- Year built
- 2007
- Type
- Condominium
- Units
- 15
- Floors
- 13
- Pets
- Pets permitted under the condominium rules
- Subletting
- Permitted under the condominium declaration
- Pied-à-terre
- Allowed
Every recorded sale at this building, 2010–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf (floor-adjusted)
- $1,919
- Listing discount
- 0.0%
- Recorded sales
- 26
- On record
- 2010–2025
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 85 West 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.
85 West Broadway — Smyth Upstairs — is the residential condominium set atop the Smyth TriBeCa, a design hotel at the corner of West Broadway and Chambers Street. Delivered in 2007, the 13-story building pairs a 100-room boutique hotel with a distinct collection of 15 designer condominium residences occupying the top floors, a plan that gives owners full-floor-style scale and skyline light while placing hotel services directly downstairs.
What buyers respond to here is the combination of a serious design pedigree — architecture by Brennan Beer Gorman, the firm behind hotel and mixed-use work across the city, with residence interiors by Richardson Sadeki — and the convenience of a hotel-serviced building in the heart of Tribeca. The residences are laid out for entertaining, with high ceilings and skyline views, and owners can draw on the hotel's fitness center, lounge, restaurant, and rooftop deck without carrying the staffing of a large full-service condominium.
The building is for buyers who want a design-forward, hotel-serviced Tribeca condominium in a genuinely boutique residential collection.
Architecture and unit composition
Brennan Beer Gorman's design places the residential condominium — the 15 homes of Smyth Upstairs — on the upper floors of the 13-story building, above the design hotel below. The residence interiors were designed by Richardson Sadeki, giving the homes a distinct, contemporary hospitality-influenced finish rather than a generic developer package.
The 15 residences are configured as spacious, well-finished condominium homes with high ceilings and skyline outlooks, positioned to benefit from the upper-floor location. The hotel-plus-residence structure is the defining feature: it delivers services and design at a scale a 15-unit stand-alone building could not, while keeping the residential collection genuinely boutique. This is a low-density residential building where the design pedigree, the upper-floor light, and the hotel amenities drive value.
Building operations
85 West Broadway operates as a boutique condominium layered onto a working design hotel. Residents draw on the hotel's services — fitness center, lobby lounge and bar, restaurant, and a private rooftop deck — an amenity package that would be uneconomic for 15 residences on their own but is delivered efficiently through the hotel operation. Common charges reflect the residential share of the building and the access to hotel services; buyers should model the full monthly carry, confirm exactly which hotel amenities are included, and review reserves and any capital history during due diligence, as is prudent for a mixed-use hotel-and-residence condominium.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $87,872/yr
- Per unit / month range
- $0 – $488
- Modeled exposure split equally across 15 units (the city tax-lot count). Not an assessed amount; co-op shareholders are typically charged by share allocation.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City record last verified September 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available FISP filing classified the facade as Safe — no repairs were required at that inspection. Facade inspections run on a fixed five-year cycle; future inspection, repair, and any assessment decisions remain building-specific.
How to read this, and where it comes from
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. City record last verified September 2026.
Recent sales
As a condominium, 85 West Broadway prices on a price-per-square-foot basis, with floor, exposure, skyline views, layout, and condition supporting the building's premiums. Turnover is light for a boutique building of 15 residences; both resale and owner-rental activity occur, but it is an ownership condominium, not a hotel-room program. Apartment-level context — floor, exposure, layout, and condition — drives pricing more than any building average, and the design pedigree, upper-floor light, and hotel-serviced convenience support pricing for residences that present well.
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 |
|---|---|---|---|---|---|
| Dec 12, 2025 | 14E | 1 BR · 1 BA · 477 sf | $1,100,000 | $2,306/sf | -4.3% |
| Aug 4, 2025 | 14S | 2 BR · 2 BA · 1,517 sf | $3,050,000 | $2,011/sf | -5.1% |
| Jan 13, 2025 | 10S | 2 BR · 1,513 sf | $2,315,000 | $1,530/sf | -7.4% |
| Aug 11, 2022 | 11N | 1 BR · 1 BA · 533 sf | $975,000 | $1,829/sf | off-mkt |
| Aug 2, 2022 | 12N | 1 BR · 1 BA · 550 sf | $1,020,000 | $1,855/sf | +2.5% |
| Jun 5, 2018 | 10S | 2 BR · 2 BA · 1,508 sf | $3,150,000 | $2,089/sf | +0.0% |
| Jan 6, 2017 | 11W | 2 BR · 1,044 sf | $2,200,000 | $2,107/sf | +0.0% |
| Jun 1, 2016 | 14E | 1 BR · 1 BA · 476 sf | $975,000 | $2,048/sf | off-mkt |
Market read. Most recent trades (2025) cleared a median $1,919/sf (floor-adjusted) across 3 sales. 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. 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 1-00136-7505). 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.
Closed rents at 85 West Broadway, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 2 bedroom | 2 | $14,375 |
3 closed leases, October 2023 to September 2026. Most recent lease July 2025. Based on few leases. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
At the recent median sale of $2.31M (3 sales since 2024), a buyer putting 25% down would pay about $96,662 to close, or 4.2% of the price.
- Mansion tax: $28,938
- Mortgage recording tax: $33,423
- Title insurance: $10,418
- Attorneys, lender, building fees, reserves and filings: $23,884
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
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What to know if you’re buying
The design and the hotel services are the assets. Brennan Beer Gorman architecture, Richardson Sadeki interiors, and access to the Smyth's amenities are the differentiators.
This is a genuinely boutique residential collection. Just 15 homes on the upper floors — full-floor-style scale and skyline light, not a large tower.
The hotel structure is the model. Understand which services are included and how the mixed-use building is governed; confirm the specifics before you commit.
The Tribeca corner is part of the value. West Broadway at Chambers is a prime, transit-rich Tribeca location; that supports price.
Condo flexibility is real. Pied-à-terre, subletting, foreign buyers, and LLC/trust ownership are permitted under the declaration; closings run on condo timelines.
Mansion tax thresholds apply. At this building's pricing, the $1M, $2M, and higher cliffs can be in play. Run pricing through the Mansion Tax Calculator.
What to know if you’re selling
Lead with the design and the hotel amenities. The BBG/Richardson Sadeki pedigree and the Smyth's services are the story; marketing should foreground them.
Pricing requires apartment-level comps. With 15 residences, floor, exposure, skyline views, and condition all move the number.
Present the light and the finish. Upper-floor skyline outlooks and the design interiors photograph well; staging that reads them supports price.
Comparable buildings
If you're considering 85 West Broadway, also evaluate these Tribeca condominiums:
- 101 Warren Street — nearby Tribeca full-service condominium
- 200 Chambers Street — nearby Tribeca condominium
- 157 Chambers Street — nearby Tribeca boutique condominium
- 165 Chambers Street — nearby Tribeca boutique condominium
- 220 West Broadway — nearby Tribeca boutique building
- 100 Reade Street — nearby Tribeca condominium
More Tribeca buildings
- 83 Walker Street — 2014 condominium by Morris Adjmi Architects
- 84 Hudson Street — 1882 co-op
- 86 Thomas Street — 1870 co-op
- 85 Worth Street — 1859 condominium
- 87 Chambers Street — 2015 condominium by Hill West Architects
- 87 Leonard Street — 1920 condop
The neighborhood
For the full corridor — architecture, transit, and pricing across Tribeca — read The Roebling Team Guide to Tribeca.
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.
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