481 Washington Street (Spice Warehouse)Recorded sales & closing prices
481 Washington Street, New York, NY 10013
24 recorded closings, 2012–2025. Sortable and searchable below.
- Recorded closings
- 24
- Date range
- 2012–2025
- Median $/sf
- $1,579
- Listing discount
- 2.8%
- Monthly carry/sf
- $2.51
- Price range
- $2.9M – $5.99M
Change in the building’s median $/sf over each window, adjusted to a floor-adjusted basis — standardized to the building’s average floor, so it reflects price rather than which floors happened to sell. (2022 marks the rate-shock inflection.) Like-for-like repeat-sale figures to follow.
The Spice Warehouse prices as boutique Hudson Square loft product: large floor plates, low unit count, minimal staffing, and a full unabated tax bill. Per square foot, the building sits in the band occupied by converted warehouse condominiums between Canal and Houston rather than in the band set by full-service Tribeca new construction, and that distinction should drive the comparable set.
Three adjustments matter in analysis here. First, unit sizes vary widely across only thirteen residences, so a building average carries almost no information; price the specific plate. Second, common charges spread a resident manager, an elevator and a masonry exterior across thirteen owners, which produces a higher per-foot carry than a larger loft building with the same amenities — read the budget, not the amenity list. Third, the absence of any abatement means the monthly number is what it appears to be from day one, with no step-up schedule to model, which is an advantage in underwriting even though the starting figure is higher than abated inventory nearby.
Comparables should come from converted loft condominiums in Hudson Square, western SoHo and northern Tribeca of similar vintage and scale. New-development towers in Tribeca and Hudson Square are a different product with different economics and a different buyer, and using them will misprice the unit. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
The complete recorded-sale history for Spice Warehouse, compiled from NYC Department of Finance transfer records and verified listing data, then enriched apartment-by-apartment by The Roebling Team research desk. Across sales with a public asking price, the building carries a median listing discount of 2.8% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy here.
Price per square foot over time
19 sales with a known square footage, by closing date.
Premium by line
What each line’s exposure is worth — its light, outlook, and orientation — measured against the building’s average sale.
Recent closings
The building’s 10 most recent market sales.
| Date | Unit | Apartment | Price | $/sf | vs. Ask |
|---|---|---|---|---|---|
| Sep 11, 2025 | 5N | 3 BR · 3 BA · 2,953 sf | $4,800,000 | $1,625 | -2.9% |
| Apr 23, 2025 | 6N | 3 BR · 3 BA · 2,953 sf | $4,832,000 | $1,636 | -3.1% |
| Feb 24, 2025 | PHS | 2 BR · 2 BA · 3,052 sf | $5,146,000 | $1,686 | -6.4% |
| Feb 10, 2025 | 1S | 3 BR · 3.5 BA · 4,106 sf | $4,250,000 | $1,035 | — |
| May 29, 2024 | 3N | 3 BR · 3 BA · 2,953 sf | $4,600,000 | $1,558 | -3.2% |
| May 23, 2023 | PHC | 1 BR · 2 BA · 1,127 sf | $2,900,000 | $2,573 | -17.0% |
| Feb 28, 2023 | 6S | 3 BR · 3 BA · 2,948 sf | $5,187,000 | $1,759 | -5.7% |
| Oct 7, 2021 | 5S | 3 BR · 3 BA · 2,948 sf | $5,100,000 | $1,730 | -7.2% |
| Feb 13, 2017 | 2S | 3 BR · 3 BA · 2,919 sf | $4,550,000 | $1,559 | -17.2% |
| Mar 14, 2016 | 4S | 3 BR · 2,948 sf | $5,985,000 | $2,030 | -7.7% |
The retrade record
Lines that have changed hands more than once in the public record — the building’s appreciation arc, apartment by apartment.
Every recorded sale
Sort any column; filter by unit or keyword. Prices are the recorded transfer amount at the NYC Department of Finance. Every sale sits in one of three states: counted in the building’s medians and trend; shown but excluded as a non-arms-length or nominal transfer; or shown and ⚑ flagged for review — a possible duplicate filing or an extreme $/sf outlier, held out of the statistics pending manual verification rather than allowed to move them.
| Apartment | ||||||
|---|---|---|---|---|---|---|
| Sep 11, 2025 | 5N | 3 BR · 3 BA | 2,953 | $4,800,000 | $1,625 | -2.9% |
| Apr 23, 2025 | 6N | 3 BR · 3 BA | 2,953 | $4,832,000 | $1,636 | -3.1% |
| Feb 24, 2025 | PHS | 2 BR · 2 BA | 3,052 | $5,146,000 | $1,686 | -6.4% |
| Feb 10, 2025 | 1S | 3 BR · 3.5 BA | 4,106 | $4,250,000 | $1,035 | — |
| May 29, 2024 | 3N | 3 BR · 3 BA | 2,953 | $4,600,000 | $1,558 | -3.2% |
| May 23, 2023 | PHC | 1 BR · 2 BA | 1,127 | $2,900,000 | $2,573 | -17.0% |
| Feb 28, 2023 | 6S | 3 BR · 3 BA | 2,948 | $5,187,000 | $1,759 | -5.7% |
| Oct 7, 2021 | 5S | 3 BR · 3 BA | 2,948 | $5,100,000 | $1,730 | -7.2% |
| Feb 13, 2017 | 2S | 3 BR · 3 BA | 2,919 | $4,550,000 | $1,559 | -17.2% |
| May 25, 2016 | 1S | 3 BR · 3.5 BAnon-market transfer (excluded from $/sf & trends) | 4,106 | $2,100,000 | — | — |
| Mar 14, 2016 | 4S | 3 BR | 2,948 | $5,985,000 | $2,030 | -7.7% |
| Nov 19, 2015 | 1N | 5,116 | $3,755,962 | $734 | — | |
| Oct 30, 2015 | 3S | 3 BR · 3 BA | 2,948 | $5,500,000 | $1,866 | -1.8% |
| Jun 18, 2013 | PHA | 4 BR | 3,120 | $5,916,032 | $1,896 | +22.0% |
| Mar 18, 2013 | 6N | 3 BR | 2,953 | $4,174,825 | $1,414 | +14.4% |
| Feb 12, 2013 | 6S | 3 BR · 3 BA | 2,948 | $4,698,714 | $1,594 | -2.1% |
| Feb 7, 2013 | 5S | 3 BR · 3 BA | 2,948 | $4,273,644 | $1,450 | -2.8% |
| Jan 23, 2013 | 4NSponsor Sale | 3 BR | 2,953 | $3,050,000 | $1,033 | -10.3% |
| Jan 22, 2013 | 5NSponsor Sale | 3 BR | 2,953 | $3,431,025 | $1,162 | -0.5% |
| Jan 10, 2013 | 3S | 3 BR · 3 BA | 2,948 | $4,238,325 | $1,438 | -0.5% |
| Jan 7, 2013 | 2NSponsor Sale | 3 BR | 2,939 | $3,283,856 | $1,117 | -0.5% |
| Jan 3, 2013 | 4SSponsor Sale | 3 BR | 2,948 | $4,280,596 | $1,452 | +9.9% |
| Dec 27, 2012 | 3N | 3 BR | 2,953 | $3,011,000 | $1,020 | +3.8% |
| Dec 27, 2012 | 2S | 3 BR | 2,942 | $4,100,000 | $1,394 | -0.5% |
Sources, exclusions and how these figures are computed
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00595-7507) 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. Storage, parking, and commercial units are excluded from all figures. Floor- and line-level $/sf are time-controlled (each sale measured against the building’s going rate at the time of sale) and expressed at today’s pricing, so they isolate the floor or line premium rather than blend two decades of market movement.
Put this data to work.
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