buildings
- 250 South End Avenue (Hudson View East) — 1986 condominium
- The Soundings (280 Rector Place) — 1987 condominium
- 300 Rector Place (Battery Pointe) — 1986 condominium
- 333 Rector Place (One Rector Park) — 1985 condominium
- 377 Rector Place (Liberty House) — 1986 condominium
- 380 Rector Place (Liberty Terrace) — 1986 condominium
The neighborhood
For the full corridor — architecture, transit, and pricing across Battery Park City — read The Roebling Team Guide to Battery Park City.
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 Hudson Tower?
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