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, and its share of the building's common expenses matters at this unit count. Confirm that share in the declaration and the current budget, along with who owns the retail units and their payment history — in a twelve-unit condominium, an unpaid commercial share 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. Review façade, curtain-wall and mechanical-system condition, warranties and actual repair plans; building age alone does not establish which work will dominate the capital budget. Read the applicable façade filings.

This is a condominium: 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, and the pied-à-terre, subletting, entity and foreign-ownership rules in the declaration and bylaws, with the managing agent before you offer.

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 $2,119/sf (recorded) 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; 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.

Underwrite the taxes without an abatement. The city's exemption roll shows none for this building, and abatements post at the bill level, so check the apartment's actual tax bill. 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 commercial units' share of common charges matters to the operating budget. Confirm the allocation in the declaration, who owns the retail units, their occupancy and their payment history.

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 that no abatement step-up is scheduled — while taxes, common charges and assessments can still change — can price it in from the start.

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 building 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
• 445 Lafayette Street (Astor Place Tower) — 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 building on the NoHo–Village edge
• 27 Bleecker Street — NoHo loft building with a similar buyer profile