601 Washington Street

The zoning lot runs roughly fifty feet along Washington Street and about 176 feet east along Leroy, an irregular corner parcel of 8,912 square feet. Roughly 47,900 square feet of that is residential. PLUTO reports a built floor-area ratio of 5.38 against the 5.0 mapped for residential use in the district; PLUTO's building-area field counts space that zoning floor area does not, so the two figures are not directly comparable and the difference should not be read as a non-compliance.

The unit composition, taken from the recorded condominium schedule, is unusually legible. Two triplex townhouses — designated TH-E and TH-W — occupy the base at roughly 5,838 and 7,977 square feet, with private entrances off the courtyard rather than through the lobby. The third, fourth and fifth floors each hold two residences, east and west, at roughly 2,892 and 3,000 square feet. Above them, two penthouses run four levels each, at roughly 7,172 and 7,475 square feet, into the faceted glass volume with the river to the west. Two further unit lots, SU-1 and SU-2, are service and storage space and are not apartments.

The practical consequence is that this is a building of eight distinct product types across ten homes, not a stack of repeating lines. There is no such thing as a same-line comparable here. Floor, orientation, whether a home has a garden or a terrace, and the amount of glass on the west elevation all move value independently, and a buyer or seller working from a building average will be working from a number that describes no actual apartment.

601 Washington runs as a full-service condominium: an attended lobby with 24-hour doorman coverage, a fitness center, a yoga room, a screening room, a wine cellar, a landscaped roof terrace, private storage, bicycle storage, and on-site parking, per brokerage and listing records. The landscape program, including the courtyard and the roof, is Hollander Design's.

That is a substantial staffed and serviced program supported by ten owners. Common charges on a building of this configuration are a function of arithmetic rather than of generosity, and they should be evaluated per square foot against the specific residence and against the building's actual operating budget and reserve position — not against the amenity list. The building is young enough that its expense baseline is still settling, and the sponsor's remaining unsold inventory, the reserve balance, and any live assessment are all worth asking about directly before contract.

Ownership form: Condominium. Purchases close through a right of first refusal rather than a cooperative board approval, which produces the faster and more predictable timeline typical of the form — 30 to 45 days is normal.

Pied-à-terre, LLC, trust and foreign ownership: All permitted under the standard condominium framework.

Subletting: Permitted under the standard condominium framework. Minimum lease terms and any registration requirement should be confirmed with the managing agent.

Pets, financing minimums, and flip tax: Not documented in public records. Confirm all three with the managing agent, and confirm any resale capital contribution before pricing a sale.

Real estate taxes: No exemption of any kind appears on the residential unit lots in the current Department of Finance roll. Underwrite full unabated taxes on the specific unit and run True Monthly Carrying Cost analysis against the current bill.

Environmental obligations: Because the site was remediated under the state Brownfield Cleanup Program, obligations may run with the land in perpetuity, including periodic certification and adherence to a site management plan. Confirm the current status with the managing agent and against the NYSDEC file for Site No. C231091.

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 $3,880/sf across 1 sale. Median listing discount 7.1% 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 1-00602-7504) 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.

Read the DEC file before you read the floor plan. The site is Brownfield Cleanup Program Site No. C231091. The remediation was completed to Track 2 Residential criteria and closed out in 2017, and that is a good outcome — but the environmental easement, the site management plan and any continuing certification obligations are real, and they are cheaper to understand now than to discover at contract.

Ignore the PLUTO unit count and the PLUTO year built. City data reports twelve residential units and a 2017 completion. The building has ten apartments and was occupiable in 2021. Automated valuation output built on those fields will be wrong.

Underwrite full taxes from day one. There is no abatement on any residential unit lot. Buyers comparing this building to abated new construction elsewhere will find the monthly number materially higher than the headline price implies, and it does not step up later.

Ten owners carry a full-service building. Ask for the operating budget, the reserve position, the current sponsor holdings and any assessment history. In a building this small, one capital event is not diluted.

There are no same-line comparables. Every residence type in the building is nearly unique. Value the specific home — outdoor space, level count, west-facing glass — rather than the building.

Test the west light and the setback. The upper-floor glass volume is the reason to be on the top of this building. Walk it at the hour you would actually be home.

Lead with the zoning fact. New residential construction on the far West Village waterfront blocks exists because of a 2008 map amendment, and the supply it produced is finite and largely built out. That is a scarcity argument no competing building can copy.

Handle the environmental record directly. A sophisticated buyer's counsel will find Site No. C231091 in the first week of diligence. Presenting the Final Engineering Report and the current site-management position up front is far better than letting it surface as a surprise.

Correct the public data in your materials. The city's unit count and year built are both wrong for this building. Left uncorrected, they follow the listing into every automated valuation a buyer runs.

Price against boutique new construction, not against the loft co-ops. The prewar cooperatives on the surrounding blocks have entirely different economics and buyer pools.

Expect a long, specific search. With ten homes and a handful of resales since 2021, the buyer for a given residence here is a small population that is looking for exactly this — size, privacy, a garden or a terrace, and the far west edge of the Village. Marketing time should be planned accordingly.

If you're considering 601 Washington, also evaluate:

• 111 Leroy Street — boutique new construction on the same street, closer to Greenwich; the nearest peer by scale, vintage and buyer
• 160 Leroy Street — Herzog & de Meuron's waterfront condominium two blocks west; the larger, higher-priced expression of the same far-west-Village thesis
• 90 Morton Street — loft conversion one block north, with large floor plates and a full-service model; the conversion alternative
• 150 Charles Street — the full-amenity West Village waterfront condominium at greater scale
• 400 West 12th Street (Superior Ink) — new construction with a townhouse component; the closest structural analogue to the townhouse-plus-flats format
• 80 Clarkson Street — the newest large development on the adjoining blocks; the alternative for a buyer weighing scale against boutique
• 9 Barrow Street (The Halloran) — small-building condominium a few blocks north; boutique service model at lower unit sizes
• 603 Washington Street — the 1880 loft cooperative immediately adjoining; the same block, and a completely different asset in policy, service and economics
• 100 Barrow Street — new-construction condominium in the West Village core; useful for testing per-foot pricing east of Hudson Street