48 Beach Street (48 Beach Street)
48 Beach Street, New York, NY 10013
Tribeca
BBL 1001887505 · BIN 1002125
- Year built
- 1905
- Type
- Condominium
- Units
- 25
- Landmark
- Designated
- Pets
- Pets permitted under the condominium rules
- Subletting
- Permitted under the condominium declaration
- Pied-à-terre
- Allowed
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
- $2,519
- Listing discount
- 3.4%
- Recorded sales
- 47
- On record
- 2005–2026
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 — common charges support a lean operating program rather than a deep hotel-grade amenity package, and the building's daily life is correspondingly low-key. 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. As a small, 25-residence building, the operating program is correspondingly lean relative to the larger full-service Tribeca conversions.
The condominium structure provides the operational flexibility associated with for-sale condo ownership: pied-à-terre use, subletting, pets, and foreign-buyer ownership are permitted under the condominium declaration. 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.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $0 (under cap)
- Per unit / month range
- —
Facade safety — Local Law 11
The latest available FISP filing classified the facade as Safe — no repairs were required at that inspection. Facade inspections run on a fixed five-year cycle; future inspection, repair, and any assessment decisions remain building-specific.
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.
See the full facade history →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, curated by The Roebling Team research desk. Apartment-level facts are independently verified before publishing; sale prices reflect the recorded transfer amount at the NYC Department of Finance.
| 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 | off-mkt |
| 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) cleared a median $2,519/sf across 1 sale. 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) 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
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. Condominium ownership permits pied-à-terre use, subletting, pets, and foreign-buyer ownership; review the building's specific 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 — a 1882 Tribeca condominium
- 195 Hudson Street — a 1929 Tribeca condominium
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Financial District — read The Roebling Team Guide to Financial District.
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.
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.