- Year built
- 1905
- Type
- Condominium
- Units
- 25
- Landmark status
- Not an individual landmark; in the Tribeca West Historic District
- NYC Landmarks Preservation Commission records, updated February 2026
- Leasing by owners
- Permitted with conditions
- Pets
- Pets permitted; species and limits not stated
- Washer/dryer
- Permitted
- Doorman
- Full-time doorman
Every recorded sale at this building, 2005–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2026 to date
- $2,519
- floor-adjusted, 1 sale
- Listing discount
- 3.4%
- Recorded sales
- 47
- On record
- 2005–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 48 Beach Street 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.
48 Beach Street is a boutique Tribeca loft condominium — a small, 25-residence building in the early-20th-century commercial-loft tradition that defines the neighborhood's residential character. Where Tribeca's marquee addresses are now the large full-service conversions and new-construction towers, 48 Beach occupies the other end of the Tribeca spectrum: the intimate, low-density loft building where the appeal is scale, light, and the architectural authenticity of the original 1905 masonry structure rather than a deep amenity program.
Architectural character. The building dates to 1905, built in the era when Beach Street and its surrounding blocks between Greenwich and Hudson functioned as a commercial and warehouse district. The adaptive reuse of that period stock — generous floor plates, substantial window openings, and the structural language of the early-20th-century loft — is the foundation of the building's residential appeal. Buyers drawn to 48 Beach are typically drawn to the loft format itself: ceiling height, light, and the proportions that original industrial construction enables.
Location within Tribeca. Beach Street between Greenwich and Hudson sits in the residential heart of Tribeca, within walking proximity to the neighborhood's dining, retail, and waterfront ecosystem and well-connected to the Financial District corridor and Lower Manhattan transit. The block's character is quiet and residential — a contrast to the heavier-traffic corridors elsewhere downtown.
The boutique scale is the point. At 25 residences, 48 Beach is a small building. That scale shapes everything about the ownership experience — a lean amenity program rather than a deep hotel-grade package, and a correspondingly low-key building. Buyers who want a full-service tower with concierge, pool, and spa will look to the larger Tribeca conversions; buyers who want a quiet, architecturally authentic loft building at intimate scale are the natural audience here.
Architecture and unit composition
The building is the original 1905 Tribeca loft/warehouse structure, adapted for residential use. The masonry construction and loft-format floor plates of the era produce residences with the proportions Tribeca buyers associate with the neighborhood's authentic loft stock — generous window openings, substantial ceiling heights, and floor plates that suit open, flexible living configurations.
The conversion produced 25 residences within the building's original envelope. Apartment scale, configuration, and renovation state vary by unit — as is typical of boutique Tribeca loft buildings, the apartment-level finish and layout can differ meaningfully from residence to residence. Confirm unit-specific square footage, configuration, and condition at offer stage.
The architectural appeal is the loft format and the original building character. Buyers evaluating 48 Beach should view apartments in person to assess light, exposure, ceiling height, and the specific renovation state of any unit under consideration — these are the variables that drive value in a boutique loft conversion.
Building operations
48 Beach Street operates as a boutique residential condominium of 25 residences with a full-time doorman. Review the current budget, audited statements and any assessments rather than inferring the operating cost from the building's size.
As a condominium, there is no co-op board admission; leasing is permitted with conditions and pets are permitted, while pied-à-terre use and foreign-buyer ownership should be confirmed in the declaration and bylaws. Buyers should review the offering plan, current house rules, and recent financial statements during due diligence for the building's specific provisions.
Common charges and property taxes, the reserve position, and any planned capital work are all material to underwriting a purchase here. Review the current financials and the building's capital-improvement posture 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
10 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Buyer | When With the application | Amount $700 | Refundable Not stated |
| Credit Reports FeeRequired | Paid by Buyer | When With the application | Amount $200 From each purchaser named on the contract - plus any additional occupants | Refundable Not stated |
| Waiver Of Right Of First Refusal | Paid by Seller | When With the application | Amount $350 | Refundable Not stated |
| Closing Administrative Fee | Paid by Buyer | When At closing | Amount $225 | Refundable Not stated |
| Expedited Closing FeeConditionalConditions: Less than 48 hr notice | Paid by Buyer | When At closing | Amount $400 | Refundable Not stated |
| Postponement Fee | Paid by Buyer | When At closing | Amount $400 | Refundable Not stated |
| Working Capital Reserve Fund FeeRequired | Paid by Buyer | When At closing | Amount Equal to two (2) month's common charges | Refundable Not stated |
| Closing Administrative Fee | Paid by Seller | When At closing | Amount $225 | Refundable Not stated |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move In Deposit | Paid by Buyer | When With the application | Amount $1,000 | Refundable Not stated |
| Move Out Deposit | Paid by Seller | When With the application | Amount $1,000 | Refundable Not stated |
Rental or lease
5 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Waiver of Right of First Refusal | Paid by Landlord | When With the application | Amount $350 | Refundable Not stated |
| Application Fee | Paid by Tenant | When With the application | Amount $350 | Refundable Not stated |
| Credit Report FeePer applicantRequired | Paid by Tenant | When With the application | Amount $200 Per applicant - plus any additional occupants | Refundable Not stated |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move In Deposit | Paid by Tenant | When With the application | Amount $1,000 | Refundable Not stated |
| Move Out Deposit | Paid by Tenant | When With the application | Amount $1,000 | Refundable Not stated |
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.
Financing and purchase requirements
- Guarantors
- PermittedSource: building management's published schedule, as of September 2026
- Parent buying for an employed child
- PermittedSource: building management's published schedule, as of September 2026
- Parent buying for a student child
- PermittedSource: building management's published schedule, as of September 2026
Sublet and pied-à-terre policy
A condominium owner leasing a unit and a co-op shareholder subletting are different rules, and a building-wide rule is different from a restriction on one apartment. This is the building's rule; confirm it for the specific apartment.
- Leasing by owners
- Permitted with conditionsUnit owners may sublet immediately.Source: building management's published schedule, as of September 2026
- Pied-à-terre ownership
- Not verified
Considering an apartment here? Send Corey the listing to discuss the sublet and pied-à-terre rules for that apartment.
Pets and in-unit washer/dryer
- Pets
- Pets permitted; species and limits not statedSource: building management's published schedule, as of September 2026
- In-unit washer/dryer
- PermittedSource: building management's published schedule, as of September 2026
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 + taxes, per room
- $1,338 per room a monthMedian of 5 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges + taxes, per square foot
- $2.61 per square foot a monthMedian of 6 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges alone, per square foot
- $1.12 per square foot a monthMedian of 4 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
- Real estate taxes alone, per square foot
- $1.54 per square foot a monthMedian of 4 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
- Full-time doormanSource: The Roebling Team's building profile
- Concierge
- YesSource: recent listing records
- Elevator
- YesSource: NYC Department of City Planning records (PLUTO)
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
- $0 (under cap)
- Per unit / month range
- —
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).
Penalties shown are amounts DOB assessed against filings on record across 2005–10 to 2020–25. The FISP dataset does not record whether they were paid, contested or remain open, so treat the figure as history rather than a current balance and confirm the building’s standing with the managing agent.
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed October 2026.
Recent sales
48 Beach Street trades as a boutique Tribeca loft condominium, and pricing is best read at the apartment level rather than through building-wide averages. In a 25-residence building, individual residences vary in square footage, exposure, ceiling height, floor, and renovation state — and each of those variables moves per-square-foot pricing materially. A clean, fully renovated loft with strong light will price differently from an unrenovated unit of similar footprint.
Per-square-foot context at 48 Beach should be drawn from current, verified comparable sales at the building and at directly comparable Tribeca loft conversions — confirm at offer stage. We do not publish speculative pricing; the right analysis is apartment-specific, built from recorded transfers and active inventory at the time you are transacting.
For buyers and sellers alike, the analysis that matters is the comparable set: recent sales within 48 Beach where available, plus directly comparable boutique Tribeca loft conversions, adjusted for floor, exposure, scale, and condition. We build that analysis at the apartment level for any client transacting at the building.
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 |
|---|---|---|---|---|---|
| Feb 2, 2026 | 3C | 3 BR · 2.5 BA · 2,793 sf | $6,275,000 | $2,247/sf | -3.4% |
| Apr 15, 2025 | 6A | 2 BR · 2.5 BA · 2,297 sf | $5,350,000 | $2,329/sf | -2.7% |
| Apr 11, 2025 | B3 | 3 BR · 2.5 BA · 2,569 sf | $6,000,000 | $2,336/sf | -6.2% |
| Feb 21, 2025 | PH2 | 3 BR · 3.5 BA · 3,006 sf | $6,675,000 | $2,221/sf | -4.6% |
| Jul 18, 2024 | 6D | 3 BR · 2.5 BA · 2,557 sf | $5,250,000 | $2,053/sf | — |
| Jan 5, 2024 | 1C | 3 BR · 2.5 BA · 3,535 sf | $5,800,000 | $1,641/sf | -3.3% |
| Feb 9, 2023 | 3A | 2 BR · 2.5 BA · 2,300 sf | $3,850,000 | $1,674/sf | -11.5% |
| Jul 20, 2022 | PH2 | 3 BR · 3.5 BA · 3,006 sf | $6,750,000 | $2,246/sf | +0.0% |
Market read. Most recent trades (2026 to date) cleared a median $2,519/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 3.4% 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 1-00188-7505; 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.
What would your apartment rent for?
Enter your apartment and I'll send you what it would rent for, from comparable closed leases at 48 Beach Street and nearby.
At the recent median sale of $6.14M (4 sales in the past 24 months, since November 3, 2024), a buyer putting 25% down would pay about $291,968 to close, or 4.8% of the price.
- Mansion tax: $138,094
- Mortgage recording tax: $88,610
- Title insurance: $27,619
- Attorneys, lender, building fees, reserves and filings: $37,645
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
The loft format is the appeal — view in person. The value proposition is the original 1905 building's loft proportions: light, ceiling height, and floor-plate character. These vary by unit. View any apartment in person and at multiple times of day to assess exposure and light.
Renovation state drives value. In a boutique loft conversion, apartment-level condition varies widely. Underwrite the cost and scope of any work a unit needs, and price accordingly.
Review building specifics during due diligence. Amenity program, staffing, house rules, common charges, the reserve position, and any planned capital work all matter at a small building. Review the offering plan, current house rules, recent financial statements, and board minutes during due diligence.
Condo flexibility. Leasing by owners is permitted with conditions and pets are permitted (species and limits not stated); confirm pied-à-terre use and foreign or entity ownership in the declaration, bylaws and house rules during due diligence.
Mansion tax may apply. Depending on price, the mansion tax and its cliff thresholds may apply. Run pricing through the Mansion Tax Calculator.
What to know if you’re selling
Pricing is apartment-specific. Comparable sales in a 25-residence building are limited and heterogeneous — floor, exposure, scale, and renovation state all drive variation. Build pricing from the right comparable set rather than building-wide averages.
The loft character is the marketing story. The original 1905 building, the loft proportions, and the boutique scale are the differentiators. Present light, ceiling height, and the authentic Tribeca loft character clearly.
Boutique-building buyers are a specific audience. The natural buyer wants the intimate, architecturally authentic Tribeca loft experience rather than a full-service tower. Marketing should reach that buyer directly.
Closing timelines are condo-standard. Condominium transactions typically close in roughly 30–60 days from contract — confirm specifics for your situation.
Comparable buildings
If you're considering 48 Beach Street, also evaluate:
- 443 Greenwich Street — CetraRuddy / MetroLoft Tribeca loft conversion (2014–2016); larger, full-service, privacy-driven
- 70 Vestry Street — RAMSA / Related Tribeca waterfront condominium (2018)
- 56 Leonard Street — Herzog & de Meuron Tribeca "Jenga Building" (2017)
- 108 Leonard Street — landmark Tribeca conversion of the former New York Life building
- 155 Franklin Street — an 1882 Tribeca condominium
- 195 Hudson Street — a 1929 Tribeca condominium
More Tribeca buildings
- 46 Lispenard Street — 1866 condominium
- 47 Hudson Street — 1881 co-op
- 47 Walker Street — 1867 condop
- 50 Franklin Street — 2007 condominium
- 50 White Street — 1865 co-op
- 49 Chambers Street — 1912 condominium
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.
Considering a move at 48 Beach Street?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
646.939.7375 · c.cohen@compass.com