70 Charlton Street
70 Charlton Street, New York, NY 10014
- Year built
- 2016
- Type
- Condominium
- Units
- 122
- Floors
- 21
- Landmark
- No
- Pets
- Allowed
- Flip tax
- None
- Financing
- Financing permitted via pledge of shares (Recognition Agreement structure); pledge of any storage-bin shares must accompany the apartment shares. Documents reviewed state no fixed maximum financeable percentage.
- Subletting
- Permitted with Apartment Corp. consent and subject to its right of first refusal; sublease term minimum 12 months, maximum 2 years. Per-lease fee set by the Board; $500 fine (CPI-adjusted) for failing to submit a lease/renewal.
- Land
- Leasehold (land not owned). The co-op holds a ground lease; 2019 budget reflects ground rent of approximately $973,875 plus $2/SF bonus rent.
- Tax status
- 421-a tax exemption (Preliminary Certificate of Eligibility dated Dec 14, 2016): roughly 100% exemption on assessed value above pre-construction land value for ~12 years, then phasing down 80%/60%/40%/20% over the following 8 years (about a 20-year benefit period plus a post-expiration 'mini-tax').
- Managing agent
- Extell Management Services Inc.
Compiled by The Roebling Research Desk from building documents and current market data. Board policies can change by amendment — confirm at the offer stage. As of 2026.
Every recorded sale at this building, 2017–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,840
- Listing discount
- 4.3%
- Recorded sales
- 123
- On record
- 2017–2025
70 Charlton Street is the architectural opening of Hudson Square's contemporary residential identity and Extell Development Company's "attainable luxury" play within its broader Manhattan portfolio. The 2016-completed condominium was the first luxury residential development to break ground in Hudson Square following the 2013 rezoning that permitted residential use in the formerly industrial district — a structural milestone in the broader transition of Hudson Square from manufacturing-and-printing district through to contemporary mixed-use neighborhood.
The Hudson Square district sits at the architectural convergence of SoHo (immediately east), Tribeca (immediately south), and the West Village (immediately west). The 19th and early-20th-century district was the manufacturing and printing center of Manhattan; the broader institutional tenancy through the late 20th century included substantial commercial and industrial use. The 2013 rezoning permitted residential development; the subsequent 10 years have seen Hudson Square emerge as a contemporary mixed-use neighborhood, with Disney's New York headquarters (now relocated to the rebuilt 4 Hudson Square / 137 Varick Street complex) and Google's St. John's Terminal (the new New York headquarters at 550 Washington Street, completed 2023) anchoring the district's contemporary commercial identity.
Beyer Blinder Belle's architectural argument at 70 Charlton is the deliberate reference to Hudson Square's industrial heritage. The two connected 21-story buildings — brown brick, masonry-and-steel construction, oversized industrial-style steel window frames — are calibrated to read as a contemporary architectural interpretation of the district's manufacturing-era building stock. The two buildings are joined by a glass-enclosed breezeway with a curved inner wall and a shared landscaped courtyard featuring boxwood gardens, birch trees, a green wall, water feature, and sculpture. The double-height lobby features a curved wood wall and a large sculptural mural overlooking the courtyard; the metal entrance marquee and the long retail marquee at ground floor reinforce the industrial architectural register.
Interior architecture is by Workshop/APD — the firm's broader portfolio includes substantial Manhattan residential and hospitality work. Architectural records rates the building 81 ("distinguished"; #14 in SoHo).
Two structural features distinguish 70 Charlton from peer luxury condominiums on the corridor and merit explicit treatment:
The 20-year 421-a tax abatement runs through 2037. During the abatement period, the building's property tax burden is materially reduced; the effective carrying cost is structurally lower than full-tax peer condominiums. As the abatement winds down toward 2037, the property tax burden will increase; buyers should plan for this structural cost step-up in their long-term carrying-cost analysis.
The land lease runs through December 2163. The building sits on leased land with a very long-dated ground lease. Ground rent passes through to common charges. The structural implication: the ground lease cap is a long-term factor in resale dynamics — a 138-year remaining ground lease is sufficient for primary-residence purposes but produces a different long-term value trajectory than fee-simple condominium ownership. Buyers should evaluate the ground lease structure carefully during due diligence; the implications are real but mitigated by the substantial remaining lease term.
The development is positioned as Extell's "attainable luxury" play. The 2015 launch pricing ran from $1.635 million for one-bedrooms to $5.725 million for four-bedrooms; subsequent pricing rounds adjusted the range. public records reports current asking averages of approximately $2,199 per square foot and recent closed averages of approximately $1,841 per square foot — materially below the trophy Manhattan condominium tier and consistent with the "attainable luxury" positioning. Unit 4D closed December 31, 2024 at $2,800,000 ($1,717 per square foot).
For buyers, 70 Charlton represents a particular position in the broader Manhattan condominium market: Extell development pedigree, Beyer Blinder Belle architectural credential, the structural tax abatement advantage, the Hudson Square emerging-district positioning, and the materially more accessible pricing relative to the Extell trophy supertall portfolio.
Architecture and unit composition
The 92 condominium residences at 70 Charlton distribute across the building's 21 stories in configurations from 1-bedroom apartments through penthouse-tier units. Penthouse D is configured as a duplex with 3,193 square feet interior plus 2,150 square feet of terrace; Penthouse C is a 1,848-square-foot three-bedroom. The 23 affordable units in the connected 63 Vandam building are separate from the for-sale condominium inventory.
The brown-brick masonry-and-steel exterior with oversized industrial-style steel window frames defines the building's exterior identity. The double-height lobby, curved wood wall, sculptural mural, and the glass-enclosed breezeway-and-courtyard between the two buildings are the principal interior architectural features.
Building operations
70 Charlton operates as a full-service condominium with 24-hour doorman, concierge, live-in superintendent, and the institutional service infrastructure consistent with the contemporary new-construction condominium tier. The amenity package — 60-foot indoor saltwater swimming pool with sauna and steam room and locker rooms, fitness center, outdoor sports court, residents' lounge with retractable glass doors opening onto the courtyard, children's playroom, landscaped courtyard, bike room, spa / therapy room — is consistent with the broader contemporary trophy condominium baseline.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $0 (under cap)
- Per unit / month range
- —
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 |
|---|---|---|---|---|---|
| Nov 10, 2025 | 11A | 3 BR · 2 BA · 1,504 sf | $2,480,000 | $1,649/sf | -0.7% |
| Oct 17, 2025 | 21A | 2 BR · 2.5 BA · 1,622 sf | $3,000,000 | $1,850/sf | -6.3% |
| Sep 29, 2025 | 19D | 1 BR · 1 BA · 831 sf | $1,685,000 | $2,028/sf | off-mkt |
| Jul 1, 2025 | 7C | 2 BR · 2.5 BA · 1,323 sf | $2,400,000 | $1,814/sf | -5.9% |
| Jun 16, 2025 | 12G | 1 BR · 1 BA · 824 sf | $1,700,000 | $2,063/sf | off-mkt |
| May 19, 2025 | 3C | 2 BR · 2.5 BA · 1,323 sf | $2,350,000 | $1,776/sf | off-mkt |
| Dec 31, 2024 | 4D | 2 BR · 3 BA · 1,631 sf | $2,800,000 | $1,717/sf | -6.5% |
| Dec 10, 2024 | 11G | 1 BR · 1 BA · 824 sf | $1,580,000 | $1,917/sf | off-mkt |
Market read. Most recent trades (2025) cleared a median $1,840/sf across 6 sales. Median listing discount 4.3% 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 |
|---|---|---|
| Dec 31, 2025 | N6F | $1,660,000 |
| Oct 30, 2025 | N12B | $4,200,000 |
| May 21, 2025 | S13C | $3,859,000 |
| Apr 25, 2025 | N5E | $1,200,000 |
| Apr 3, 2025 | S11C | $2,430,000 |
| Jun 28, 2024 | N5F | $1,675,000 |
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 1-00580-0011) 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 Extell + Beyer Blinder Belle + Workshop/APD combination is structurally credible. Development, architecture, and interior design each contribute to the building's identity.
The 421-a tax abatement runs through 2037. Structural carrying-cost advantage during the abatement period; carrying cost will step up as the abatement winds down.
The land lease runs through December 2163. Long-dated but finite; buyers should evaluate ground lease implications during due diligence. The 138-year remaining lease term is structurally sufficient for primary-residence purposes but produces a different long-term value trajectory than fee-simple condominium ownership.
The Hudson Square emerging-district positioning is structural. Disney and Google adjacency; the district is transitioning from former manufacturing-and-printing identity to contemporary mixed-use neighborhood.
Pricing is materially more accessible than the broader Extell trophy portfolio. The "attainable luxury" positioning produces price points meaningfully below One57 / Central Park Tower / 50 West 66th Street and below the broader contemporary trophy condominium tier.
Condominium financial mechanics apply. Right-of-first-refusal closings; 30–45 day pacing typical.
What to know if you’re selling
Marketing should address the 421-a abatement structure and the ground lease explicitly. Sophisticated buyers will evaluate both; transparent disclosure produces stronger transaction outcomes.
Pricing requires apartment-level comparable analysis. The variation between standard floor configurations and the penthouse units produces meaningful pricing variation.
Closing timelines are condominium-fast. 30–45 days.
Comparable buildings
If you're considering 70 Charlton Street, also evaluate:
- The Sterling Mason (71 Laight) — Morris Adjmi 2014; Tribeca North historic-conversion-plus-new-construction peer
- One York Street — Norten 2008; new-on-historic peer at the SoHo / Tribeca / Hudson Square convergence
- The Greenwich Lane — FXCollaborative / Rudin 2015; West Village peer
- 150 Charles Street — Tamarkin / Witkoff 2015; West Village trophy peer
- 70 Vestry Street — Stern 2018; Tribeca trophy peer
The Roebling Team at 70 Charlton
The Roebling Team at Compass works the Hudson Square and broader downtown trophy corridor as part of our broader Park-facing Manhattan practice. We publish this building profile because 70 Charlton buyers and sellers deserve building-specific intelligence — architectural attribution, the 421-a and ground lease context, apartment-line comparable analysis — not generic neighborhood commentary.