- Year built
- 1850
- Type
- Condominium
- Units
- 7
- Floors
- 5
- Pets
- Not documented in public records — confirm the house rules
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
Every recorded sale at this building, 2005–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2025
- $1,505
- floor-adjusted, 1 sale
- Recorded sales
- 13
- On record
- 2005–2025
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 835 Broadway 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.
The corner of Broadway and East 13th Street is one of the most heavily landmarked blockfaces in Manhattan below Union Square. Seven buildings on block 564 carry individual designation — Griffith Thomas, Birkmire, Cleverdon & Putzel, Ralph S. Townsend, Stephen Decatur Hatch, Robert Maynicke. 835 Broadway is not one of them, and that omission is the first thing to understand about it, because it cuts in both directions: the subject’s lack of designation does not remove DOB, zoning or private-document controls, and separately designated neighbors remain subject to their own LPC requirements.
What the building has instead is age. Village Preservation dates the Broadway section to c. 1850–54 and 58 East 13th Street to c. 1853, both built by Abraham Valentine — which makes this a pair of pre-Civil War structures, older by a generation than the Renaissance Revival loft buildings that dominate the rest of the block. PLUTO says 1910. The two cannot both be true, and the preservation research is the better-supported figure. Check whether an identified valuation model uses the 1910 field, how it treats conversion and renovation, and whether its comparable inputs support the result before alleging an error.
The history inside is genuinely unusual. The Broadway section housed the inventor James Lidgerwood and the nineteenth-century photographer James Henry Wright. The East 13th Street section housed the National Academy of Design — the first institution in the United States founded by, and controlled exclusively by, professional artists. That is not decorative trivia in a neighborhood where the artistic lineage is the reason the blocks are being fought over.
The conversion is the second structural fact. The residential use was established by Alteration Type 1, with the first seven deeds recorded in the summer of 2005 and a final certificate of occupancy in 2012. Seven lofts sit above four commercial units, and the split matters: the Department of Finance classes four of the eleven condominium lots as tax class 4 commercial, and since November 2019 all four have been held by a single joint venture. Seven residential units share a building, a roof and a structure with one commercial owner, whose voting interest and common-interest share come from the declaration. The declaration and by-laws set the terms of that relationship, and they are the documents to read first.
The third fact is the tax posture, and it is favorable in the sense that there is nothing to unwind. There is no J-51 on any residential lot in the rolls from fiscal 2011 through fiscal 2019, and no 421 exemption. Buyers who have underwritten abated inventory elsewhere will find the monthly number here higher than the price suggests — but it also does not step up later, because there is no schedule to step up from.
Architecture and unit composition
The site is a corner lot of 4,900 square feet, with 24.83 feet of Broadway frontage and 135 feet of depth along East 13th Street, and PLUTO records two buildings on it. That is the physical signature of the history: a narrow Broadway front and a longer side-street structure, joined and operated as one property, each dating to the early 1850s.
Five stories hold 24,899 square feet. Roughly 15,925 square feet of that is residential, split across seven residences, which yields about 2,275 square feet of recorded residential area per residence, not measured apartment interiors or a verified floor-plate configuration; E-and-W unit labels do not settle either. Ceiling heights and column grids in a building of this vintage vary floor to floor; there is no substitute for walking the specific unit.
Below, 8,974 square feet is commercial, of which 4,652 is retail and 4,322 is below-grade storage. A bank branch has occupied the Broadway frontage, and a 2016 Department of Buildings filing records interior work and an exterior accessibility ramp for it. Corner exposure on Broadway and East 13th gives the residences light on two sides, which is the building's most durable physical advantage on a block where most of the stock is interior-lot and lit front and rear only.
Building operations
Seven residences is a very small denominator for a corner building carrying two structures, a roof, a façade on two streets, and a shared elevator and mechanical plant with four commercial units. The operating question here is not amenities — there are none of consequence — but capital.
Two items deserve specific attention. First, the cost-sharing formula between the residential and commercial components. With four of eleven lots in tax class 4 and all four held by one owner since 2019, the allocation of common charges, capital assessments and reserve obligations between the two uses is the most consequential provision in the by-laws for a residential buyer. Second, the capital condition of a building constructed in the early 1850s and converted in the 2000s. It falls below the Facade Inspection Safety Program's six-story threshold, so there is no periodic public façade record to consult — which means the burden of establishing envelope, roof, and structural condition falls entirely on diligence. Ask for the most recent engineer's report, the reserve balance, and any assessment history in writing.
Policy framework
Ownership form: Condominium. Purchases close through a board right of first refusal rather than a cooperative approval. Thirty to forty-five days is a typical closing estimate.
Pied-à-terre, subletting, LLC, trust and foreign ownership: Not documented; confirm in the declaration, bylaws and house rules. Ownership records show residences held in individual names, in single-purpose entities, and by a sovereign state, so the structure is used in practice. Minimum lease terms and any sublet fee should be confirmed with the managing agent.
Pets and house rules: Not documented in public records. Request the house rules with the declaration and by-laws.
Flip tax: Not documented in public records. Confirm any resale capital contribution before pricing a sale.
Occupancy classification: R-2, established by the July 2012 certificate of occupancy. No artist-certification restriction applies in this zoning district.
Real estate taxes: No J-51 and no 421 exemption on any residential lot in the rolls reviewed. Underwrite the full unabated bill on the specific unit, then apply the co-op/condo abatement only if the buyer will occupy the unit as a primary residence.
Local Law 97
This building is below the 25,000 sq ft threshold at which LL97 limits apply to a building on its own. It is still covered if it shares a tax lot or condominium board with buildings totaling over 50,000 sq ft; confirm on DOB’s covered-buildings list.
See full Local Law 97 analysis →Recent sales
Seven residences produce a thin same-building record. The original sellout ran across two months in the summer of 2005, and ACRIS shows arms-length resales on a majority of the lots in the twenty years since, with the most recent in 2025. That is enough to establish a trajectory and not enough to establish a building average.
Start with converted lofts between Union Square and Washington Square with verified comparable interior areas, and assess other prewar or new-construction sales individually after accounting for condition, tenure, policies and total costs. Within that set, 835 Broadway's distinguishing features are corner exposure with light on two sides, a very small residential denominator, and a commercial component under single ownership holding a meaningful share of the condominium. Evaluate light, measured area, governance and the current capital plan using matched sales, without assuming a predetermined discount. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
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 |
|---|---|---|---|---|---|
| May 13, 2025 | 2E | 3 BR · 2.5 BA · 2,575 sf | $3,875,000 | $1,505/sf | -3.0% |
| Aug 10, 2023 | 4W | 1,875 sf | $3,900,000 | $2,080/sf | — |
| Sep 29, 2021 | 3E | 2,575 sf | $3,600,000 | $1,398/sf | — |
| May 15, 2020 | 2W | 1,875 sf | $2,375,000 | $1,267/sf | — |
| Sep 30, 2016 | 4W | 1,875 sf | $3,700,000 | $1,973/sf | — |
| Oct 29, 2014 | 4E | 2,575 sf | $4,300,000 | $1,670/sf | — |
| Aug 5, 2013 | 3E | 2,575 sf | $3,170,000 | $1,231/sf | — |
| Jul 3, 2007 | 4W | 1,875 sf | $2,450,000 | $1,307/sf | — |
Market read. Most recent trades (2025) cleared a median $1,505/sf (floor-adjusted) across 1 sale. 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.
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 1-00564-7501; 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.
What would your apartment rent for?
Enter your apartment and I'll send you what it would rent for, from comparable closed leases at 835 Broadway 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.
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What to know if you’re buying
PLUTO's year built is wrong. The building dates to c. 1850–54, not 1910. Check the actual date inputs and methodology of any automated output; assess the building’s capital needs from current condition and subsequent work, not the year alone.
Read the commercial provisions in the by-laws. Four of eleven condominium lots are commercial, all held by one owner since 2019. Common-charge allocation, capital-assessment allocation and voting rights between the two components are the provisions that matter most.
There is no public façade record. Five stories puts the building below the Facade Inspection Safety Program threshold, so the periodic inspection reports that exist for taller buildings do not exist here. Commission your own review of envelope, roof and structure.
Underwrite full taxes from day one. No J-51, no 421 exemption, no burn-off. The one large exemption on the lot belongs to a specific unit and does not transfer.
The building is not landmarked, on a block that mostly is. The reviewed record does not place this building under LPC designation, but DOB, zoning and private-document controls remain applicable; check each neighbor’s separate designation before assessing its alteration rights.
Test the two-street exposure in person. Broadway and East 13th are both working streets. Corner light is the building's best physical asset; corner noise is its cost.
What to know if you’re selling
Lead with the corner and the plate. Light on two sides at loft scale, on a block where nearly everything else is interior-lot, is the argument that no comparable building can copy.
Lead with the history, carefully. The National Academy of Design occupied 58 East 13th Street. That is a documented, checkable fact in a neighborhood where artistic lineage is the local currency, and it belongs in the story.
Get ahead of the tax number. Full unabated taxes, presented at the outset alongside True Monthly Carrying Cost analysis, rather than discovered in diligence.
Same-building comparables are thin. Seven residences and a 2005 sellout mean pricing has to be built from the surrounding loft-conversion set, floor by floor and exposure by exposure.
Comparable buildings
If you're considering 835 Broadway, also evaluate:
- 37 East 12th Street — a separate six-residence condominium on this same block, lot 7503; the closest possible comparison on geography, and a very different conversion history
- 832 Broadway — Ralph S. Townsend's 1896 loft building directly across Broadway, now a full-floor cooperative; the tenure alternative in the same immediate geography
- 10 East 12th Street — 1907 loft converted to condominium in 1982; the larger-denominator loft alternative one block west
- 125 East 12th Street — 1888 loft conversion; comparable vintage and plate at a different scale
- 15 Union Square West — 1870 building converted in 2008; the Union Square loft-conversion alternative with a full amenity program
- 114 East 13th Street — 1906 building converted to condominium in 1984; the same street, east of Fourth Avenue
- 12 East 13th Street — adaptive reuse of a 1930 commercial garage; the same street, west of Fifth
- 39 East 12th Street — circa-1900 loft cooperative on the adjoining block; the cooperative comparison
- 49 East 12th Street — 1910 prewar loft converted to cooperative in 1979; the long-established co-op alternative nearby
- 806 Broadway — cooperative on the NoHo side of Broadway; a different tenure and policy framework on the same avenue
More Greenwich Village buildings
- 486 Avenue of the Americas — 1960 co-op
- 520 LaGuardia Place — 1890 co-op
- 552 LaGuardia Place (Sherry's Village) — 1982 condop
- 806 Broadway — 1887 co-op
- 815 Broadway — 2025 condominium by Isaac & Stern Architects
- 832 Broadway — 1896 co-op by Ralph S. Townsend
The neighborhood
For the full corridor — architecture, transit, and pricing across Greenwich Village — read The Roebling Team Guide to Greenwich Village.
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 835 Broadway?
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646.939.7375 · c.cohen@compass.com