- Year built
- 1894
- Type
- Condominium
- Units
- 12
- Floors
- 8
- Landmark
- No
- Pets
- Dogs, cats, caged birds and fish permitted with the consent of the Board of Managers, per the residential rules and regulations annexed to the by-laws on file. The board retains the right to adopt a no-pet policy
Every recorded sale at this building, 2011–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $2,670
- Listing discount
- 2.2%
- Recorded sales
- 27
- On record
- 2011–2025
Staple Street is one of the shortest and most photographed thoroughfares in Manhattan — a twenty-foot private lane laid out in 1797 when Trinity Church's farm was subdivided, running two blocks from Duane to Harrison. Very little residential inventory faces it. 7 Harrison Street occupies the corner where Staple Street ends, and the building's value proposition begins with that fact: it is a corner masonry warehouse on a cobbled lane inside a designated historic district, in a neighborhood where the supply of such corners is fixed and small.
The building went up in 1894 to a William Schickel & Company design as a store-and-loft warehouse. From 1906 it operated as the Harrison Street Cold Storage Company, serving the produce and dairy wholesalers that filled this quarter of Tribeca before the market trade moved to Hunts Point. It stayed in commercial and office use through the end of the twentieth century.
The residential conversion was a long project. An alteration application to take the building from seven stories and 24 interior units to eight stories and twelve residences was on file as early as 2001, but the work that produced the current building ran from 2012 through 2015: new elevator pit and structural framing on every floor, underpinning and excavation, a rooftop boiler, sprinkler and standpipe throughout, and a new eighth floor. Steven Harris Architects with DXA studio carried the design; the sponsor was Harrison Street Residences LLC, financed by a building loan agreement of $18.6 million recorded at the end of 2012. The condominium tax-lot subdivision was filed in August 2014, the offering plan's first year of condominium operation ran from October 1, 2014, and certificates of occupancy issued across 2015 and into 2016.
What the conversion produced is a building of twelve residences in 29,098 square feet — an average of well over 2,400 square feet per home before the penthouse and the Atelier are counted separately. That is a scale of unit, at that density, that Tribeca produces only in loft conversions. Floors two through seven each hold one or two residences of roughly 2,126 to 2,205 square feet, mostly three-bedroom; the base carries a duplex "Atelier" residence of about 3,135 square feet with its own terrace and garden; the top is a duplex penthouse of about 4,229 square feet with roughly 2,351 square feet of terrace. Every residence has a deeded storage room, which in a twelve-unit prewar building is a meaningful and permanent amenity rather than a waitlist.
The structural fact that most often surprises buyers here is not the building — it is the tax posture. There is no abatement of any kind. Nothing appears on any of the twelve residential unit lots in the Department of Finance exemption rolls. Residences have been taxed at full assessment since the first closings, and the offering plan's own projections anticipated a step-up in the second year of condominium operation. The carrying number is what it is from day one.
Architecture and unit composition
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 and no realistic prospect of either exposure being built out, because both facing frontages sit inside the same historic district.
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.
Building operations
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. Masonry façade work inside a historic district is slower and more expensive than the same work outside one, because scope and materials require LPC review. Ask for the current cycle status, the most recent engineer's report, and the reserve position before pricing anything.
Policy framework
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. This is a stricter arrangement than the condominium default and it should be priced 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
7 Harrison trades as a Tribeca loft-conversion condominium rather than as new development, and it should be compared that way. The relevant peer set is the small group of converted masonry warehouses west of Hudson Street with fewer than about twenty residences and floor plates above two thousand square feet — buildings where the scarcity argument is the plate and the block, not the amenity program.
Two variables move price inside the building more than anything else. The first is outdoor space: only two of the twelve residences have private terraces, and the gap between a terraced residence and a floor-through is wide. The second is the tax line, because the absence of any abatement means the monthly carrying number diverges from the headline price more sharply than it does in abated new-construction inventory a few blocks away. Analysis in a twelve-unit building is necessarily line-by-line and floor-by-floor; a building average tells a buyer almost nothing here. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Oct 8, 2025 | 4S | 3 BR · 3 BA · 2,126 sf | $5,325,000 | $2,505/sf | -3.2% |
| Aug 28, 2025 | 3S | 3 BR · 3 BA · 2,126 sf | $5,150,000 | $2,422/sf | -6.3% |
| Jun 10, 2025 | ATELIER | 3 BR · 3.5 BA · 3,135 sf | $8,500,000 | $2,711/sf | -5.5% |
| May 30, 2025 | 3N | 3 BR · 2,205 sf | $5,500,000 | $2,494/sf | off-mkt |
| Apr 23, 2025 | 5S | 3 BR · 3 BA · 2,126 sf | $5,435,000 | $2,556/sf | -5.5% |
| Nov 21, 2024 | 2N | 3 BR · 3 BA · 2,205 sf | $5,234,500 | $2,374/sf | -17.6% |
| Mar 4, 2024 | 6N | 3 BR · 3 BA · 2,205 sf | $6,375,000 | $2,891/sf | -4.1% |
| Aug 9, 2023 | 4S | 3 BR · 3 BA · 2,126 sf | $5,250,000 | $2,469/sf | -4.5% |
Market read. Most recent trades (2025) cleared a median $2,670/sf across 4 sales. Median listing discount 2.2% 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.
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 1-00180-7512) 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
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 twelve owners share it.
The eighth floor is newer than the rest. Understand which systems and assemblies date from the 2012–2015 conversion and which are 1894 fabric.
What to know if you’re selling
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.
Comparable buildings
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
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Tribeca — read The Roebling Team Guide to Tribeca.
How to read the facts on this page. Items attributed to an offering plan describe the building as it was offered at that filing — unit mix, square footage, the amenity program as planned. They are not a statement about how the building operates today. Tax and compliance figures are sourced separately to current City records and carry their own dates. House rules, staffing and fee policy can change by board resolution without any public filing: treat every policy line here as a starting point for diligence and confirm it with the managing agent.
Considering a move at 7 Harrison Street?
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A Private Pricing Opinion — what your apartment at 7 Harrison Street would likely sell for today, what it costs to sell, and what you’d walk away with — reviewed personally against condition, exposures, renovation quality, and the competition actually on the market.