8 Union Square South
8 Union Square South, New York, NY 10003
Flatiron
BBL 1005717505 · BIN 1087833
- Year built
- 2006
- Type
- Condominium
- Units
- 20
- Landmark
- No
- Pets
- Pet-friendly under the condominium rules — cats and dogs permitted
- Subletting
- Permitted under the condominium declaration
- Pied-à-terre
- Allowed
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
- $1,783
- Listing discount
- 0.0%
- Recorded sales
- 48
- On record
- 2007–2026
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.
Local Law 97
- 2024–2029 annual penalty
- $17,560/yr
- 2030–2034 annual penalty
- $47,066/yr
- Per unit / month range
- $73 – $196
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.
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.
See the full facade history →Recent sales
8 Union Square South trades as a condominium, so pricing is read on a price-per-square-foot basis. The building has an established resale record since its 2006–2007 completion; a representative recent transaction was a unit that traded around $3.79 million in late 2022. With only 20 units, sales are infrequent and apartment-specific — 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, curated by The Roebling Team research desk. Apartment-level facts are independently verified before publishing; sale prices reflect the recorded transfer amount at the NYC Department of Finance.
| Date | Unit | Apartment | Price | PPSF |
|---|---|---|---|---|
| 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 | 4B | 1,414 sf | $2,698,363 | $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) cleared a median $1,783/sf across 1 sale. 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) 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
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 flexibility is real. 30–45 day closings; pied-à-terre, investor, and foreign-buyer use permitted; subletting allowed under the declaration. Plan for the typical 20% minimum down.
Mansion tax cliffs apply. At these price points the $1M, $2M, and higher thresholds routinely 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
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Greenwich Village — read The Roebling Team Guide to Greenwich Village.
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.
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.