377 Rector Place (Liberty House)
377 Rector Place, New York, NY 10280
Battery Park City
BBL 1000167501 · BIN 1000061
- Year built
- 1986
- Type
- Condominium
- Units
- 237
- Floors
- 28
- Landmark
- No
- Pets
- Permitted (cats and dogs) with management approval
- Subletting
- Permitted under condominium rules — confirm current policy at offer stage
- Pied-à-terre
- Allowed
Every recorded sale at this building, 2004–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf (floor-adjusted)
- $1,118
- Listing discount
- 3.2%
- Recorded sales
- 164
- On record
- 2004–2026
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377 Rector Place — marketed as Liberty House — is the Milstein-developed member of the three "Liberty" towers at Rector Place, and the most harbor-oriented of the group. Developer Milstein Properties commissioned James Stewart Polshek & Partners (now Ennead Architects), and the resulting 28-story red-brick tower turns its principal façade toward the Statue of Liberty, with a decorative "lighthouse" crown that has made it one of the more recognizable silhouettes in Battery Park City. Completed in 1986, the building fronts Rector Park and the Hudson River Esplanade, and its harbor-facing apartments carry direct Statue of Liberty, Ellis Island, and Hudson River views.
Battery Park City is a planned residential district built on landfill at the southwestern tip of Manhattan under the Battery Park City Authority (BPCA), a New York State public-benefit corporation. The neighborhood's defining feature — for buyers and sellers alike — is that the land beneath every building is owned by the BPCA and leased rather than sold. That structure produces a specific carrying-cost profile and a specific due-diligence checklist that set Battery Park City condominiums apart from fee-simple buildings elsewhere in Lower Manhattan.
Architecture and unit composition
The 237 residences range from studios and one-bedrooms to larger family layouts, including upper-floor units and a penthouse tier. The building's angled orientation toward the harbor produces a high proportion of apartments with Statue of Liberty and Hudson River exposures. The Polshek design steps down toward the street in stepped setbacks and is crowned by the building's signature lighthouse ornament. The Esplanade — Battery Park City's continuous Hudson River waterfront promenade — is at the building's doorstep, and Rector Park sits immediately across the street.
Building operations
377 Rector Place operates as a full-service condominium with a 24-hour attended lobby, full-time doorman, concierge, and live-in superintendent. The building has an on-site parking garage — a meaningful convenience in Lower Manhattan — along with on-site laundry, a bike room, and a common roof deck. Residents have access to the Terrace Club fitness center and its indoor pool, typically for an additional fee, shared across the Liberty buildings.
Carrying costs reflect the Battery Park City structure: common charges plus PILOT and ground-rent pass-throughs. Buyers should obtain current figures and review the building's financials and reserve position during diligence.
Ground lease
The defining structural fact at 377 Rector Place is the ground lease. The building sits on land owned by the Battery Park City Authority; the condominium holds a long-term sublease rather than fee title to the land. In 2023, New York State extended the BPCA master ground lease by 50 years — from its prior 2069 expiration to 2119 — materially lengthening the runway that had concerned Battery Park City buyers and lenders through the prior decade.
The practical consequence is that carrying costs include ground rent and PILOT (payments in lieu of taxes) obligations passed through to residents, on top of ordinary common charges. Buyers should model the full monthly carry — common charges plus PILOT and ground-rent pass-throughs — and should review the current ground-lease terms, any scheduled ground-rent resets, and the building's most recent financial statements during due diligence. The numbers are knowable and should be run before an offer.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $44,187/yr
- Per unit / month range
- $0 – $16
- Modeled exposure split equally across 237 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.
Management & transfer contacts
- Sublet policy
- Lease/sublet renewals handled off-platform via
- Notable fees
- No smoking; no short-term/AirBnB; open houses not permitted; subject to BPCA land lease
Recent sales
377 Rector Place trades as a full-service Battery Park City condominium, with pricing that reflects the building's harbor orientation, its on-site garage, and the carrying-cost structure of the ground-lease district. Harbor-view upper-floor units and the penthouse tier sit at the top of the building's range. As at any Battery Park City building, pricing is sensitive to the ground-lease runway and to prevailing common-charge and PILOT levels, which move over time; current apartment-level comparable analysis is the right basis for any pricing decision.
Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
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 |
|---|---|---|---|---|---|
| Aug 17, 2026 | 26B | 2 BR · 1 BA · 821 sf | $1,125,000 | $1,370/sf | -2.2% |
| Apr 16, 2026 | 19B | 2 BR · 1 BA · 821 sf | $960,000 | $1,169/sf | -3.5% |
| Apr 8, 2026 | 20B | 1 BR · 1 BA · 821 sf | $1,205,000 | $1,468/sf | +0.5% |
| Mar 26, 2026 | 7K | 1 BR · 1 BA · 688 sf | $780,000 | $1,134/sf | -2.4% |
| May 15, 2025 | 22C | 2 BR · 1 BA · 766 sf | $995,053 | $1,299/sf | -8.7% |
| Mar 25, 2025 | 16A | 1 BR · 1 BA · 652 sf | $850,000 | $1,304/sf | -4.0% |
| Jan 23, 2025 | 5K | 1 BR · 1 BA · 688 sf | $742,000 | $1,078/sf | -11.1% |
| Jun 27, 2024 | 23D | 814 sf | $2,600,000 | $3,194/sf | off-mkt |
Market read. Most recent trades (2026) cleared a median $1,118/sf (floor-adjusted) across 4 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 3.2% 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 1-00016-7501). 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.
At the recent median sale of $960K (7 sales since 2024), a buyer putting 25% down would pay about $34,786 to close, or 3.6% of the price.
- Mansion tax: $0
- Mortgage recording tax: $13,860
- Title insurance: $4,320
- Attorneys, lender, building fees, reserves and filings: $16,606
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
Underwrite the ground lease. Confirm the current ground-lease terms, the 2119 runway, any scheduled ground-rent resets, and the current PILOT structure. Model the full monthly carry, not just common charges.
The garage is a real amenity. On-site parking is uncommon and valuable in Lower Manhattan; confirm availability and cost.
Views drive value. Harbor- and Statue of Liberty–facing upper-floor units command the building's premium; confirm exposure and view permanence for any specific apartment.
Condo flexibility applies. 30–45 day closings are typical; pets, pied-à-terre, and investor use are generally permitted — confirm current policy at offer stage.
What to know if you’re selling
Lead with the harbor orientation and the 2119 runway. The lease extension removed a material overhang that dampened pricing across Battery Park City for years; the story should be told clearly.
The Milstein/Polshek pedigree and the garage are differentiators. Both distinguish Liberty House within the Rector Place group.
Price at the apartment level. Exposure, floor, and view drive substantial variation across the building's 237 units.
Comparable buildings
If you're considering 377 Rector Place, also evaluate:
- 380 Rector Place (Liberty Terrace) — sister Battery Park City condominium on the same street; Franzen design, shared Terrace Club amenity
- 20 West Street (The Downtown Club) — landmark Art Deco Financial District condominium on fee-simple land; no ground lease
More Financial District buildings
- 273 Water Street — condominium
- 275 Water Street — 1896 co-op
- 330 Pearl Street — 1882 condominium
- 380 Rector Place (Liberty Terrace) — 1986 condominium
- 415 Washington Street (415 Washington Street) — 2010 condominium
- 429 Greenwich Street (429 Greenwich Street) — 1887 condominium
The neighborhood
For the full corridor — architecture, transit, and pricing across Financial District — read The Roebling Team Guide to Financial District.
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.
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