79 Bridge Street (The Bridges)

Six stories on a C2-4/R6A lot, with two commercial units at the ground and cellar levels beneath thirty-seven residences. The conversion produced the full apartment mix a building of this size would carry, set out unit by unit in the plan's Schedule A and floor plans, with private patios and terraces assigned to designated units. Documented characteristics:

• Passenger and service elevators, under maintenance contract from the conversion forward
• Common roof deck limited to the paved portion, capped at twenty people for fire-code and insurance reasons; grills of any kind prohibited
• A landscaped second-floor terrace whose layout is fixed by schedule to the house rules and cannot be altered without board approval
• Interior courtyard and driveway, with a basement contractor entrance the board can require trades to use
• Independent per-unit heating, cooling and hot water; no central boiler serving the residences
• Lot-line windows on the north elevation (floors three through six) and south elevation (floors five and six)

Because outdoor rights are assigned unit by unit, line-level review matters more here than building averages. The floor plans and recorded declaration control which unit holds which terrace, patio or roof right.

The condominium is administered by The Andrews Organization, Inc., with a superintendent and a part-time porter and no doorman. Audited financial statements have been produced annually since the conversion; the series held in The Roebling Research Library runs from the early 2010s forward and supports trend-level review of common-charge growth, reserve practice and capital spending.

The governance file is unusually complete for a building this size. The house rules were restated in May 2017 with a published schedule of fines — $1,000 for selling or leasing without an application, $600 for an unscheduled move, $1,000 for a gas grill or a roof-rule violation. Moves run Monday through Friday, 9:00 a.m. to 4:00 p.m., and Saturday to 2:00 p.m., never Sunday, scheduled through the agent with insurance and a deposit in place. Interior work audible or visible to neighbors is confined to weekdays, 9:00 a.m. to 5:00 p.m. A documented impact-noise rule requires, on a substantiated complaint, that eighty percent of walkable floor area in the offending room be covered, with the cost split between the units above and below.

Pets: Permitted and stated affirmatively — two dogs and/or three cats per unit under the sale rider, barred from the roof and courtyard, leashed or carried elsewhere. The board may limit numbers or require removal of an animal that interferes with other owners.

Sales and leases: Both require an application through the managing agent and a signed waiver of the board's right of first refusal, with contract, loan commitment, credit authorization, unit-owner insurance and the roof-deck, pet and house-rules rider.

Transfer costs: No flip tax, but a purchaser pays a one percent reserve-fund contribution plus a $700 processing fee and move-in charges; the seller pays move-out charges. The one percent is the largest of them and belongs in the closing model.

Subletting and pied-à-terre: Standard condominium flexibility, subject to the application process. Weekly and daily rentals are not permitted.

Property taxes: Assume the twelve- and fourteen-year J-51 benefit periods, applied for in 2002–03, have run.

Recent sales

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.

Market read. Most recent trades (2026 to date) cleared a median $1,109/sf (floor-adjusted) across 2 sales. Floor-adjusted means each sale is restated to a constant mix of floors, so the figure can differ from the plain median of the sales listed above. Median listing discount 2.4% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.

Sales sourced from NYC Department of Finance recorded transfers (BBL 3-00055-7501; each condominium apartment is its own tax lot). 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.

Check the lot-line windows against your specific unit. North-facing rooms on floors three through six and south-facing rooms on floors five and six may sit on lot-line glass. Read the disclosure, then look at what is buildable next door.

Model utilities, not common charges. With no central boiler, heat, hot water and cooling land on your own meter. Pull the unit's utility history before comparing this building to a full-service conversion.

Budget the one percent. The reserve-fund contribution at closing is a purchaser cost and the largest line in the transfer package.

Not being landmarked cuts both ways. Confirm the parcel's designation and proposed permit route, then price and schedule the actual work. District status alone does not establish a cost saving or freeze neighboring development.

Lead with the outdoor space. A common roof deck, a landscaped second-floor terrace and unit-level patios are features to compare with current waterfront alternatives and their total costs.

Be direct about the seam location. Buyers who want the retail core will price that; other buyers may prioritize the F at York Street and this block's setting. Assess noise and compare matched sales before assuming a lower price per square foot.

Assemble the diligence file first. Prepare the right-of-first-refusal waiver, application package, fee schedule and recent financials before contract.

Price to line and exposure. Outdoor rights and lot-line status vary unit to unit; recent same-line comparables anchor better than building averages.

If you're considering The Bridges, also evaluate:

• Bridge No. 50 (50 Bridge Street) — the Kirkman soap-works conversion up the same street; similar service-light operating model
• Kirkman Lofts (37 Bridge Street) — the sister Kirkman building, converted 2011; the higher-finish comparable
• 47 Bridge Street — boutique condominium neighbor on Bridge Street
• 168 Plymouth Street — factory-conversion condominium on the eastern blocks; the design-led alternative
• 133 Water Street — Scarano-designed new construction of the same era; the closest architectural cousin
• 205 Water Street — boutique new construction nearby; the systems-and-amenities contrast
• Ironwood (102 Gold Street) — small Vinegar Hill condominium east of the seam
• 51 Jay Street — loft conversion inside the historic district; the landmarked comparison
• The Beacon Tower (85 Adams Street) — full-service condominium tower a few blocks west