88 Greenwich Street (Greenwich Club Residences)
88 Greenwich Street, New York, NY 10006
BBL 1000187501 · BIN 1000794
- Year built
- 1929
- Type
- Condominium
- Units
- 452
- Floors
- 37
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Doorman
- Full-time doorman
Every recorded sale at this building, 2007–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2026 to date
- $1,091
- 10 sales
- Listing discount
- 3.2%
- Recorded sales
- 744
- On record
- 2007–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at Greenwich Club Residences 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.
88 Greenwich Street (Greenwich Club Residences) is a 1929 Lafayette A. Goldstone Art Deco tower with the Ismael Leyva 2007 conversion producing 452 condominium residences anchored by McCartan interiors.
The building carries the Lafayette A. Goldstone Art Deco architectural pedigree, drawing on the architect's broader Manhattan body of work in substantial late-1920s commercial-residential conversions. Most of that period character survives at street level in the Art Deco facade with chevrons, zigzags, and stylized foliage — beige brick over a limestone and terra-cotta base, preserved intact through the 2007 conversion. Behind it sits a building of real operational depth: 452 residences at a scale that supports a full amenity layer, finished throughout with McCartan-designed interiors.
Architecture and building operations
Goldstone's 1929 Art Deco design produced a 37-story tower with the chevron, zigzag, and stylized foliage ornament characteristic of late-1920s commercial Art Deco. The building first converted to rental in 2000, then to condominium ownership in 2007 with Ismael Leyva conversion architecture and McCartan interiors.
Operations: 24-hour doorman; concierge; fitness center; spa; private screening room; landscaped roof terrace; private storage.
Policy framework — verify via The Roebling Research Library
The Roebling Research Library carries the 88 Greenwich Street folder with offering plan, house rules, and financials.
- Type: Condominium
- Pets: Permitted under condominium framework
- Pied-à-terre: Permitted
- Subletting: Permitted under condominium procedures
- Financing: Standard condominium LTV
- LLC/trust/foreign buyers: All permitted
- Right of first refusal: Procedural only
Specific policy framework should be verified against the Roebling Research Library's offering plan and house rules at engagement.
Monthly carrying charges in recent sales
- Common charges + taxes, per room
- $741 per room a monthMedian of 48 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges + taxes, per square foot
- $2.92 per square foot a monthMedian of 51 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges alone, per square foot
- $1.61 per square foot a monthMedian of 37 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
- Real estate taxes alone, per square foot
- $1.20 per square foot a monthMedian of 37 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
Common charges plus real estate taxes, combined into one monthly figure the way New York condominium listings show them. Add a mortgage payment for the monthly outlay. The split into common charges and taxes comes from the listings that also give the annual tax, a different sample, so the two lines need not add up exactly to the combined median; a tax abatement can hold taxes below the full amount until it expires. A summary of recorded sales and listings, not a current bill; charges change.
Building staffing and amenities
- Doorman
- Full-time doormanSource: The Roebling Team's building profile
- Concierge
- YesSource: recent listing records
- Elevator
- YesSource: NYC Department of Buildings elevator records
- Amenities noted
- Fitness room, spa, media room, roof deck, storageSource: The Roebling Team's building profile
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent. Outdoor space, parking and some facilities can belong to particular apartments or to a separate owner; confirm access for the specific apartment.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $369,245/yr
- Per unit / month range
- $0 – $68
- Modeled exposure split equally across 452 units (the residential count on the city's lot record). Not an assessed amount; condominium owners are typically charged by each unit's common-interest percentage.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed 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. A filed Safe grade is not a guarantee of current condition: owners still maintain the facade and, where required, observe parapets each year. Future inspection timing (Local Law 49 of 2025 changed the cycle framework from October 1, 2026), 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).
Penalties shown are amounts DOB assessed against filings on record across 2005–10 to 2020–25. The FISP dataset does not record whether they were paid, contested or remain open, so treat the figure as history rather than a current balance and confirm the building’s standing with the managing agent.
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed September 2026.
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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Aug 26, 2026 | 2206 | 1 BR · 1 BA · 748 sf | $860,000 | $1,150/sf | -2.9% |
| Jul 17, 2026 | 516 | 1 BR · 1 BA · 615 sf | $707,500 | $1,150/sf | -5.7% |
| Jul 13, 2026 | 1602 | 1 BA · 542 sf | $555,325 | $1,025/sf | -7.3% |
| Jun 8, 2026 | 1702 | 1 BA · 525 sf | $670,000 | $1,276/sf | -8.0% |
| May 13, 2026 | 2704 | 1 BR · 1 BA · 759 sf | $959,000 | $1,264/sf | -3.0% |
| Apr 8, 2026 | 424 | 1 BA · 606 sf | $595,000 | $982/sf | -4.0% |
| Mar 2, 2026 | — | 1 BA · 515 sf | $530,000 | $1,029/sf | -2.8% |
| Jan 15, 2026 | 1302 | 1 BA · 542 sf | $599,000 | $1,105/sf | off-mkt |
Market read. Most recent trades (2026 to date) cleared a median $1,091/sf (recorded) across 10 sales. Median listing discount 3.2% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
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 1-00018-7501; 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.
Closed rents at Greenwich Club Residences, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| Studio | 33 | $3,599 |
| 1 bedroom | 26 | $4,797 |
| 2 bedroom | 3 | $6,995 |
62 closed leases, October 2023 to September 2026. Most recent lease September 2026. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
What would your apartment rent for?
The figures above are the building's closed leases. Enter your apartment and I'll send you what yours would rent for, from comparable leases at Greenwich Club Residences and nearby.
At the recent median sale of $638K (33 sales in the past 24 months, since October 19, 2024), a buyer putting 25% down would pay about $25,711 to close, or 4.0% of the price.
- Mansion tax: $0
- Mortgage recording tax: $8,606
- Title insurance: $2,869
- Attorneys, lender, building fees, reserves and filings: $14,236
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 1929 Art Deco facade with chevrons, zigzags, and stylized foliage is structurally distinguishing.
The two-conversion history (2000 rental / 2007 condominium) should be evaluated during diligence.
The McCartan interior design produces premium residential register.
The 452-unit operational scale supports comprehensive amenity infrastructure.
Roebling cross-references the offering plan through the Roebling Research Library during diligence — particularly important given the two-conversion history.
Comparable buildings
- 99 John Street (Deco Lofts) — Shreve, Lamb & Harmon 1933 / 2007 conversion; nearby FiDi Art Deco peer
- 20 Pine Street (The Collection) — Armani/Casa 2007; nearby FiDi peer
- 80 John Street (The South Star) — Stephen B. Jacobs 2006 conversion; nearby FiDi peer
- 15 William Street — Tsao & McKown 2008; nearby FiDi peer
- 1 Wall Street — Walker / Macklowe 2023; nearby FiDi Art Deco trophy peer
Sources: The Roebling Research Library (offering plans, house rules, financial statements, board minutes, internal transaction records); NYC Department of Finance recorded transfers; publicly recorded NYC building data.
More Financial District buildings
- 75 Wall Street (The Residences at 75 Wall Street) — 1987 condominium
- 77 Greenwich Street (Jolie) at 42 Trinity Place — new-construction condominium by FXCollaborative (Fox & Fowle / FXFOWLE)
- 80 John Street (The South Star) — 1926 condominium by Buchman & Kahn
- 90 John Street — 1931 condominium by Clinton & Russell
- 90 William Street (Be@William) — 1967 condominium
- 99 John Street (99 John Deco Lofts) — 1933 condominium
The neighborhood
For the full corridor — architecture, transit, and pricing across Financial District — read The Roebling Team Guide to Financial District.
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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646.939.7375 · c.cohen@compass.com