48 Orchard Street
48 Orchard Street, New York, NY 10002
Lower East Side
BBL 1003097501 · BIN 1003999
- Year built
- 2003
- Type
- Condominium
- Units
- 26
- Floors
- 10
- Landmark
- No
- Pets
- Permitted under the condominium rules
- Subletting
- Permitted under the condominium declaration
Every recorded sale at this building, 2005–2005
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $804
- Recorded sales
- 6
- On record
- 2005–2005
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 48 Orchard 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 Orchard Street is one of the earlier purpose-built condominiums on the Lower East Side, completed in 2003 on the stretch of Orchard Street between Hester and Grand — the spine of the old garment-and-pushcart district that has since become one of downtown Manhattan's most dynamic neighborhoods. The building (recorded as the 48–50 Orchard Street Condominium) is a boutique 26-unit, 10-story elevator condominium, and it predates the wave of LES new development that followed it by a decade. That early vintage is part of the story: it established condominium ownership on a block where almost everything else was a tenement, and it has a transaction record long enough to read clearly.
The building's draw is the Orchard Street location itself — gallery-, restaurant-, and boutique-dense, with the Lower East Side's full cultural calendar at the doorstep, and the F at East Broadway and the B/D at Grand Street within a short walk. For buyers, 48 Orchard offers something the newer LES towers do not always: larger, loft-scaled apartments at a quieter unit count, in a building that has had two decades to settle into a stable operating rhythm.
In the database, 48 Orchard is the seasoned boutique LES condominium — an early-2000s building with a proven resale market, mid-market pricing, and a location at the center of the neighborhood's commercial energy.
Architecture and unit composition
The 26 residences sit across 10 floors above a ground-floor commercial unit. The apartment mix runs from one-bedrooms up to larger two- and three-bedroom homes and combination layouts, several of them loft-scaled. Ceiling heights and window sizing are generous for the neighborhood, and the 10-story height lifts upper-floor units above the surrounding low-rise roofline for open light.
The contemporary masonry-and-glass facade is straightforward; the value is inside, in the apartment scale and the Orchard Street address. As an early-2000s building, the construction and systems are mature, which is a diligence advantage — the building's capital and maintenance history is established rather than speculative.
Building operations
48 Orchard operates as a boutique condominium with an elevator, video intercom security, and common laundry, over ground-floor retail. There is no full-time doorman, which keeps common charges in check — appropriate to a 26-unit building. The commercial unit at grade contributes to the building's economics and affects the residential common-charge base.
With two decades of operating history, the building's reserve position and capital-improvement record are the key diligence items: buyers should review the financial statements, reserves, the facade and elevator maintenance history, and any assessment activity. As a pure condominium, the purchase is fast and flexible — no board approval, financing and pied-à-terre use permitted, and standard closing timelines.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $17,443/yr
- Per unit / month range
- $0 – $56
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 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.
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.
Recent sales
48 Orchard Street prices on a $/sf basis, the correct metric for condominiums (best read on a price-per-square-foot basis given the building's loft-scaled, heterogeneous layouts). The recorded transaction history is unusually deep for a boutique LES building. Pricing spans a wide range, from the smaller one-bedrooms to the largest loft and three-bedroom homes, because the layouts vary so widely: small one-bedrooms and large lofts trade at very different price points within the same address.
For pricing, the implication is that 48 Orchard is an apartment-level market: square footage, floor, light, and renovation level drive value, and the comparable set is rich enough to triangulate carefully. The largest, best-exposed loft homes anchor the top of the range; efficient one-bedrooms anchor the entry tier.
Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
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.
| Date | Unit | Apartment | Price | PPSF |
|---|---|---|---|---|
| May 24, 2005 | 4BSponsor Sale | 1,205 sf | $957,155 | $794/sf |
| May 6, 2005 | 3BSponsor Sale | 1,205 sf | $896,060 | $744/sf |
| May 3, 2005 | 3ASponsor Sale | 863 sf | $702,592 | $814/sf |
| May 2, 2005 | 4ASponsor Sale | 863 sf | $712,775 | $826/sf |
| Apr 28, 2005 | 6ASponsor Sale | 1,467 sf | $1,272,812 | $868/sf |
| Apr 27, 2005 | 2ASponsor Sale | 863 sf | $560,037 | $649/sf |
Market read. Most recent trades (2005) cleared a median $804/sf across 6 sales.
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00309-7501) 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
Condo flexibility is the headline. No board approval, financing and pied-à-terre use permitted, subletting allowed under the declaration, and standard condo closing timelines.
Diligence a 20-year-old boutique building. Review reserves, the facade and elevator history, the commercial-unit arrangement, and any assessments. The operating record is mature — read it.
Buy the apartment, not the average. Layouts here range from compact one-bedrooms to large lofts; pricing varies widely. Match the comp to the specific unit's size, floor, and condition.
Know the location. Orchard between Hester and Grand is at the commercial heart of the LES — energetic and dense, with the F and B/D close by.
What to know if you’re selling
Lead with scale and the Orchard Street address. Loft-scaled apartments at a boutique unit count, at the center of the neighborhood's commercial energy, is the marketing story.
Price to the apartment's tier. With a wide layout spread, anchor to the right comparable band — entry one-bedroom, standard two/three-bedroom, or top-tier loft.
Use the deep transaction record. Few boutique LES buildings have a comparable history this long; it supports confident pricing.
Comparable buildings
If you're considering 48 Orchard Street, also evaluate:
- 196 Orchard — full-service Orchard Street condominium with in-building Equinox
- 215 Chrystie Street — Herzog & de Meuron LES condominium
- 183 Chrystie Street — nearby LES condominium
- 50 Clinton Street — boutique LES ownership building
- 38 Delancey Street — LES condominium peer
- 31 Monroe Street — value-tier LES / Two Bridges condominium
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 Orchard Street?
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