77 Charlton Street
77 Charlton Street, New York, NY 10014
BBL 1005807502 · BIN 1009751
- Year built
- 2020
- Type
- Condominium
- Units
- 161
- Floors
- 15
- Landmark
- No
- Pets
- Permitted (pet spa on site)
- Subletting
- Permitted under the condominium declaration
- Pied-à-terre
- Allowed
Every recorded sale at this building, 2021–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $2,479
- Listing discount
- 0.2%
- Recorded sales
- 184
- On record
- 2021–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 77 Charlton 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.
77 Charlton is one of Toll Brothers City Living's flagship downtown condominiums — a ground-up, full-amenity, new-construction development that helped brand the Hudson Square / West SoHo blocks as a residential neighborhood. Completed in 2020, with first closings in 2021, the project occupies a full through-block site bounded by Charlton Street, King Street, Varick Street, and Hudson Street, and is organized as two 15-story towers ("North" and "South," which give the apartments their N and S unit prefixes) linked by a landscaped private courtyard.
Its position is deliberate: one block west of the Charlton–King–Vandam Historic District — the protected enclave of Federal and Greek Revival row houses whose streets were laid out on Aaron Burr's former Richmond Hill estate — but outside its western boundary at Varick Street, which is precisely why a 15-story, full-amenity tower could be built here. The result is new-construction condominium living, with a pool and a deep amenity set, steps from the low-rise landmark blocks of the South Village.
Architecture and unit composition
The S9 Architecture design pairs a masonry base — light-gray brick with gold-toned mortar and square multi-pane windows on the lower eleven floors — with a glass curtain wall on the upper setback floors, a composition that reads as contemporary while nodding to the neighborhood's industrial-loft fabric. Interior architecture is by INC Architecture & Design. Apartments feature ceilings of roughly 10.5 to 11 feet, six-inch white oak floors, floor-to-ceiling windows, Thermador and Bosch kitchens with Scavolini oak cabinetry and Brazilian quartzite counters, heated bathroom floors, and in-unit washer/dryers; many units have private terraces or balconies.
The unit mix runs from studios through three-bedrooms across the two towers, approximately 161 residences in total. Launch pricing in 2018–2019 ran from roughly $1 million to above $5 million, positioning the building across the downtown new-construction spectrum.
Building operations
77 Charlton operates as a full-amenity condominium managed by Maxwell-Kates, Inc. The amenity program is deep for a downtown building of its size: an indoor swimming pool with a spa complex (sauna, steam room, infrared sauna, treatment rooms), a fitness center with a yoga studio, a 14th-floor Sky Lounge with a terrace, a residents' lounge, a screening room, a children's playroom, a pet spa, work pods, and the landscaped private courtyard, alongside a 24-hour attended lobby, a live-in resident manager, and an on-site parking garage.
As a condominium, purchases proceed through a waiver of the right of first refusal rather than a board interview — a standard, buyer-friendly condo mechanic. Buyers should confirm the current common charges, any capital-contribution requirement at closing, the sublet and leasing terms, and review the offering plan (CD180094), financial statements, and reserve study during due diligence.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $0 (under cap)
- Per unit / month range
- —
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 →Management & transfer contacts
- Sublet policy
- Allowed
- Notable fees
- Capital Contribution = two months common charges; Waiver of Right of First Refusal $350; Move-In/Out $500 each
Recent sales
Recent trading at 77 Charlton has run across the studio-through-three-bedroom range, with price-per-square-foot in the range expected for a full-amenity, new-construction Hudson Square condominium — above the neighborhood's older loft conversions, reflecting the amenity depth, the new-construction finish package, and the private-courtyard layout. Higher-floor units, larger layouts, and apartments with terraces command a premium within the building.
Because the building is recent and its two towers produce distinct lines and exposures, comparables should be matched carefully for tower, floor, exposure, layout, and outdoor space.
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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Sep 16, 2026 | N10C | 2 BR · 2 BA · 1,078 sf | $2,750,000 | $2,551/sf | +6.0% |
| Jul 21, 2026 | N12A | 2 BR · 2.5 BA · 1,388 sf | $3,340,000 | $2,406/sf | -1.7% |
| Dec 15, 2025 | N6F | 1 BR · 1 BA · 628 sf | $1,660,000 | $2,643/sf | -0.9% |
| Dec 1, 2025 | N12C | 3 BR · 3.5 BA · 1,613 sf | $3,925,000 | $2,433/sf | +0.0% |
| Nov 24, 2025 | NPHB | 3 BR · 3.5 BA · 2,186 sf | $6,525,000 | $2,985/sf | +4.4% |
| Oct 28, 2025 | N12B | 1,706 sf | $4,200,000 | $2,462/sf | off-mkt |
| May 6, 2025 | S13C | 3 BR · 3.5 BA · 1,630 sf | $3,859,000 | $2,367/sf | -1.1% |
| Apr 18, 2025 | N5E | 1 BA · 572 sf | $1,200,000 | $2,098/sf | -7.7% |
Market read. Most recent trades (2026) cleared a median $2,479/sf (recorded) across 2 sales. Median listing discount 0.2% 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 1-00580-7502). 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.
Closed rents at 77 Charlton, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| Studio | 3 | $6,900 |
| 1 bedroom | 14 | $7,850 |
| 2 bedroom | 16 | $12,575 |
33 closed leases, October 2023 to September 2026. Most recent lease September 2026. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
At the recent median sale of $3.34M (9 sales since 2024), a buyer putting 25% down would pay about $140,925 to close, or 4.2% of the price.
- Mansion tax: $50,100
- Mortgage recording tax: $48,221
- Title insurance: $15,030
- Attorneys, lender, building fees, reserves and filings: $27,574
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
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What to know if you’re buying
The amenity package is a genuine differentiator. An indoor pool and full spa complex are uncommon at this scale downtown. Confirm the common charges that support the program.
Condo flexibility is real. Waiver of right of first refusal rather than a board interview; pied-à-terre and investor use permitted; 20% minimum down payment; pets welcome, with an on-site pet spa.
Understand the two-tower layout. North and South towers produce different exposures and outlooks; the courtyard-facing and street-facing lines differ. View the specific apartment in person.
Mansion tax applies at most price points. Run pricing through the Mansion Tax Calculator.
What to know if you’re selling
Lead with the amenity floor and the courtyard. The pool, spa, Sky Lounge, and private landscaped courtyard are the building's signature and should anchor the marketing.
Position the location precisely. Hudson Square / West SoHo, steps from the landmark South Village blocks, with new-construction flexibility — that combination is the selling story.
Outdoor space and floor level drive price. Terraces, balconies, and high floors command a clear premium; document them.
Closing timelines are condo-fast. 30–45 days from contract to closing is typical.
Comparable buildings
If you're considering 77 Charlton, also evaluate:
- 70 Charlton Street — a nearby new-construction Hudson Square condominium
- 565 Broome Street — Renzo Piano's SoHo / Hudson Square condominium towers
- 70 Vestry Street — a Tribeca waterfront condominium; a higher-end downtown peer
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. Where this page compares one building or neighborhood to another, that is our analysis of the recorded record — it names the measure, the period and the sample it rests on, and it is an observation about medians rather than a prediction about any particular apartment.
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