8 Union Square South
8 Union Square South, New York, NY 10003
BBL 1005717505 · BIN 1087833
- Year built
- 2006
- Type
- Condominium
- Units
- 20
- Pets
- Pet-friendly under the condominium rules — cats and dogs permitted
- Subletting
- Permitted under the condominium declaration
- Pied-à-terre
- Generally allowed in condominiums; not confirmed for this building
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Doorman
- Full-time doorman
Every recorded sale at this building, 2007–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2026 to date
- $1,964
- floor-adjusted, 2 sales
- Listing discount
- 0.0%
- Recorded sales
- 39
- On record
- 2007–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 8 Union Square South 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.
8 Union Square South is a boutique condominium with one of the most direct relationships to Union Square Park of any building in the area. Completed in 2006–2007 to a design by Arpad Baksa for the Claremont Group, its white sandblasted precast-concrete façade — punctuated by "Arctic Blue" glass and corner windows that open onto Juliet balconies — looks straight out over the park from the south side of the square.
With just 20 residences, the building is a small, full-service condominium at one of downtown's busiest crossroads, steps from the Union Square greenmarket, the transit hub, and the restaurants and shopping of both the Village and the Flatiron district. The site previously held a low-rise Morris Lapidus–designed building (the Crawford Clothes store of 1948), demolished over preservation objections before the current building rose.
Architecture and unit composition
Baksa's fifteen-story design holds 20 condominium residences, including two duplex penthouses on the 11th and 12th floors — one with a roughly 2,000-square-foot terrace. Living spaces carry 10-foot ceilings (about 11 feet in the penthouses), and the corner windows and Juliet balconies emphasize the park views. Original interiors specified Valcucine kitchens with Sub-Zero and Miele appliances and Waterworks baths.
The building is full-service for its scale: a full-time doorman, concierge service, a fitness center, and a rooftop terrace, with the residential entrance on University Place.
Building operations
8 Union Square South operates as a staffed boutique condominium with a full-time doorman and concierge service. With only 20 units carrying the amenity package, common charges reflect the staffing and the building's systems. As with any condominium, buyers should review the offering plan, current financials, board minutes, and any reserve study during due diligence.
Building staffing and amenities
- Doorman
- Full-time doormanSource: The Roebling Team's building profile
- Concierge
- YesSource: recent listing records
- Elevator
- YesSource: NYC Department of Buildings elevator records
- Amenities noted
- Fitness room, roof deckSource: The Roebling Team's building profile
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent. Outdoor space, parking and some facilities can belong to particular apartments or to a separate owner; confirm access for the specific apartment.
Local Law 97
- 2024–2029 annual penalty
- $17,560/yr
- 2030–2034 annual penalty
- $55,030/yr
- Per unit / month range
- $73 – $229
- Modeled exposure split equally across 20 units (the residential count on the city's lot record). Not an assessed amount; condominium owners are typically charged by each unit's common-interest percentage.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed October 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 inspector (QEWI) identified conditions requiring monitoring or repair, with repairs due by the deadline stated in the filing. 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 — a licensed professional engineer or registered architect who meets DOB’s FISP qualifications and signs the report (the independent expert, not the managing agent).
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed October 2026.
Recent sales
Compare total prices, carrying charges and price per square foot using reliable, consistent interior measurements for 8 Union Square South. The building has an established resale record since its 2006–2007 completion. The 20-unit count does not establish sales frequency; review dated transfers and compare apartments individually — floor, park exposure, outdoor space (the penthouse terraces in particular), and finish drive the variation. We underwrite each unit against the building's own trades and the Union Square / prime-Village condominium set.
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 |
|---|---|---|---|---|---|
| Aug 21, 2026 | 2B | 1 BR · 1.5 BA · 844 sf | $1,580,000 | $1,872/sf | -11.6% |
| Feb 20, 2026 | 1314A | 2,738 sf | $4,875,000 | $1,780/sf | — |
| Nov 17, 2022 | 5A | 2,108 sf | $3,790,000 | $1,798/sf | — |
| Feb 6, 2019 | 7B | 1,414 sf | $2,500,000 | $1,768/sf | — |
| Aug 8, 2018 | 4B | 1,414 sf | $2,698,362 | $1,908/sf | — |
| Aug 8, 2018 | 6B | 1,414 sf | $2,650,000 | $1,874/sf | — |
| Mar 16, 2017 | 1112A | 3,118 sf | $9,200,000 | $2,951/sf | — |
| Feb 15, 2017 | 5B | 1,414 sf | $2,500,000 | $1,768/sf | — |
Market read. Most recent trades (2026 to date) cleared a median $1,964/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 0.0% from the last ask.
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 1-00571-7505; 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.
What would your apartment rent for?
Enter your apartment and I'll send you what it would rent for, from comparable closed leases at 8 Union Square South and nearby.
Buying here? Condo closing costs with a mortgage typically run 3 to 6% of the price. See NYC co-op and condo closing costs, line by line.
Keep up with 8 Union Square South and its market
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What to know if you’re buying
This is a boutique condo with direct park frontage. Twenty units, full-time doorman and concierge, and corner windows looking over Union Square Park.
Exposure is everything here. Park-facing units command a premium; the penthouse duplexes with terraces are the building's marquee inventory. View units in person.
Underwrite the building properly. Review financials, reserves, and building systems during diligence.
Condo, not co-op. There is no co-op board admission; purchases run through the condominium's application and right-of-first-refusal process. Confirm financing, leasing, pied-à-terre and ownership-entity rules in the current declaration, bylaws and house rules.
Mansion tax cliffs apply. The $1M, $2M, and higher thresholds apply; run the Mansion Tax Calculator.
What to know if you’re selling
Lead with the park and the service. The Union Square frontage, the corner windows, and the full-time doorman/concierge are the differentiators in a small building.
Price to the building's own comps. With 20 units, the persuasive evidence is 8 Union Square South's own trades adjusted for floor, exposure, and outdoor space.
Reach the buyer who wants the location. Demand for a full-service building on Union Square is broad; marketing should reach both downtown and cross-border audiences.
Comparable buildings
If you're considering 8 Union Square South, also evaluate:
- 15 Union Square West — landmark condominium on the west side of the square
- 64 University Place — new-development condominium a few blocks south
- 21 Astor Place — full-service downtown condominium nearby
- The Greenwich Lane — flagship Village new-development condominium
More Flatiron buildings
- 7 East 20th Street — 1907 condominium
- 7 West 14th Street — 1964 co-op
- The Victoria (7 East 14th Street) — 1964 co-op
- 9 West 16th Street — 1846
- 9 West 20th Street — 1907 condominium
- 10 East 22nd Street — 1910 condominium
The neighborhood
For the full corridor — architecture, transit, and pricing across Flatiron — read The Roebling Team Guide to Flatiron.
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.
Considering a move at 8 Union Square South?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
646.939.7375 · c.cohen@compass.com