83 Thompson Street (Spring + Thompson)

The lot is an irregular 4,535-square-foot corner parcel with roughly 67 feet of frontage, and the building fills it to seven stories and 75 feet. The elevation is masonry rather than curtain wall, in the restrained register the practice is known for, and it was designed to satisfy a Landmarks Commission reviewing new construction in a district of nineteenth-century row houses and early-twentieth-century mixed-use buildings — a constraint that reads in the massing and the window rhythm rather than in ornament.

The residential program is seven units across floors two through seven. Floors two and three carry paired east and west residences; floors four and five are full-floor; the penthouse occupies the top. Published descriptions place the residences in a one- to four-bedroom range with an average around 3,150 square feet including terrace and common-area allocation, which is not a verified interior-area average or a basis for comparison with net apartment sizes elsewhere.

Below the residences, the building carries a retail unit and a separate community-facility unit — 5,773 square feet of commercial and community-facility area in total, including about 1,191 square feet coded as office. The retail space was divided into two spaces under a 2026 alteration. That commercial base carries a share of the building's common charges, which materially affects the residential per-unit burden and should be read off the budget rather than estimated.

Seven residences with a full-time doorman is an expensive service ratio, and it is the operating fact a buyer should quantify first. Published listing records describe doorman and concierge coverage, a package room, fitness center, bicycle storage, private storage and a shared laundry room. None of that is documented in city records; all of it should be confirmed against the current budget and the staffing schedule.

The building is new, so the near-term capital questions are warranty and completion rather than replacement. The relevant ones are: the status of the sponsor's punch list and any remaining offering-plan obligations; whether the current certificate of occupancy is permanent or temporary for the specific unit; the systems warranty position given first permits in 2023 and sign-off in 2026; and the Landmarks compliance file, including the Certificate of Appropriateness, the amendments and the February 2026 Notice of Compliance.

The medium-term question is the reverse of most SoHo buildings. The building is new, and the question is a small denominator carrying a serviced program, a landmarked envelope and a commercial base. Ask for the reserve funding schedule and the sponsor's contribution to reserves.

Ownership form: Condominium. Transfers clear through a board right of first refusal rather than a cooperative approval vote.

Pied-à-terre, subletting, LLC, trust and foreign purchasers: Governed by the declaration, bylaws and house rules; confirm each, along with any minimum lease term or rental cap, with the managing agent.

Pets and house rules: Not documented in public records.

Zoning and occupancy. R7-2 with a C1-5 overlay, outside the Special SoHo-NoHo Mixed Use District. Residential use is conventional and as-of-right. There is no joint living-work quarters classification, no artist-certification condition and no special-permit history to read here — a meaningful simplification relative to the loft blocks a few streets east.

Real estate taxes: No exemption of any kind, and no J-51 history for this lot. Underwrite full unabated taxes on the specific unit against the current bill, then apply the co-op/condo abatement only if the buyer will occupy the unit as a primary residence.

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 $2,965/sf (recorded) across 3 sales. Median listing discount 12.6% 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 1-00489-7503; 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.

The building is landmarked even though it is new. Sullivan-Thompson was designated in 2016; this building was designed and built inside it. Exterior work — windows, terraces, rooftop equipment — requires a Landmarks permit. PLUTO does not show this; LPC's own database does.

There is no abatement. No 421-a, no 485-x, no J-51. Full assessment from day one. Model the carrying cost before the offer, not after.

Check the current sponsor position. Seven separately recorded residential deeds ran from June 2025 through June 2026; verify beneficial ownership, affiliation and current inventory before treating every potential seller as independent of the sponsor.

Confirm whether the certificate of occupancy is permanent. Closings began in June 2025; the certificate of occupancy on the new-building job carries a status date of May 22, 2026. Ask which document governs your unit.

The two addresses are the same building. 83 Thompson Street and 182–184 Spring Street are one property. Search both addresses and the parcel identifiers, then deduplicate overlapping records; one address alone may omit records.

Quantify the service program. A full-time doorman across seven residences is a high per-unit cost. Read the budget and the staffing schedule, not the amenity list.

Lead with the specific features. Ground-up construction, by a named architect, inside a SoHo historic district, at full-floor scale, on a corner facing open space. Compare those features with specific alternatives rather than asserting a market-wide scarcity ranking.

Address the tax posture directly. Buyers will run their own carrying-cost analysis. Presenting the unabated position openly, with the numbers, produces stronger outcomes than letting it surface in diligence.

Assemble the Landmarks and occupancy file before offers. The Certificate of Appropriateness, the amendments, the February 2026 Notice of Compliance and the governing certificate of occupancy. Having them ready lets counsel assess approvals early; it does not eliminate delays or establish their likeliest cause.

Comparables require care. The nearest loft conversions are a different product. Condition-adjusted, line-specific analysis against new-construction inventory beats any neighborhood per-foot average.

If you're considering 83 Thompson Street, also evaluate:

• 140 Thompson Street — cooperative a few blocks north on the same street, on a different tax block; the co-op alternative in the South Village
• 131 Thompson Street — South Village condominium with 38 homes
• 57 Thompson Street — SoHo building on Thompson Street; a nearby peer by location
• 177 Thompson Street — small South Village building; the walk-up comparison point
• 184 Thompson Street — South Village building; confirm tenure and compare actual prices
• 10 Sullivan Street — contemporary ground-up condominium on Sullivan Street; a new-construction peer in the neighborhood
• 195 Prince Street — boutique SoHo condominium north of Houston-side SoHo
• 420 West Broadway — SoHo loft building two blocks east; the conversion comparison
• 465 West Broadway — SoHo loft building at larger scale
• 2 King Street — South Village building at the northern edge of the neighborhood