7 Harrison Street

The elevation is masonry: brick with cast-iron and stone detail in the Renaissance Revival vocabulary the Landmarks Preservation Commission records for the building, on a corner lot of 5,098 square feet with roughly 50 feet of frontage on Harrison Street and a return along Staple. The corner is the design asset — two exposed elevations on a low-rise, landmarked block, with light on two sides for most of the stack. Both facing frontages sit inside the same historic district, which limits but does not rule out change to either exposure.

The eighth floor is an addition rather than original fabric. That is worth understanding before contract: the top of the building is newer construction on an 1894 structure, and the roof, terrace waterproofing and mechanical systems above are of the conversion vintage rather than the warehouse vintage.

Unit designations follow floor and orientation. The N and S residences on floors three through six are half-floor plates of roughly 2,205 and 2,126 square feet respectively; the second and seventh floors each carry a single residence of about 2,205 square feet. Most are laid out as three bedrooms with three baths; the offering plan carries one two-bedroom on the sixth floor. The Atelier at the base and the penthouse at the top are the two duplexes and the two residences with private outdoor space; the penthouse terrace, at roughly 2,351 square feet, is more than half the size of the residence it serves and is by some distance the building's most distinctive asset.

The retail unit at the base is a separate condominium unit of 1,973 square feet with its own common interest, and it does not participate in residential common expenses.

7 Harrison runs as a small, attended condominium. With twelve residences the denominator for every fixed cost is very small, so common charges per square foot deserve close reading against the actual operating budget rather than against the amenity list, which is short by design.

Two operating items are specific to this building and worth raising at diligence. First, the house rules require each unit owner to hold and maintain a service contract with a qualified HVAC vendor covering the heating, ventilation, air-conditioning and humidification equipment serving the residence and its rooftop condensers, and to file a copy with the managing agent — a real recurring cost that does not appear in common charges. Second, the building is a landmarked masonry structure on a recurring façade-inspection cycle: an eighth-cycle Local Law 11 filing covering removal and replacement of exterior brickwork was on file in August 2019. LPC review may affect the scope, schedule and cost of exterior work; those effects depend on the proposed work and permit route. Ask for the current cycle status, the most recent engineer's report, and the reserve position before pricing anything.

Ownership form: Condominium. The Board of Managers holds a right of first refusal under Article 7 of the by-laws and has thirty days from receipt of a complete notice to issue a waiver. Contracts must carry the specific by-law language reserving that right.

Leases are covered too. The notice of intention on file is a notice to sell or lease, and the board's right of first refusal extends to leases. Practically, an owner intending to rent submits the same package a seller submits. Leasing is permitted with conditions; factor that process into any investor thesis.

Pets: Dogs, cats, caged birds and fish are permitted with board consent; the by-laws reserve the board's right to adopt a no-pet policy and to regulate the number of animals.

Working capital contribution: Two months' common charges, payable by the purchaser at closing. Move-in and move-out fees of $500 each are non-refundable; refundable move-in, move-out and electric deposits are also collected. There is no flip tax in the documents on file.

House rules of note: Barbecuing is permitted only on the Atelier and penthouse terraces. Eighty percent of the floor area of each room, kitchens, baths, closets and foyers excepted, must be carpeted or otherwise sound-attenuated. Amplified sound is restricted between 11:00 p.m. and 9:00 a.m.; renovation work is confined to weekdays, 9:00 a.m. to 5:00 p.m. Terrace plantings must sit in raised, drained containers and may not be permanently affixed.

Real estate taxes: Underwrite full unabated taxes on the specific unit against the current bill.

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 $2,670/sf (floor-adjusted) across 4 sales. Floor-adjusted means each sale is restated to a constant mix of floors, so the figure can differ from the plain median of the sales listed above. Median listing discount 2.2% 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 1-00180-7512; 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.

The board's right of first refusal reaches leases. If any part of your plan involves renting the residence, read Article 7 and the notice form before you sign a contract.

Underwrite full taxes. There is no 421-a, J-51 or 485-x here. The only tax relief available is the owner-occupancy abatement you may qualify for personally.

Budget for the HVAC contract. The house rules require it per unit, and it is outside common charges.

Ask where the building sits in its façade cycle. A landmarked masonry corner building carries a heavier and slower exterior maintenance obligation than an unlandmarked one, and its twelve apartments share it in the proportions the declaration sets.

The eighth floor is newer than the rest. Understand which systems and assemblies date from the 2012–2015 conversion and which are 1894 fabric.

Lead with the corner and the district. A two-elevation masonry corner on Staple Street inside the Tribeca West Historic District cannot be replicated, and the protections that constrain the owner also protect the light and the outlook.

Lead with the plate. Floor-through and half-floor residences of 2,100 to 2,200 square feet in a twelve-unit building are the product; square footage per dollar and the deeded storage room are the arguments that carry.

Be direct about taxes. Sophisticated Tribeca buyers check the roll. Present the unabated number with True Monthly Carrying Cost analysis rather than letting it surface in diligence.

Same-building comparables are thin. With twelve residences, pricing is a line-and-floor exercise supported by the wider Tribeca conversion set, not a building average.

If you're considering 7 Harrison Street, also evaluate:

• 60 Collister Street — 1866 building converted in 2008; the closest peer for a small conversion on a cobbled Tribeca side street
• 39 Vestry Street — 19th-century masonry warehouse converted to 16 residences; comparable scale and vintage
• 27 North Moore Street — 1905 industrial building converted in the early 2000s; the Romanesque-Revival masonry alternative
• 44 Laight Street — 1896 warehouse in the same historic-district context, with the same LPC obligations
• 155 Franklin Street — 1882 Neo-Grec loft building; the prewar boutique alternative east of Hudson
• 443 Greenwich Street — 1882 book bindery converted to a full-service condominium; the large-amenity conversion counterpoint
• The Sterling Mason (71 Laight Street) — Morris Adjmi; conversion plus new construction, at a higher price and service tier
• 11 Beach Street — 1910 building converted by BKSK Architects; a comparable boutique conversion with larger plates
• 166 Duane Street — 1911 Renaissance Revival loft converted in 1997; the earlier-generation conversion at smaller scale
• 92 Laight Street — new loft tower built within a turn-of-the-century warehouse shell; the hybrid alternative