77 Bleecker Street (Bleecker Court)
77 Bleecker Street, New York, NY 10012
Greenwich Village
BBL 1005320020 · BIN 1084761
- Year built
- 1930
- Type
- Cooperative
- Units
- 242
- Landmark
- Designated
- Amenities
- Full-time doorman, live-in resident manager, bicycle room, private storage, and central laundry per listing and management-sourced records; a landscaped interior courtyard sits within the assembled block
Every recorded sale at this building, 1991–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 1BR median
- $903K
- Recent range
- $580K – $2M
- Listing discount
- 2.6%
- Recorded transfers
- 411
Almost everything published about this building's age is wrong, and the correction is the first thing a buyer should understand. City data carries a 1930 construction date and five floors. The Landmarks Preservation Commission's own record for the tax lot describes something else entirely: a group of Italianate store-and-loft buildings put up between 1866 and 1883, attributed to Griffith Thomas and Henry Fernbach, and altered in 1979–81 by Avinash K. Malhotra. What stands today is that assemblage — several nineteenth-century commercial fronts on Bleecker, Broadway and Mercer, stitched to a taller modern volume of stepped massing raised during the alteration. PLUTO records five separate buildings on the lot, which is the one piece of city data that fits the story.
That history produces a genuinely unusual apartment stock. Because the building is part period loft and part 1980-vintage construction, its 242 residences split between converted loft floors with tall ceilings, deep window openings and cast-iron-era proportions, and newer apartments with conventional post-war layouts and ceiling heights. Buyers who tour two units here and come away with contradictory impressions of the building are not confused; they have seen two different buildings that share one lobby and one balance sheet.
The second thing worth understanding is the commercial estate. When the building converted in 1984, the sponsor did not simply sell the apartments and leave. The cooperative simultaneously entered twenty-four leases with the sponsor covering the building's entire commercial plant — six retail stores, fourteen office spaces described in the leases as art studios, and four storage units — at a minimum aggregate rent of $46,000 a year, running to April 2034 with two further renewal options of twenty-five and twenty-four years. In practical terms, the shareholders sold their own retail frontage on Broadway and Bleecker to the sponsor for a nominal rent through the middle of this century. In May 2015 the corporation and a newly formed subsidiary bought that position back, acquiring the sponsor affiliates' rights in the remaining twenty-three leases for $26,575,653, and refinanced with $45 million of new mortgage debt to pay for it. The building now collects roughly $1.2 million a year in net commercial rent that it had signed away in 1984.
That transaction defines the building's finances today. The cooperative carries an unusually large underlying mortgage for a co-op of this size — over $42 million at the most recent year-end on file — but it also carries a commercial income stream that a co-op of this size would not otherwise have, and the debt does not mature until 2045. Whether the 2015 recapture was a good trade is a judgment; what matters for a buyer is that both halves of it are on the balance sheet, and both should be read.
Architecture and unit composition
The Bleecker Street elevation reads as nineteenth-century NoHo: Italianate store-and-loft fronts of the type Griffith Thomas and Henry Fernbach built across this district in the decades after the Civil War, with the regular bay rhythm and heavy cornice line that made the neighborhood a historic district in 1999. Behind and above, the 1979–81 work introduced a taller stepped volume and organized the assembled parcels around an interior courtyard, so a meaningful share of apartments face inward rather than onto Broadway.
The residences run from studios and alcove studios through one- and two-bedrooms and a smaller number of combined and duplex apartments; DOB filings on the building record vertical combinations and interior stairs added between upper floors over the years. Loft-derived units carry the features buyers come to NoHo for — high ceilings, oversized windows, occasional skylights on top floors — while apartments in the newer portion trade that character for regular layouts, better light on the courtyard side, and lower renovation risk. Exterior alterations, including window replacement, require Landmarks approval; interior alterations require board consent under the proprietary lease and an alteration agreement.
Building operations
The building is staffed with a full-time doorman and a live-in resident manager, with a union workforce under a 32BJ agreement, and offers a bicycle room, private storage and central laundry per listing and management-sourced records. Management is professional and the cooperative's financial reporting is complete: audited statements, budget-to-actual schedules, and a shareholder cost-basis schedule are all on file in The Roebling Research Library.
Two operating facts deserve a buyer's attention. First, real estate taxes are the largest line in the budget by a wide margin — roughly 37 percent of expenses in 2022 — because the J-51 benefit that supported the 1979–81 conversion burned off in 1998 and nothing replaced it. Second, the corporation has not commissioned a study of future major repairs and replacements, and its governing documents do not require funded reserves; the board's stated options for capital work are cash, assessments, borrowing, or deferral. The 2014 and 2019 assessments are the practical expression of that policy.
Policy framework
The published record here is thin, which is normal for a co-op and worth stating plainly rather than filling in. What is documented: the transfer fee is 3 percent of gross sale price, charged to the seller. The sublet policy on file — a board communication dated October 15, 2012 — requires four years of resident ownership before a first sublet, permits no more than three consecutive one-year terms to the same subtenant, caps building-wide sublets at 12.5 percent of units, provides limited hardship exemptions, and imposes a monthly surcharge equal to 22.5 percent of the unit's maintenance for the duration of a sublet.
Financing ceiling, minimum down payment, post-closing liquidity requirements, pied-à-terre practice, and the board's posture on trusts and limited liability companies are not published anywhere, and none of them should be assumed from the sublet policy or from neighborhood convention. Obtain all of them, in writing, from the managing agent before you make an offer. Treat the 2012 sublet document the same way — it is more than a decade old and a board can revise sublet terms without amending the proprietary lease.
Local Law 97
- 2024–2029 annual penalty
- $134,562/yr
- 2030–2034 annual penalty
- $170,065/yr
- Per unit / month range
- $46 – $58
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City record last verified September 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the engineer identified conditions requiring monitoring or repair before the next inspection cycle. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent).
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City record last verified September 2026.
Recent sales
Bleecker Court sells as NoHo's largest and most liquid cooperative. Volume is the building's defining market characteristic: ACRIS records more than 400 recorded share transfers on this tax lot since digital recording began, a pace no other co-op in the district approaches, and that depth gives both buyers and sellers real comparable evidence — a rarity in a neighborhood otherwise made of small condominium conversions and single-building lofts.
Pricing inside the building disperses more than the address alone would suggest, and the reason is the two-building history. Converted loft floors with ceiling height, window scale and period detail price toward the top of the building's range; apartments in the newer portion, and units facing the courtyard rather than the street, price below it. Line, floor, ceiling height and renovation condition explain most of the spread. Against the district's condominium inventory, Bleecker Court trades at a cooperative discount that reflects both the board approval process and the size of the underlying mortgage — and it should be underwritten with the commercial rent roll on the other side of that ledger. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent transfers 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 |
|---|---|---|---|---|---|
| Jun 1, 2026 | 123E | 2 BR · 2 BA | $1,975,000 | +4.2% | |
| May 27, 2026 | 804 | 1 BR · 1 BA | $875,000 | -2.7% | |
| Feb 13, 2026 | 517 | 1 BR · 1 BA | $1,253,000 | -1.7% | |
| Oct 31, 2025 | 311 | 1 BR · 2 BA | $999,000 | -9.2% | |
| Oct 7, 2025 | 1212 | 2 BR · 2 BA | $1,850,000 | -7.3% | |
| Sep 18, 2025 | 316 | 1 BR · 2 BA · 960 sf | $995,000 | $1,036/sf | +1.0% |
| Sep 11, 2025 | 1205 | 1 BR · 1.5 BA | $970,000 | +2.6% | |
| Sep 11, 2025 | 520 | 2 BR · 1 BA · 1,150 sf | $1,280,000 | $1,113/sf | -11.7% |
Market read. $/sf is measured on the latest sales with reliable square footage (2025): a median $1,075/sf across 2 sales. The building has traded as recently as 2026. Median listing discount 2.0% 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 |
|---|---|---|
| Nov 5, 2004 | 821 | $315,000 |
| Jul 29, 2003 | 818 | $495,000 |
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 1-00532-0020) 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 on co-ops is not officially recorded, figures shown are approximate.
What to know if you’re buying
Read the commercial story before you read the maintenance. The 2015 lease recapture, the $45 million of mortgage debt behind it, and the roughly $1.2 million of annual net commercial rent are one transaction with three faces. Your attorney should read the mortgage note maturity schedule (June 1, 2045, with prepayment restricted) and the commercial rent roll together. A co-op with this much debt and this much non-shareholder income does not underwrite like a conventional prewar house.
Do not rely on city data for this building. The year built, the floor count and — depending on the source — the unit count are all wrong or misleading. Work from the LPC record, the offering plan and the financial statements.
Get the unpublished policies in writing. Financing ceiling, minimum down, post-closing liquidity, pied-à-terre practice and the board's treatment of trusts and LLCs are all board-set and unpublished at this building. Ask the managing agent, in writing, before you commit to a board package. Run the Co-op Board Qualification Calculator against the answer you receive, not against a market assumption.
Sublet planning is a four-year decision. If your ownership case depends on being able to rent the apartment, the four-year residency requirement, the three-year cap and the 12.5 percent building-wide ceiling should be confirmed as current before contract. A sublet here is a privilege with a queue behind it.
Landmarks governs the envelope. Windows, storefronts and any street-visible exterior change require an LPC permit as well as board approval. Budget the time, not just the cost.
What to know if you’re selling
Sell the specific apartment, not the building average. With two distinct construction vintages under one roof, the comparable that matters is the one with your ceiling height, your exposure and your window scale — not the last closing in the building. We pull the line-level history from the Research Library rather than arguing from a building-wide average.
Get ahead of the balance sheet. Sophisticated buyers' counsel will find the $42 million mortgage and ask about it. The answer — that it funded the recapture of the building's own commercial frontage from a fifty-year sponsor lease, and that it does not mature until 2045 — is a good one, and it lands far better volunteered than discovered.
Price the 3 percent transfer fee into your net. It is charged to the seller on gross sale price. Run the Seller Closing Cost Calculator with it included.
Comparable buildings
If you're considering 77 Bleecker Street, also evaluate:
- 27 Bleecker Street — NoHo loft building a block east; the smaller-scale alternative on the same street
- 54 Bleecker Street (The NoHo Star) — NoHo condominium conversion; the condo alternative at close range
- 40 Bleecker Street — new-development NoHo condominium; the top of the district's price band
- 36 Bleecker Street (The Schumacher) — loft-scaled condominium conversion in the same historic district
- 10 Bleecker Street — boutique NoHo building; the small-house alternative
- 19 Bond Street — Bond Street loft condominium a short walk north
- 25 Bond Street — full-service Bond Street condominium; the amenitized alternative
- 1 Astor Place — the district's landmark modern condominium tower
- 200 Mercer Street — Mercer Street loft building; the closest like-for-like loft cooperative stock
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across East Village + NoHo — read The Roebling Team Guide to East Village + NoHo.
The full playbook — what goes in the package, how boards read your financials, the interview, and the timeline — plus sample cover, reference, and personal letters you can adapt.
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 Bleecker Court?
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A Private Pricing Opinion — what your apartment at Bleecker Court 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.