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. Check current approved layouts and prior sales before deciding whether same-line or same-type comparisons exist. Floor, orientation, whether a home has a garden or a terrace, and the amount of glass on the west elevation need apartment-specific comparison; check any building average against the actual configuration rather than assume independent effects for each feature.

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 residences, each paying its declared common-interest share. 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. Thirty to forty-five days is a normal closing estimate.

Pied-à-terre, LLC, trust and foreign ownership: Not documented; confirm in the declaration, bylaws and house rules.

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: The site was remediated under the state Brownfield Cleanup Program. DEC's completion fact sheet reports no institutional or engineering controls, and DEC records the environmental easement as terminated and released effective February 15, 2018. Confirm the current status with the managing agent and against the NYSDEC file for Site No. C231091.

Recent sales

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.

Market read. Most recent trades (2025) cleared a median $3,880/sf (recorded) 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; 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.

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. DEC's completion fact sheet reports no institutional or engineering controls on the site, and DEC records the 2016 environmental easement as terminated and released effective February 15, 2018. Have counsel confirm the release on title and check the DEC file for any later obligations; that is cheaper to settle now than at contract.

Reconcile the differing unit counts and development dates. City data reports twelve residential units and a 2017 year, while the profile describes ten apartments and 2021 occupancy. Reconcile the current approved schedule and CO/TCO history; these dates may describe different milestones. Check the identified valuation model's actual inputs and comparables rather than presume its output is 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 units 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.

Confirm the relevant layout comparisons. Compare the actual residence types, using adjustments where layouts differ. 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.

Explain the record discrepancies in your materials. Identify the source, date and meaning of each unit count and development year, then reconcile approved plans and occupancy records. A source discrepancy does not establish which fields a particular valuation model uses or that its estimate is incorrect.

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