- Year built
- 1905
- Type
- Condominium
- Units
- 4
- Floors
- 5
- Landmark
- No
Every recorded sale at this building, 2015–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $2,245
- Listing discount
- 1.6%
- Recorded sales
- 8
- On record
- 2015–2025
Four apartments, one per floor, on a 25-foot lot. That is the entire building, and it is the argument. Colonnade Group bought 77 Warren Street in December 2012 for $7.6 million, gutted a five-story mixed-use structure that PLUTO dates to 1905, and delivered four identical full-floor residences of roughly 1,510 square feet each with direct elevator access. The condominium subdivision was filed and completed at the Department of Buildings in October 2014; sponsor closings on all four residences were recorded in January 2015, with the ground-floor commercial unit trading separately the following month. Andre Kikoski handled architecture and interiors.
The building's most useful fact is negative, and it runs against the common assumption about this street. 77 Warren is not landmarked. The Tribeca South Historic District and its 2002 Extension cover the Warren Street blockfronts between Church Street and West Broadway. This building sits on block 132, west of West Broadway, and LPC's building database records only one designated property on the entire block — 75 Murray Street, an individual landmark that is not this building. Every DOB filing for 77 Warren confirms the same thing. Owners here do not file with Landmarks for window or façade work, which is a real and under-appreciated difference from the Warren Street buildings a block east, where our pages for 8 Warren, 12 Warren and 41 Warren all sit inside designated territory.
The second fact worth stating is that the residential use here is older than the condominium. A December 2001 alteration was filed with an existing occupancy of commercial and a proposed four dwelling units, and DOB filings from 2002 onward describe the building as residential. What Colonnade did in 2013 and 2014 was not the original conversion; it was a gut repositioning of a building that had already been made residential more than a decade earlier, followed by the condominium subdivision that created the ownership structure buyers see today. PLUTO carries no alteration year for this lot at all, which understates the building's history by two full renovation cycles.
Architecture and unit composition
The plates are the product. Twenty-five feet of frontage and seventy-five feet of depth produce a residence that is one room wide and long, with windows front and rear and no light on either flank — a shape that pushes the plan toward a front-to-back sequence rather than a corridor. At roughly 1,510 square feet the residences are configured as two bedrooms, and the elevator opens directly into each one, which in a four-unit building means there is effectively no shared corridor above the lobby. The 2013 alteration carried structural work at the roof, a modified sprinkler system across the second through fifth floors, and new mechanical equipment; a 2014 filing installed mechanical equipment in conjunction with the main alteration. Rear façade work — replacing eight window lintels and sills with new steel lintels and repointing — was filed in November 2021, with pipe scaffold and a heavy-duty sidewalk shed following in April 2023.
Because the flanks are blind, exposure risk here is a front-and-rear question. The rear elevation faces the interior of the block; the front faces Warren Street. Neither is protected by landmark designation, and the neighboring lots on block 132 are a mix of small pre-war buildings and a large condominium at 275 Greenwich Street.
Building operations
This is a self-contained boutique condominium with no doorman and no amenity program. Four residential owners and one commercial owner share the common charges, which means the operating budget is small in absolute terms and large per unit for anything structural. The visible capital cycle is recent — rear lintels and repointing in 2021, scaffold and shed in 2023 — and the next Local Law 11 filing is the item a buyer should ask about. Request the current budget, the reserve position, and the minutes covering the 2021 through 2023 façade work.
Policy framework
Ownership form: Condominium. Purchases close through the board's right of first refusal rather than a cooperative approval process, which produces faster and more predictable timelines — 30 to 45 days is typical.
Pied-à-terre, subletting, LLC, trust and foreign ownership: Permitted under the standard condominium framework. Minimum lease terms and any sublet registration requirement should be confirmed with the managing agent.
Financing: Condominium financing rules apply rather than a cooperative ceiling. Note that lenders apply concentration and owner-occupancy tests in very small condominiums, and a four-unit building can trip them. Have your lender confirm the building is acceptable early rather than at commitment.
Flip tax: Not documented in public records. Confirm any resale capital contribution with the managing agent.
Real estate taxes: No abatement of any kind appears on the lot. Underwrite full unabated taxes on the specific unit.
Local Law 97
This building is below the 25,000 sq ft threshold at which LL97 emissions caps apply. No regulatory capital pressure from this law specifically, current or 2030.
See full Local Law 97 analysis →Recent sales
The building sold out from sponsor in a single January 2015 window, four residences to four separate and unrelated purchasers, and the commercial unit to a fifth. Resales since have been sporadic and individual — the top-floor residence has traded more than once, and the second and fourth floors each once. With four identical plates, this building has the cleanest possible internal comparable set and the thinnest possible one: every trade is a full-floor two-bedroom of the same size, and every trade is roughly a quarter of the building's entire history. Pricing turns almost entirely on floor level, condition and outdoor space rather than on layout. The right external comparable set is boutique Tribeca loft condominiums of ten units or fewer; full-service Tribeca towers price on services this building does not provide. 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 |
|---|---|---|---|---|---|
| Apr 8, 2025 | PH | 2 BR · 2 BA · 1,510 sf | $3,390,000 | $2,245/sf | -5.7% |
| Jun 29, 2023 | 2 | 2 BR · 2 BA · 1,550 sf | $2,950,000 | $1,903/sf | -6.3% |
| Feb 17, 2022 | 4 | 2 BR · 2 BA · 1,550 sf | $3,250,000 | $2,097/sf | +0.0% |
| Jul 26, 2018 | PH | 2 BR · 1,550 sf | $2,975,000 | $1,919/sf | -9.7% |
| Jan 13, 2015 | 4 | 2 BR · 1,510 sf | $3,100,000 | $2,053/sf | -1.6% |
| Jan 8, 2015 | 5 | 2 BR · 1,510 sf | $3,920,262 | $2,596/sf | +1.8% |
| Jan 7, 2015 | 3 | 2 BR · 1,510 sf | $3,105,662 | $2,057/sf | +1.8% |
Market read. Most recent trades (2025) cleared a median $2,245/sf across 1 sale. Median listing discount 1.6% 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 1-00132-7506) 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 building is not landmarked, and that is an advantage worth pricing. Window replacement, storefront work and façade repairs here require DOB approval only. Buyers who assume Landmarks jurisdiction because the address says Tribeca are underwriting a constraint that does not exist on this lot.
Test your lender early. Four residential units plus a commercial unit is a very small condominium. Owner-occupancy ratios, single-owner concentration and commercial-space percentage are all standard secondary-market tests, and small buildings fail them more often than buyers expect. Get the lender's condominium questionnaire answered before you are in contract.
Underwrite full taxes. There is no J-51, no 421-a, and no other exemption on this lot.
Ask about the 2021–2023 façade cycle. Rear lintel replacement, repointing, scaffold and a sidewalk shed all appear in the DOB record within three years. Confirm the work is closed out, what it cost, and how it was funded.
Understand the exposures. The side walls are blind by construction. Light and outlook come from Warren Street and from the rear yard. Walk both at different times of day.
What to know if you’re selling
Lead with scarcity of form. Four full-floor residences with direct elevator entry, roughly 1,510 square feet each, is a configuration Tribeca produced briefly and stopped producing. That is the argument no larger building can copy.
Correct the landmark assumption in the marketing. Buyers and their attorneys frequently assume designation on Warren Street. Being explicit that this lot is outside the historic district removes a diligence question and, for a buyer planning window or façade work, adds real value.
Present the capital record. In a four-unit condominium, buyers price uncertainty about assessments aggressively. Arriving with the budget, the reserve position and closed-out permits for the 2021–2023 façade work is the most efficient way to protect the number.
Comparable buildings
If you're considering 77 Warren Street, also evaluate:
- 12 Warren Street — Warren Street conversion on block 135, inside the historic district; the designated-envelope alternative
- 8 Warren Street — the Trinity Stewart Condominium, block 135; boutique landmarked Tribeca condo
- 41 Warren Street — The Admiral Warren, block 133; loft condominium at similar scale
- 37 Warren Street — Warren Lofts; the nearest like-for-like loft condominium on the street
- 101 Warren Street — the full-service Warren Street tower; the amenity alternative at a different cost structure
- 275 Greenwich Street — Greenwich Court, on this same tax block; the large-condominium neighbor
- 87 Chambers Street — boutique Chambers Street loft conversion of comparable unit count
- 97 Reade Street — small Tribeca loft condominium; similar buyer pool
- 66 Reade Street — boutique Tribeca conversion with full-floor plates
- 105 Chambers Street — The Cary Building; the landmarked Civic Center-edge 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 77 Warren Street?
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A Private Pricing Opinion — what your apartment at 77 Warren 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.