465 Washington Street

The floor-through plan is the reason to buy here. Units 2 through 5 fill the original loft floors at roughly 2,775 square feet each; Units 6 through 10 fill the added floors at roughly 1,960 square feet each. There are no shared corridors on residential floors, no interior neighbors, and light on all available exposures — the classic advantage of a narrow-lot loft conversion, and one that new construction at this price rarely delivers.

Outdoor space is distributed unevenly and it matters. Unit 6 takes a roughly 800-square-foot setback terrace on the roof of the fifth floor, which is the largest private outdoor allocation in the building and sits at the seam between the old structure and the addition. Units 9 and 10 carry small private roof terraces of roughly 226 and 242 square feet. A third terrace of roughly 760 square feet on the roof is a common recreational facility reserved to the residential owners. All of these are limited common elements, and the declaration governs their maintenance and alteration.

The top of the building has since changed shape. City records show a 2022 filing for interior renovation of a "9th and 10th floor penthouse unit," and the two unit lots have been deeded together. The two smallest floor-throughs at the top of the stack now function as a duplex penthouse, which reduces the effective residential count in the building even though the unit lots remain separate.

The lower floors read as loft — original brick, large fixed-pane glazing, high ceilings — and the upper floors read as new construction. Buyers should walk both halves of the building; they are different products at different price points inside one condominium.

Nine residences carrying an attended lobby, a cellar fitness room, bike and cold storage, and a landscaped common roof terrace is a heavy service load for a small denominator. The building's operating budget is the document that matters, not the amenity list, and prospective buyers should read it alongside the reserve position rather than reasoning from the common-charge figure.

Two structural items deserve attention. First, the commercial unit at the base carries its own common-charge and tax allocation, and the sponsor conveyed it separately in 2024; the current allocation between the residential and commercial sections should be checked against the current budget. Second, ACRIS records an easement instrument against the parent lot from 2014, recorded during the development period. The offering plan separately discloses that a proposed cellar studio easement was deleted by the First Amendment. Any buyer's counsel should pull and read the recorded easement, because a small lot in a special district can carry light, air and access encumbrances that do not surface in a title summary.

Finally, this is a conversion of an 1900s structure with a modern superstructure on top, which means two different maintenance regimes in one building: masonry and window restoration below, curtain-wall and roofing systems above. The façade inspection cycle should be reviewed with that split in mind.

Ownership form: Condominium. Purchases close through a right of first refusal rather than a cooperative board approval.

Sponsor position and board control — read the plan. The offering plan's Special Risks section discloses that the sponsor retains the unconditional right to rent rather than sell units after consummation, that sponsor may control the board of managers for up to two years from the first unit closing, and that for up to five years the board may not make additions or alterations to the common elements, or assess for reserves beyond a stated threshold, without the sponsor's consent. Those restrictions run from the first closing, which occurred in 2022. A buyer should establish where in that timeline the building currently sits and whether the sponsor retains any unit.

Pied-à-terre, subletting, LLC, trust and foreign ownership: All permitted under the standard condominium framework, with LLC and trust ownership present in the recorded deeds.

Storage: Conveyed under a license agreement with no monthly fee, available only with a residence, per the offering plan. Confirm the license is properly assigned at closing.

Pets, financing ceiling and flip tax: None of the three is documented in the plan materials on file or in public records. Confirm all three with the managing agent.

Real estate taxes: No exemption of any kind appears on any unit lot in the FY2027 assessment roll. Underwrite full unabated taxes against the current bill.

Recent sales

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.

Market read. Most recent trades (2025) cleared a median $2,219/sf across 2 sales. Median listing discount 6.1% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00595-7510) 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.

Ignore PLUTO's alteration data. The city's file shows no alteration year for this lot. Five of its ten stories were built after 2010. Any automated valuation or age-based analysis using that record will be wrong.

Know which half of the building you are in. Floors 2 through 5 are the original loft at roughly 2,775 square feet; floors 6 through 10 are the addition at roughly 1,960 square feet. Different sizes, different construction, different prices.

Read the outdoor-space allocations in the declaration. The terraces are limited common elements with specific maintenance and alteration rules, and they are distributed unevenly across the stack.

Pull the recorded easement. An easement instrument sits on the parent lot from 2014. Have counsel read it.

Establish the sponsor's position on the board. The plan's control and consent provisions run for two and five years from the first closing in 2022.

Underwrite full taxes. No abatement of any kind.

Sell the full floor. No interior neighbors, no shared residential corridors, light on every available exposure. That is the argument, and new construction at this size cannot make it.

Correct the city record up front. Buyers will pull data showing a 1900 building with no alterations. Explaining the Loft Law legalization and the 2010 vertical enlargement turns a data problem into a credibility advantage.

Price by tier. Original-loft floors and addition floors are separate comparable sets within one building. A building-wide average misprices both.

Distinguish 481 Washington Street. It is a different condominium on the same block. Buyers and appraisers conflate them.

If you're considering 465 Washington Street, also evaluate:

• 466 Washington Street — directly across the street; the nearest true peer by address and scale
• 450 Washington Street — the larger, newer alternative on the same street
• 479 Greenwich Street — boutique loft conversion one block east
• 475 Greenwich Street — Greenwich Street conversion at comparable unit scale
• 505 Greenwich Street — the full-service condominium alternative nearby
• 28 Laight Street — landmark-district loft conversion just south; useful contrast on what designation changes
• 92 Laight Street — small-scale Tribeca loft building with a similar buyer profile
• 15 Renwick Street — Hudson Square new construction; the modern alternative in the same submarket
• 22 Renwick Street — boutique Hudson Square condominium of comparable unit count
• 570 Broome Street — the large full-amenity Hudson Square alternative