88 Washington Place

88 Washington Place began as a 1966 structure and was substantially rebuilt and expanded for the 2007 residential conversion. SLCE Architects combined a renovated two-story original with a five-story addition to produce the present six-story, roughly 60,000-square-foot mixed-use building. The lobby carries Art Deco character; the residential floors are contemporary infill. A disclosed engineering feature is that the structure is partially built over a subway tunnel — a documented condition that buyers should review as part of standard due diligence.

The building holds 14 residential units — a genuinely boutique inventory. Apartments carry in-unit washer/dryers and the contemporary finishes of the 2007 conversion. The building sits within the Greenwich Village Historic District, though as modern infill the building itself is not individually landmarked; the district framework governs the streetscape.

88 Washington Place operates as a condominium — the 88 Washington Place Condominium. Unit owners hold their apartments outright and pay common charges toward building operations. The building runs a 24-hour virtual doorman rather than a staffed lobby — a decision consistent with the building's boutique scale that materially shapes its cost structure — alongside a live-in superintendent. The amenity program is unusually full for a 14-unit building: a fitness center, a children's playroom, a storage room, and a common rooftop terrace with barbecue, in addition to the elevator and in-unit laundry. Common charges are reported to run low; confirm current levels with the managing agent.

Common-charge and assessment specifics should be confirmed at the unit level with the managing agent; building-level figures are not published in aggregated form.

As a condominium, 88 Washington Place offers the ownership flexibility characteristic of the form: the building is pet-friendly (dogs and cats), and pied-à-terre use and subletting are generally permitted under condominium procedures. Buyers should confirm the current bylaws, any right of first refusal, common-charge levels, and the disclosed subway-tunnel engineering condition with the managing agent during due diligence.

Recent sales

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.

Market read. Most recent trades (2020) cleared a median $1,774/sf across 1 sale. Median listing discount -1.8% over ask.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00552-7504) 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.

The amenity depth is unusual for the scale. A 14-unit building rarely carries a fitness center, a children's playroom, and a common rooftop terrace. For buyers who want boutique intimacy without sacrificing amenities, this is the structural advantage.

The virtual doorman is not a staffed lobby. The building runs a 24-hour virtual doorman rather than a staffed presence. Buyers who require staffed-lobby package handling or concierge functions should weigh this carefully; buyers who value the lower cost structure will see it as an advantage.

The subway-tunnel condition is disclosed. The structure is partially built over a subway tunnel — a disclosed engineering feature. This is a documented condition rather than a hidden defect; buyers should review the disclosure and any related engineering documentation during due diligence.

Comparable data is thin. With only 14 units, in-building comps are scarce. Pricing analysis should draw on closely comparable Greenwich Village boutique condominiums alongside the building's own limited trade history.

Verify the operational baseline at offer stage. Common-charge levels, the building's bylaws and any right of first refusal, reserve fund status, and the subway-tunnel disclosure should all be confirmed with the managing agent and offering plan during due diligence.

Marketing should emphasize the amenity depth and the location. A boutique 14-unit condominium with a fitness center, children's playroom, and common rooftop terrace, one block from Washington Square Park and NYU, walkable to the W 4th Street station (A/B/C/D/E/F/M) — these are the anchors. The Art Deco lobby character reinforces the streetscape argument.

The boutique scale is the value proposition. Fourteen units at the center of Greenwich Village, with a full amenity program, is a rare combination. Position the intimacy and the amenity depth together, not as a trade-off.

Pricing requires close comparable analysis. With thin in-building data, marketing should reference the most-recent available comps in the building and closely comparable Greenwich Village boutique condominiums.

Closing timelines are condominium-standard. Condominium closings typically move faster than cooperative approvals; there is no board-approval bottleneck, though any right of first refusal should be accounted for in the timeline.

If you're considering 88 Washington Place, also evaluate nearby Greenwich Village boutique condominiums — the neighborhood's small-scale, amenitized condominium inventory near Washington Square Park. Compare on common charges, amenity depth, and condominium flexibility rather than on unit count alone.

The Roebling Team at Compass works the Greenwich Village boutique-condominium market as part of our broader Manhattan practice. We publish this building profile because buyers and sellers of Greenwich Village boutique condominiums deserve building-specific intelligence — architectural attribution, amenity framework, and comparable analysis — not generic neighborhood commentary.

A historical note on the site: an earlier townhouse here was the home and studio of Ashcan-school painter John Sloan (1915–1927). That townhouse was demolished in 1964, and the present building — the 1966 structure rebuilt and expanded in 2007 — has no direct Sloan connection. We state this plainly to correct a common conflation; the present building is a modern conversion, not the Sloan house.

If you're considering a purchase or sale at 88 Washington Place, a 30-minute consultation is the right starting point.