- Year built
- 1900
- Type
- Condominium
- Units
- 24
- Floors
- 9
- Subletting
- Permitted under the condominium declaration — confirm at offer stage
- Pied-à-terre
- Generally allowed in condominiums; not confirmed for this building
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Pets
- Pets permitted; species and limits not stated
- Doorman
- No doorman
Every recorded sale at this building, 2004–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2025
- $1,764
- floor-adjusted, 1 sale
- Listing discount
- 3.3%
- Recorded sales
- 29
- On record
- 2004–2025
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38 Warren Street is a boutique loft condominium in the heart of Tribeca, on the Warren Street block between Church Street and West Broadway. It belongs to the category of Tribeca address that buyers seek deliberately: a turn-of-the-century loft building, adapted to for-sale residential use at intimate scale, on one of the neighborhood's quieter, more residential corridors a short walk from the Financial District corridor, the Hudson River Park, and the dining and retail ecosystem that defines lower Manhattan's most established luxury residential district.
What distinguishes a building like 38 Warren is scale and character rather than amenity volume. With 24 residences, the building sits at the boutique end of the Tribeca condominium spectrum — a deliberate contrast to the large-format, heavily amenitized new-construction and conversion towers that have defined the neighborhood's post-2010 development cycle. Buyers who respond to 38 Warren are typically choosing the loft-building experience: the proportions, ceiling heights, window scale, and material character that a 1900-era Tribeca structure provides, in a low-density building.
Tribeca's appeal as a residential market rests on exactly this combination — historic loft architecture, cobblestone-and-brick streetscape, proximity to the waterfront and the Financial District, and a school and family ecosystem that has made the neighborhood one of downtown Manhattan's most durable luxury submarkets. 38 Warren participates in that market as a boutique, character-driven option rather than a full-service tower, and its value proposition should be read in that light.
Architecture and unit composition
The original 1900 structure is a Tribeca commercial loft building — masonry construction with the floor-plate proportions and fenestration of the district's early-20th-century industrial stock. The 2001 residential conversion adapted that structure to 24 for-sale condominium residences across nine stories.
Loft conversions of this vintage and scale typically deliver the architectural qualities buyers come to Tribeca for: generous ceiling heights, substantial window openings, and floor plates that allow for open, light-filled layouts. Apartment-level configuration, finish state, and renovation history vary residence to residence in boutique conversion buildings of this kind, and the per-apartment details — square footage, exposure, outdoor space, and finish package — should be reviewed individually rather than assumed from the building profile. We confirm apartment-specific particulars at offer stage.
As with any historic loft conversion, the relationship between the preserved original structure and the modern systems introduced during conversion is a meaningful diligence item. Buyers should review the offering plan, building systems documentation, and any engineering reporting to understand the condition of the building envelope, mechanicals, and common elements.
Building operations
38 Warren Street operates as a boutique residential condominium. The building runs a video-intercom (no-doorman) service model with a full-time superintendent, and offers an elevator, a gym, a roof deck, bike storage, and in-unit laundry. As a boutique loft condominium, it runs leaner operations than a full-service tower, which is reflected in both the resident experience and the carrying-cost profile.
Common charges and property taxes for any specific residence should be reviewed at the apartment level. The condominium permits pied-à-terre use, subletting, pets, and foreign-buyer ownership under the declaration. The building's precise sublet policy, reserve adequacy, any planned capital work, and the maintenance posture are standard diligence items for a conversion of this vintage; review the offering plan, current house rules, and recent financial statements during due diligence.
Application and transaction fees
Fees below are from building management's published schedule, as of September 2026. They are shown as published, item by item; no total is added because the total depends on the transaction. Deposits are listed apart from nonrefundable charges.
Purchase
5 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Fee | Paid by Buyer | When With the application | Amount $650 | Refundable Non-refundable |
| Credit Check FeePer applicantRequired | Paid by Buyer | When With the application | Amount $150 per additional applicant and any occupant 18 or older residing in the unit (Note: International credit checks may cost more. | Refundable Non-refundable |
| Move In Fee | Paid by Buyer | When With the application | Amount $500 | Refundable Non-refundable |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move In Deposit | Paid by Buyer | When With the application | Amount $600 | Refundable Refundable |
| Move Out Deposit | Paid by Seller | When With the application | Amount $600 | Refundable Refundable |
Rental or lease
7 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move Out Fee | Paid by Landlord | When With the application | Amount $500 | Refundable Non-refundable |
| Application Processing Fee | Paid by Tenant | When With the application | Amount $600 (includes one free credit check) | Refundable Non-refundable |
| Credit Check FeePer applicant | Paid by Tenant | When With the application | Amount $20 per additional applicant after free credit check and any occupant 18 or older residing in the unit. | Refundable Non-refundable |
| Move In Fee | Paid by Tenant | When With the application | Amount $500 | Refundable Non-refundable |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move Out Deposit | Paid by Landlord | When With the application | Amount $600 | Refundable Refundable |
| Move In Deposit | Paid by Tenant | When With the application | Amount $600 | Refundable Refundable |
Lease renewal
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Fee | Paid by Tenant | When With the application | Amount $300 | Refundable Non-refundable |
Management updates its schedule without a public filing. The date is when management last updated the page, not when a rule changed. Confirm the current schedule with management before you apply.
Considering an apartment here? Send Corey the listing to discuss the building's costs and purchase requirements.
Own an apartment here? Request an apartment-specific pricing review.
Pets and in-unit washer/dryer
- Pets
- Pets permitted; species and limits not statedSource: The Roebling Team's building profile
- In-unit washer/dryer
- Not verified
Considering an apartment here? Send Corey the listing to confirm the pet and washer/dryer rules for that apartment.
Monthly carrying charges in recent sales
- Common charges alone, per square foot
- $0.76 per square foot a monthMedian of 3 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
- Real estate taxes alone, per square foot
- $0.63 per square foot a monthMedian of 3 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
Common charges plus real estate taxes, combined into one monthly figure the way New York condominium listings show them. Add a mortgage payment for the monthly outlay. The split into common charges and taxes comes from the listings that also give the annual tax, a different sample, so the two lines need not add up exactly to the combined median; a tax abatement can hold taxes below the full amount until it expires. A summary of recorded sales and listings, not a current bill; charges change.
Building staffing and amenities
- Doorman
- No doormanSource: The Roebling Team's building profile
- Virtual or video entry
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of Buildings elevator records
- Amenities noted
- Fitness room, roof deck, bike storageSource: The Roebling Team's building profile
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent. Outdoor space, parking and some facilities can belong to particular apartments or to a separate owner; confirm access for the specific apartment.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $23,176/yr
- Per unit / month range
- $0 – $80
- Modeled exposure split equally across 24 units (the residential count on the city's lot record). Not an assessed amount; condominium owners are typically charged by each unit's common-interest percentage.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed October 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available FISP filing classified the facade as Safe — no repairs were required at that inspection. A filed Safe grade is not a guarantee of current condition: owners still maintain the facade and, where required, observe parapets each year. Future inspection timing (Local Law 49 of 2025 changed the cycle framework from October 1, 2026), repair and any assessment decisions remain building-specific.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — a licensed professional engineer or registered architect who meets DOB’s FISP qualifications and signs the report (the independent expert, not the managing agent).
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed October 2026.
Recent sales
Pricing at 38 Warren should be read at the apartment level, within the broader Tribeca boutique-loft submarket. Tribeca per-square-foot pricing varies widely by building, by apartment, and by condition — historic loft conversions, marquee new-construction towers, and waterfront product trade at meaningfully different ranges, and within any single building, view, exposure, floor, outdoor space, and finish state drive substantial variation. We do not publish a building-level per-square-foot figure here because a single number would mislead more than it informs; the right comparable analysis is apartment-specific and current.
For a buyer or seller evaluating a transaction at 38 Warren, the productive exercise is a tailored comparable set: recent closings at peer boutique Tribeca loft conversions, adjusted for the specific residence's configuration, condition, and outdoor space, read against the building's carrying-cost profile. We assemble that analysis at the apartment level using The Roebling Research Library and NYC Department of Finance recorded transfers, and we confirm the specifics at offer stage rather than relying on neighborhood averages.
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 |
|---|---|---|---|---|---|
| Jul 29, 2025 | 2C | 3 BR · 2,815 sf | $4,000,000 | $1,421/sf | — |
| Jun 28, 2024 | 2B | 3 BR · 2.5 BA · 2,263 sf | $3,300,000 | $1,458/sf | -5.6% |
| Sep 27, 2022 | 9A | 2 BR · 2 BA · 1,248 sf | $2,825,000 | $2,264/sf | +0.0% |
| Apr 29, 2022 | 7C | 2 BR · 2 BA · 1,850 sf | $3,100,000 | $1,676/sf | +3.5% |
| Feb 3, 2022 | 6A | 2 BR · 2 BA · 1,248 sf | $2,910,000 | $2,332/sf | -9.1% |
| Dec 6, 2021 | 7B | 2 BR · 2.5 BA · 1,955 sf | $2,995,000 | $1,532/sf | -3.4% |
| Jul 16, 2021 | 8A | 2 BR · 2 BA · 1,248 sf | $2,175,000 | $1,743/sf | — |
| Jun 15, 2021 | 9B | 2 BR · 2.5 BA · 1,955 sf | $3,250,000 | $1,662/sf | +0.0% |
Market read. Most recent trades (2025) cleared a median $1,764/sf (floor-adjusted) across 1 sale. 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 3.3% 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 1-00136-7502; each condominium apartment is its own tax lot). 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.
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What to know if you’re buying
The boutique scale is the point. With 24 residences, 38 Warren offers a low-density, character-driven loft-building experience rather than a full-service tower's amenity volume. Buyers who prioritize quiet, intimacy, and historic loft architecture are the natural fit; buyers who want extensive on-site amenities may prefer the corridor's larger buildings.
Diligence on the conversion matters. This is a 1900-era loft building adapted to residential use. Review the offering plan, building systems documentation, reserve study, board minutes, and any engineering reporting to understand the condition of the historic structure and the modern systems introduced during the 2001 conversion.
Apartment-level review is essential. In boutique loft conversions, residences vary in layout, light, outdoor space, and finish state. Evaluate the specific apartment on its own terms rather than from the building profile.
Condo flexibility is real. The condominium permits pied-à-terre use, subletting, pets, and foreign-buyer ownership under the declaration; confirm the precise sublet policy during due diligence.
Run the carrying cost. Model common charges, property taxes, utilities, and insurance at the apartment level. Boutique buildings carry differently than full-service towers, and the math is residence-specific.
Mansion tax thresholds may apply. Depending on price, one or more mansion-tax cliff thresholds can apply. Run pricing through the Mansion Tax Calculator.
What to know if you’re selling
Position the boutique loft story. 38 Warren's value is in its historic character, intimate scale, and Tribeca location, not in amenity breadth. Marketing should lead with the loft architecture and the neighborhood rather than competing on services with larger towers.
Pricing requires apartment-level context. Comparables in Tribeca are heterogeneous; the right pricing analysis is residence-specific and current, adjusted for configuration, condition, and outdoor space.
Buyer reach matters in Tribeca. The buyer pool for boutique Tribeca lofts is discerning and includes downtown-focused local buyers as well as relocating and international buyers. Access to the full Tribeca and downtown buyer network is material.
Closing timelines are condo-fast. Condominium closings typically run on a 30–45 day timeline; confirm building-specific transfer requirements at offer stage.
Comparable buildings
If you're considering 38 Warren Street, also evaluate:
- 443 Greenwich Street — Tribeca loft conversion (1882 / 2014–2016); substantial-scale residences with signature privacy infrastructure
- 56 Leonard Street — Herzog & de Meuron Tribeca "Jenga Building" (2017)
- 108 Leonard Street — landmark conversion in the heart of Tribeca
- 155 Franklin Street — an 1882 Tribeca condominium
- 195 Hudson Street — Tribeca loft conversion on Hudson Street
- 111 Murray Street — Tribeca / Financial District condominium tower
More Tribeca buildings
- 37 Lispenard Street — condominium
- Warren Lofts (37 Warren Street) — 1931 condominium by Starrett & Van Vleck
- 38 North Moore Street — 1902 condop
- 39 North Moore Street — 1908 condominium
- 39 Vestry Street — condominium
- 39 White Street — 1831 condop
The neighborhood
For the full corridor — architecture, transit, and pricing across Tribeca — read The Roebling Team Guide to Tribeca.
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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646.939.7375 · c.cohen@compass.com