- Year built
- 2012
- Type
- Condominium
- Units
- 32
- Landmark
- No
- Pets
- Pets permitted under the condominium rules
- Subletting
- Permitted under the condominium declaration
- Pied-à-terre
- Allowed
Every recorded sale at this building, 2017–2024
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,254
- Listing discount
- 2.4%
- Recorded sales
- 28
- On record
- 2017–2024
86 Canal Street is one of the small batch of ground-up condominiums delivered in the early 2010s along the seam where Chinatown meets the Lower East Side — a corridor that, until that development wave, was almost entirely tenement walk-ups and commercial loft stock. For buyers, that timing is the story: this is new-construction product (elevator, central air, in-unit systems, current building envelope) at a downtown price point well below the LES's headline new-development towers a few blocks east.
The building sits on Canal Street near Eldridge, with the energy of Chinatown to the south and the Lower East Side's gallery, dining, and nightlife belt to the north and east. It is a few minutes' walk to the F train at East Broadway, the B/D at Grand Street, and the J/Z/F/M hub at Essex/Delancey, putting it within easy reach of both downtown business districts and the rest of Manhattan.
Architecture and unit composition
86 Canal is a 12-story masonry-and-glass building designed by Tan Architect and developed by Wing Fung Realty Group, completed in 2012. The residential program runs to roughly 32 condominium units above ground-floor and lower-level commercial space.
Units are predominantly efficient one- and two-bedroom layouts with contemporary finishes, central air conditioning, and in-unit or in-building laundry; select apartments carry private balconies or terraces. This is a practical, well-built downtown building rather than an amenity-heavy luxury tower — the value proposition is sound new construction, low monthly carrying costs for the category, and location.
Building operations
86 Canal Street operates as a self-contained condominium with elevator service and a straightforward operating profile. There is no full-time doorman; the building is run lean, which keeps common charges modest relative to staffed downtown towers. Pets are permitted under the building rules.
As with any condominium, buyers should review the offering plan, current financial statements, board minutes, and the reserve position during due diligence — particularly the building's treatment of its commercial component, which affects the residential budget.
Recent sales
86 Canal trades as a condominium, so pricing is read on a price-per-square-foot basis. Resale activity is regular and apartment-level: recent listings of efficient two-bedroom units have asked roughly $1.18M (about $1,800/sf for compact floor plans), reflecting a downtown new-construction premium over the surrounding prewar walk-up stock while sitting below the LES's marquee glass towers. Because the building is boutique, individual sales are heterogeneous — floor, exposure (Canal-facing units carry more street activity), and the presence of private outdoor space drive meaningful variation. We model each apartment against the building's own trade history rather than neighborhood averages.
Recent closings at this building, curated by The Roebling Team research desk. Apartment-level facts are independently verified before publishing; sale prices reflect the recorded transfer amount at the NYC Department of Finance.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Oct 3, 2024 | 9D | 646 sf | $763,000 | $1,181/sf | off-mkt |
| May 25, 2023 | M1 | 1,005 sf | $1,339,325 | $1,333/sf | off-mkt |
| Mar 2, 2022 | 8D | 2 BR · 1.5 BA · 760 sf | $760,000 | $1,000/sf | -18.3% |
| Dec 30, 2021 | 6A | 610 sf | $590,585 | $968/sf | off-mkt |
| Oct 13, 2021 | 5D | 554 sf | $600,000 | $1,083/sf | off-mkt |
| Jul 27, 2021 | 7D | 646 sf | $804,000 | $1,245/sf | off-mkt |
| May 27, 2021 | 6D | 646 sf | $565,000 | $875/sf | off-mkt |
| May 22, 2019 | 12A | 673 sf | $809,509 | $1,203/sf | off-mkt |
Market read. Most recent trades (2024) cleared a median $1,254/sf across 1 sale. Median listing discount 2.4% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
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 1-00292-7502) 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.
What to know if you’re buying
This is for-sale new construction at a downtown price. Elevator, central air, and modern systems in a 2012 building — at a per-square-foot figure below the LES's headline towers. For buyers who want move-in-ready downtown product without trophy-tower carrying costs, that is the appeal.
Underwrite the commercial component. The building includes commercial space; understand how it is allocated in the budget and whether it contributes stable income or risk to the residential common charges.
Exposure matters here. Canal Street is a busy commercial corridor. View the apartment at different times of day and weigh Canal-facing versus rear/interior exposures for light and noise.
Condo flexibility is real. 30–45 day closings are achievable; pied-à-terre, investor, and foreign-buyer use are permitted under the declaration; subletting is allowed.
What to know if you’re selling
Lead with the new-construction story. In a corridor dominated by walk-ups, the elevator, central air, and in-unit systems are the differentiators. Photography and copy should foreground condition and systems.
Price to the building's own comps. Boutique buildings have thin comparable sets; the most persuasive pricing evidence is 86 Canal's own recent trades adjusted for floor, exposure, and outdoor space.
Reach the full downtown and cross-border buyer pool. Demand here spans local Chinatown/LES buyers, downtown professionals, and investors; marketing should reach all three.
Comparable buildings
If you're considering 86 Canal Street, also evaluate:
- 196 Orchard — full-service LES new-development condo a few blocks east; larger, amenity-rich, higher price point
- 136 East Broadway — boutique condo on the southern LES near the East Broadway transit hub
- 123 Baxter Street — 2000s boutique condo at the Little Italy/Chinatown border with doorman, gym, and parking
- 129 Lafayette Street — prewar loft conversion condo at the NoLita/Chinatown edge
The Roebling Team at 86 Canal Street
The Roebling Team at Compass works the full downtown market — the Lower East Side, Greenwich Village, and the boutique condominium segment in particular. We publish this profile because boutique-building buyers and sellers deserve building-specific intelligence — construction quality, the commercial-component dynamic, and apartment-level pricing — not generic neighborhood commentary.
If you're considering a purchase or sale at 86 Canal Street, a 30-minute consultation is the right starting point. We'll bring the full context this page provides plus the transactional specifics your situation requires.
Get the full picture on this building.
Current availability including off-market, the full comp set, and the board & financials read most listings don't show.