347 Bowery
347 Bowery, New York, NY 10003
East Village
BBL 1004597503 · BIN 1090232
- Year built
- 2017
- Type
- Condominium
- Units
- 5
- Floors
- 13
- Landmark
- No
- Pets
- Governed by the condominium house rules, which the board may amend. Confirm current terms with the managing agent
Every recorded sale at this building, 2017–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $2,138
- Listing discount
- 5.4%
- Recorded sales
- 10
- On record
- 2017–2025
Five apartments in thirteen stories is a very unusual ratio, and it is the whole argument for this building.
The corner of the Bowery and East 3rd Street held a three-story building the Salvation Army occupied in its last working years. It came down in 2014, and Selldorf Architects designed a thirteen-story replacement on a corner lot of under 5,000 square feet. Rather than cut the small floor plate into two or three apartments per level, the plan stacked five duplex residences, each taking the whole building width across two floors — R-3, R-5, R-7 and R-9 in ascending pairs, and a triplex penthouse on eleven through thirteen. Two commercial units occupy the base and the second floor. The result is a building where a resident shares no wall, no landing and no elevator vestibule with a neighbor on the same level.
The Bowery frontage is the second structural fact. The Landmarks Preservation Commission designated the East Village/Lower East Side Historic District in 2012 and it took in this block's East 4th Street, Second Avenue and East 3rd Street rows, all of them nineteenth-century. It did not take in the Bowery lots. Across the street, the NoHo Historic District Extension does the same job on the west side. A thirteen-story building of this kind was possible here and would not have been possible fifty feet in most directions.
The sellout was slow, and buyers should know that. The commercial units transferred as a pair to a single affiliate in June 2017. On the residential side, the penthouse and R-3 closed in June 2017; R-9 followed in July 2020, R-5 in October 2021, R-7 in February 2022. R-3's original purchaser was a sponsor-side holding entity that resold to an unrelated family trust in October 2020, and R-9 has since resold once, in May 2025. Every residence is now separately held by an unrelated owner — this is a genuine for-sale condominium, not a rental wrapper — but it took five years to get there, which tells you how narrow the buyer pool is for a 2,900-square-foot duplex on the Bowery.
Architecture and unit composition
The site is a corner lot of roughly 4,900 square feet with about 115 feet of combined street frontage on the Bowery and East 3rd Street, per the builder's pavement plan on file with the Department of Buildings.
Each residential unit is defined in the declaration as the entire floor area of its two floors, excluding the double-height spaces and the third-floor terrace. Terraces and balconies reached through individual residences are limited common elements belonging to them; the third-floor terrace is a common element shared by the residential owners, reached by an easement over a portion of the corridor within Unit R-3. That easement is worth understanding before you buy R-3, and before you buy anything else expecting regular use of that terrace.
The exposure question is the one to press. The offering plan discloses that the north façade windows on the fifth, seventh, ninth and eleventh floors are lot-line windows, each fitted with a fire sprinkler head as the code requires, and that three second-floor windows on the east façade are similarly treated. Lot-line windows sit on a property line with no protected light and air: the adjoining owner can build and the windows can be lost without recourse. The lot immediately north is a three-and-a-half-story walk-up; two lots north sits an individually landmarked building, which constrains but does not eliminate what can happen on that side. Know which windows in a specific residence sit on a lot line and price accordingly.
Mechanically the building is straightforward: a roof-mounted condensing unit per residence handling both heating and cooling, separate electric and gas metering per unit, appliances and washer/dryer hookups at delivery.
Building operations
The projected first-year budget in the offering plan staffs the building with a part-time superintendent and two lobby attendants — attended lobby coverage rather than a doorman house, which is the right expectation at this unit count. Common charges cover insurance, common-element electricity and heat, management, water and sewer, audit and legal expenses, and a stated ten percent reserve allocation; unit electricity and gas are billed directly to owners.
Two points shape the economics. The commercial units carry a substantial share of common expenses under the plan's original allocation, which cuts in the residential owners' favor as long as those units perform. And with five residences the denominator is tiny — any capital cycle divides five ways. Read the current budget, reserve balance and assessment history rather than relying on projected first-year figures that are now a decade old.
Policy framework
Ownership form: Condominium. Transfers close through the board's right of first refusal, not a cooperative approval.
Pied-à-terre, subletting, LLC, trust and foreign ownership: All permitted under the standard condominium framework. Minimum lease terms should be confirmed with the managing agent.
Pets: Governed by the condominium rules and regulations, which the board of managers may amend. Confirm the current rule and any weight or breed limit before you buy.
In-unit washer/dryer: Provided for by hookup in every residence under the plan.
Storage: Each residence was sold with a designated cellar storage space held as a limited common element.
Working capital: Two months of common charges at closing.
Flip tax: Not documented in the plan or by-laws on file.
Real estate taxes: No abatement. Underwrite the current bill on the specific unit.
Local Law 97
- 2024–2029 annual penalty
- $6,228/yr
- 2030–2034 annual penalty
- $25,036/yr
- Per unit / month range
- $104 – $417
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 →Recent sales
This is a five-residence building, so there is no building average worth quoting. Recorded activity since 2017 amounts to the sellout plus a single resale, and the useful comparison is external: full-floor and duplex new-construction residences of roughly 2,500 to 4,000 square feet in NoHo, the Bowery and the northern East Village.
Against that set, 347 Bowery competes on privacy and scale rather than on amenity. There is no fitness center, no residents' lounge and no full-time doorman. What there is instead is a whole floor plate across two levels, private outdoor space on most lines, and a Selldorf exterior on a corner. Buyers who weight amenity heavily will find better value in the larger NoHo condominiums; buyers who weight floor plate and quiet will not find many alternatives at this unit count. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent closings at this building, curated by The Roebling Team research desk. 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 |
|---|---|---|---|---|---|
| May 27, 2025 | 9 | 3 BR · 3.5 BA · 2,900 sf | $6,200,000 | $2,138/sf | -8.1% |
| Feb 28, 2022 | 7 | 3 BR · 3.5 BA · 2,891 sf | $6,100,000 | $2,110/sf | -5.4% |
| Oct 29, 2021 | 5 | 3 BR · 3.5 BA · 2,891 sf | $5,750,000 | $1,989/sf | -4.2% |
| Oct 29, 2020 | 3 | 2 BR · 3 BA · 2,443 sf | $4,999,999 | $2,047/sf | -13.0% |
| Jul 3, 2020 | 9Sponsor Sale | 3 BR · 3.5 BA · 2,891 sf | $7,500,000 | $2,594/sf | +0.0% |
| Jul 2, 2020 | R9Sponsor Sale | 2,891 sf | $6,575,000 | $2,274/sf | off-mkt |
| Jun 29, 2017 | PHSponsor Sale | 4 BR · 3,943 sf | $16,200,000 | $4,109/sf | -4.7% |
| Jun 28, 2017 | R3Sponsor Sale | 2,546 sf | $6,155,662 | $2,418/sf | off-mkt |
Market read. Most recent trades (2025) cleared a median $2,138/sf across 1 sale. Median listing discount 5.4% 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 1-00459-7503) 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
Ignore the PLUTO year built. City data says 2015. The first certificate of occupancy issued in May 2017 and the final one in August 2021. Any analysis that ages the building from 2015 starts two years wrong.
Map the lot-line windows. The offering plan names them: north façade, floors five, seven, nine and eleven, plus three windows on the second floor east. Establish which windows in your residence sit on a lot line and what the neighboring lots could support.
Five units is the risk and the reward. You get a full-floor duplex in a nearly private building. You also get a five-way split on every capital expense and a very small board. Read the financials.
Ask about the third-floor terrace. It is a residential common element reached by easement through part of Unit R-3, which shapes how much it actually gets used.
Underwrite full taxes. No abatement, and none is coming.
Walk the corner at different hours. The Bowery at East 3rd Street is a working corridor with real nighttime activity. Test the acoustic performance yourself rather than taking it on faith.
What to know if you’re selling
Lead with the plate, not the amenity list. There isn't an amenity list. There is a whole floor of a Selldorf building, on two levels, with outdoor space.
Be direct about the lot-line windows. They are disclosed in the offering plan and a competent buyer's attorney will find them. Presenting them alongside the sprinkler compliance and the adjacent zoning picture is stronger than letting them surface in diligence.
Set expectations on absorption. The original sellout ran five years. Pricing to a narrow, specific pool rather than to the aspiration is what clears.
Bring current financials. At five residences, buyers underwrite the association as much as the apartment.
Comparable buildings
If you're considering 347 Bowery, also evaluate:
- 52 East 4th Street (52E4) — same block, separate condominium; ground-up new construction with a larger unit count and deeded parking
- 1 Bond Street (Robbins & Appleton Building) — the landmarked loft-conversion alternative a block west, with joint living-work units
- 25 Bond Street — 2008 boutique NoHo condominium; the closest peer on scale and privacy
- 40 Bond Street — 2007 NoHo condominium; the marquee architectural alternative at a higher tier
- 48 Bond Street — boutique NoHo building structured as a cooperative; a different ownership form on the same streets
- 250 Bowery — condominium further south on the Bowery, at larger scale
- 195 Bowery — Bowery condominium with a comparable boutique unit count
- 199 Bowery (NoLiTa Place) — built as a rental and converted; the value alternative on the same avenue
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across East Village + NoHo — read The Roebling Team Guide to East Village + NoHo.
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.
Considering a move at 347 Bowery?
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