80 East 10th Street

The building occupies a narrow, irregular interior lot, and the design responds by putting essentially all of the glass on the East 10th Street elevation and running the egress corridors and elevator along the southern perimeter. That is a deliberate trade: the neighbouring low-rise buildings on either flank are themselves developable, and lot-line windows on an interior Manhattan site can be lost to a neighbour's project without recourse. Concentrating the glass on the street frontage buys permanence.

Residences are laid out as full-floor and near-full-floor plates with floor-to-ceiling glazing, in-unit laundry and central air. The sellout mix ran from two-bedroom homes through a five-bedroom residence and a penthouse. The offering plan was amended twice before the sellout, the second amendment restating prices for two residences, and the sponsor's closings ran between June 2019 and mid-2021 — a two-year sellout for twelve units, which places the building squarely in the 2019–2021 downtown absorption cycle and explains why closed pricing across the sponsor units varied widely.

This is a small condominium run on a small budget. The documented amenity set is a shared roof terrace, a package room, private cellar storage and a bicycle room. There is a ground-floor retail component of roughly 2,300 square feet in two spaces, which carries part of the building's common expenses — a real benefit at this unit count, and one worth verifying in the current budget, since a vacant retail unit in a twelve-unit condominium is felt immediately in the common charges. Ask for the retail occupancy status, the common-charge allocation between residential and commercial, and the reserve position. In a building this new the capital questions are façade and curtain-wall performance rather than systems replacement; the first full façade filing cycle is the one to read.

This is a condominium and behaves like one. Pied-à-terre use, subletting, entity ownership and foreign purchasers are all within the ordinary framework; the board exercises a right of first refusal rather than a cooperative-style approval, and the recorded ownership already includes limited liability companies and trusts. Pet rules, any resale capital contribution and the current application fee schedule are governed by the house rules and the board's current resolutions, none of which are published — confirm them with the managing agent before you offer.

Recent sales

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.

Market read. Most recent trades (2026) cleared a median $2,119/sf across 1 sale. Median listing discount 0.0% from the last ask.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00555-7501) 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.

Underwrite the taxes at full assessment, because that is what they are. There is no abatement here and there never was. Run the real number before you compare this building to anything with a 421-a tail.

Ask about the retail. In a twelve-unit condominium, the ground-floor commercial income is a meaningful share of the operating budget. Vacancy is felt directly in common charges.

Read the certificate of occupancy and the date record. PLUTO says 2017; the building completed in 2019 and its certificates were issued in 2020 and 2021. Appraisers and lenders pull the city record, and the discrepancy is worth pre-empting.

Look at the flanks, not just the front. The glass is on East 10th Street. Understand which of your windows are on the street wall and which, if any, sit on a lot line — and what the adjacent lots could support.

Lead with the plate. A full-floor, roughly two-thousand-square-foot residence with floor-to-ceiling glass is the scarce product on this seam. Market it against prewar co-op square footage and against tower new development, and let the comparison do the work.

State the tax posture plainly. Buyers who discover the absence of an abatement late in diligence re-trade. Buyers who are told at the outset — and who are shown that there is no future step-up — treat it as a feature.

Have the building's documents ready. The offering plan and its amendments, the current budget, the retail lease status and the current certificate of occupancy answer most of what a buyer's counsel will ask in a building this new.

If you're considering 80 East 10th Street, also evaluate:

• 70 East 10th Street — Stewart House, the large postwar cooperative on the same block; the tenure and price-per-foot alternative
• 30 East 10th Street — loft-plate prewar cooperative a few blocks west, on a different block; the prewar comparison
• 28 East 10th Street — Devonshire House, the full-service prewar cooperative on East 10th
• 38 East 10th Street — prewar cooperative on the Village side of the street
• 15 East 10th Street — The Mayfield; the Greenwich Village prewar alternative
• 1 Astor Place — Gwathmey Siegel's Astor Place tower, two blocks south; the contemporary architecture comparison
• 25 Bond Street — boutique NoHo condominium at comparable unit count
• 40 Bond Street — Herzog & de Meuron's NoHo condominium; the design-led new-development comparison
• 200 Mercer Street — loft condominium on the NoHo–Village edge
• 27 Bleecker Street — NoHo loft building with a similar buyer profile