- Year built
- 1986
- Type
- Condominium
- Units
- 32
- Floors
- 10
- Landmark
- No
- Amenities
- Landscaped garden courtyard entrance, elevator, part-time doorman, resident superintendent, central laundry, private storage; many residences carry in-unit washer/dryers and private outdoor space
- Financing
- Condominium framework — verify current down-payment and lending posture against the by-laws at offer stage
Every recorded sale at this building, 2004–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,935
- Listing discount
- 1.6%
- Recorded sales
- 26
- On record
- 2004–2025
Downing Court occupies one of the quietest and most coveted seams in downtown Manhattan — the short, tree-lined blocks where Greenwich Village, the West Village, and SoHo meet around Bedford and Downing Streets. In a neighborhood whose ownership stock is overwhelmingly pre-war walk-ups, brownstone co-ops, and townhouses, a purpose-built 1986 condominium of 32 homes with an elevator, a doorman, and a garden-courtyard entry is a structurally scarce format. It offers condominium flexibility and building services in a district that mostly can't supply either.
The building's signature is its arrival sequence: residents enter through a landscaped garden courtyard rather than directly off the sidewalk, a design gesture that buffers the homes from the street and gives the building a private, low-key identity. That courtyard, combined with the terraced homes set into the upper floors, is what distinguishes Downing Court from the neighborhood's flatter post-war infill.
For buyers, the thesis is location plus format: a genuine condominium — with the closing speed, financing flexibility, and investment latitude that implies — on a block that reads as pure Village, a short walk from Houston Street, the 1 train at Houston, and the restaurant density of Bedford, Carmine, and Cornelia Streets.
Architecture and unit composition
The building rises ten stories in masonry, its massing broken by terraces and balconies and organized around the garden courtyard at the base. The 32 residences span studios through larger multi-room layouts, with the upper floors carrying the building's most desirable homes — penthouse-level apartments with private outdoor space and open exposures over the low-rise Village fabric around them. Finishes vary by home and by renovation vintage; the building's 1986 construction gives it larger windows and higher ceilings than the tenement stock nearby, and many apartments carry in-unit laundry and private terraces. Buyers should confirm outdoor-space dimensions, exposure, and renovation status at the unit level.
Building operations
Downing Court runs as a boutique serviced condominium: a part-time doorman rather than a 24-hour staffed lobby, a resident superintendent, an elevator, central laundry, and private storage. That is a deliberate middle position — more service than a walk-up, lighter (and lower-carry) than a full-time-doorman tower. The common-charge budget is spread across just 32 owners, so buyers should review the budget, reserve posture, and house rules closely; small buildings carry low fixed costs but a narrow base over which to absorb any capital surprise. We obtain current building documents from the managing agent for clients at offer stage.
Recent sales
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 25, 2025 | 7D | 1 BR · 1 BA · 850 sf | $1,685,000 | $1,982/sf | -0.6% |
| Oct 18, 2023 | 6B | 2 BR · 2 BA | $2,352,000 | -5.7% | |
| Jun 28, 2021 | 3B | 2 BR · 2 BA | $2,064,000 | +3.5% | |
| May 4, 2021 | 9B | 2,084 sf | $4,350,000 | $2,087/sf | off-mkt |
| Apr 21, 2021 | PHB | 2 BR · 3 BA · 2,100 sf | $4,495,000 | $2,140/sf | off-mkt |
| Mar 11, 2021 | 9C | 3 BR · 2.5 BA | $3,300,000 | -26.6% | |
| Sep 3, 2020 | 5D | 796 sf | $1,300,000 | $1,633/sf | off-mkt |
| Jun 29, 2018 | 2C | 2 BR | $2,475,000 | -0.8% |
Market read. Most recent trades (2025) cleared a median $1,935/sf across 1 sale. Median listing discount 1.6% 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.
Other recent transfers
| Date | Unit | Price |
|---|---|---|
| Jun 6, 2005 | 2B | $1,295,000 |
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 1-00528-7501) 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
Condominium format is the scarcity. In this pocket of the Village, most ownership is co-op or townhouse. A true condominium means faster closings, financing flexibility, pied-à-terre and investment latitude, and a lighter board process — that flexibility is a meaningful part of what you're paying for.
Service model is intentional. A part-time doorman and resident super, not a 24-hour staffed lobby. If that fits how you live, the carrying-cost math is favorable — run the True Monthly Carrying Cost Calculator against full-service Village alternatives.
Outdoor space and floor drive price. The terraced and penthouse-level homes are the building's premium product. Confirm terrace dimensions and exposure — they are the primary variable separating otherwise similar apartments.
Thirty-two units means a small base. Review the budget and reserves closely. Boutique buildings have low fixed costs but limited ability to spread a capital assessment.
Mansion tax applies at the top of the building. Larger and penthouse-level homes cross the $1 million threshold — run the Mansion Tax Calculator at the intended price before offering.
What to know if you’re selling
Market the format and the block. Condominium flexibility plus a garden-courtyard entry on one of the Village's quietest seams is a specific, ownable story. Lead with it against the co-op competition.
Use a blended comp set. With 32 units, the building's own history is thin. The right comp set blends the neighborhood's scarce condominium trades with high-end renovated co-ops, adjusted for the condo-flexibility premium.
Precision on outdoor space matters. Buyers pay for the terraces here. Document dimensions and exposure accurately rather than describing them loosely.
Comparable buildings
If you're considering 63 Downing Street, also evaluate:
- 175 West 12th Street — pre-war Village co-op with full service; the classic alternative
- 125 Christopher Street — boutique West Village condominium conversion nearby
- 150 Charles Street — the full-amenity West Village condominium benchmark
- 166 Perry Street — Meier-designed glass condominium on the waterfront edge
- 99 Vandam / Hudson Square condos — the SoHo-edge new-development alternative a few blocks south
The Roebling Team at Downing Court
The Roebling Team at Compass works Greenwich Village, the West Village, and the broader downtown condo market as a core practice area. We publish this building profile because boutique-condo buyers and sellers deserve building-specific intelligence — format scarcity, service-model economics, and corridor-level comparables — not generic neighborhood commentary.
If you're considering a transaction at 63 Downing Street, a 30-minute consultation is the right starting point.
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Greenwich Village — read The Roebling Team Guide to Greenwich Village.
Get the full picture on this building.
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