320 Albany Street (Hudson Tower)
320 Albany Street, New York, NY 10280
Battery Park City
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
- $1,279
- Listing discount
- 2.8%
- Recorded sales
- 152
- On record
- 2003–2026
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
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 before the next inspection cycle. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
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 →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, 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 |
|---|---|---|---|---|---|
| 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 across 2 sales. 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) 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
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
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Battery Park City — read The Roebling Team Guide to Battery Park City.
Considering a move at Hudson Tower?
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 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.