90 William Street (Be@William)
90 William Street, New York, NY 10038
BBL 1000687502 · BIN 1087755
- Year built
- 1967
- Type
- Condominium
- Units
- 113
- Floors
- 16
- Landmark
- No
- Pets
- Permitted (dogs and cats)
- Subletting
- Permitted under the condominium framework
- Pied-à-terre
- Allowed
Every recorded sale at this building, 2008–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf (floor-adjusted)
- $898
- Listing discount
- 0.0%
- Recorded sales
- 219
- On record
- 2008–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at Be@William 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.
90 William Street — marketed as Be@William — is emblematic of the mid-2000s office-to-residential conversion wave that repopulated the Financial District as a residential neighborhood. The building began as a 16-story office building completed in 1967, and was converted to a 113-unit condominium in 2007 by SDS Procida, the partnership of Mario Procida and Louis Greco, with the conversion designed by Bradford Perkins of Perkins Eastman. It stands at the southeast corner of William and Platt Streets, fronting a plaza just north of the Federal Reserve Bank of New York and a block from the Louise Nevelson Plaza sculptures.
The building trades as an entry-level-to-mid-market Financial District condominium — a liquid, frequently traded building with a meaningful share of investor and pied-à-terre ownership. Because it is a true condominium, apartments are read on a price-per-square-foot basis.
Its appeal is loft-style condominium living with a strong amenity package at an accessible downtown price. The penthouse-level Sky Lounge and roof-deck Sky Terrace, both with outdoor kitchens and entertaining space, anchor the amenity offering, and the building's dense transit access — the Fulton Street complex is a short walk away — makes it a practical downtown base.
Architecture and unit composition
Be@William is a 16-story post-war conversion with loft-style apartments, eight per floor, and a revolving-door entrance. The 2007 conversion preserved the building's essential structure while re-cladding the interiors for residential use, producing 113 studio, one-, and two-bedroom residences with consistent fenestration and, in some units, fireplaces or terraces and balconies.
As a true condominium, apartments are read on a price-per-square-foot basis, with floor, exposure, and outdoor space as the primary pricing variables. The building is a conversion of a 1960s office structure rather than ground-up residential construction, which is reflected in its loft layouts and floor plates.
Building operations
Be@William operates as a full-service condominium: 24-hour doorman and concierge, live-in superintendent, central air, and a strong amenity package. The penthouse Sky Lounge carries billiards, a wet bar and kitchenette, an entertainment room, and an indoor-outdoor fireplace; the roof-deck Sky Terrace adds an outdoor kitchen and wet bar. The building also offers a fitness center, central laundry with in-building washer-dryer access, resident storage, and a bicycle room.
Financing is permitted with a minimum 20 percent down. As a condominium, approvals operate on a right-of-first-refusal basis rather than a co-op board's approve-or-reject discretion, and the building is pied-à-terre- and investor-friendly, with an active rental market alongside sales. As is common with conversions, the building saw a post-conversion sponsor dispute over construction; this is historical rather than a current transaction obstacle, but buyers should review the building's litigation history, engineering reports, and reserve position during due diligence, along with common charges and any assessments.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $56,686/yr
- Per unit / month range
- $0 – $42
- Modeled exposure split equally across 113 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 filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the engineer identified conditions requiring monitoring or repair, with repairs due by the deadline stated in the filing. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
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 record last verified September 2026.
Management & transfer contacts
- Sublet policy
- Allowed; application processing $250
- Notable fees
- Application fee $750 (sale); closing $350; move-in/out fee $400 + deposit $1,000 each
Recent sales
Because this is a true condominium, apartments are read on a price-per-square-foot basis. Be@William trades as an entry-level-to-mid-market Financial District condominium, with studios, one-bedrooms, and two-bedrooms turning over regularly. Pricing is driven by floor, exposure, and outdoor space. The building's liquidity and its meaningful investor and pied-à-terre ownership base keep transaction volume high.
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 |
|---|---|---|---|---|---|
| Sep 14, 2026 | 6B | 2 BR · 2 BA · 1,186 sf | $1,071,500 | $903/sf | -10.3% |
| Sep 8, 2026 | 11D | 845 sf | $750,000 | $888/sf | off-mkt |
| Apr 3, 2026 | PHA | 2 BR · 2 BA · 1,406 sf | $1,695,000 | $1,206/sf | -3.1% |
| May 7, 2025 | 4A | 2 BR · 2 BA · 1,156 sf | $1,250,000 | $1,081/sf | +0.0% |
| Dec 5, 2024 | 3F | 1 BA · 845 sf | $768,000 | $909/sf | -2.2% |
| Jul 22, 2024 | 15G | 1 BR · 2 BA · 1,080 sf | $1,060,000 | $981/sf | -1.4% |
| Jun 10, 2024 | 7D | 1 BR · 1 BA · 849 sf | $710,000 | $836/sf | -5.1% |
| May 30, 2024 | 16G | 2 BR · 2 BA · 1,080 sf | $1,050,000 | $972/sf | -8.7% |
Market read. Most recent trades (2026) cleared a median $898/sf (floor-adjusted) across 2 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 1-00068-7502). 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 Be@William, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 2 bedroom | 11 | $6,300 |
14 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.
At the recent median sale of $1.07M (5 sales since 2024), a buyer putting 25% down would pay about $48,432 to close, or 4.5% of the price.
- Mansion tax: $10,715
- Mortgage recording tax: $15,470
- Title insurance: $4,822
- Attorneys, lender, building fees, reserves and filings: $17,426
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
This is a conversion, and it prices like one. You are buying loft-style condominium units in a 1967 office building converted in 2007. That produces distinctive floor plates and layouts — inspect the specific unit's light, ceiling height, and configuration.
Review the building's history during diligence. As with many conversions, there was a post-conversion sponsor dispute over construction. Confirm it is resolved, and review current engineering reports, board minutes, and the reserve position.
Condominium flexibility is real. Pets, pieds-à-terre, subletting, and investor ownership are accommodated under the condominium framework, with financing to 80 percent. This is part of the building's appeal to a broad buyer pool.
Confirm carrying costs and reserves. Review common charges, any assessments, the reserve position, and recent capital projects. Model the full monthly carry.
Run the numbers on transfer costs. Run pricing through the Mansion Tax Calculator where applicable.
What to know if you’re selling
Lead with the amenities and the flexibility. The Sky Lounge and Sky Terrace, the condominium flexibility, and the accessible downtown price point are the differentiators. Marketing should foreground the amenity package and the loft character.
Floor and outdoor space are your leverage. Because floor, exposure, and outdoor space drive pricing spread, presentation and view documentation materially affect outcome.
Price per square foot against the right comps. Comparable analysis should weight floor, exposure, condition, and outdoor space, and benchmark against the Financial District's other conversion condominiums.
Comparable buildings
If you're considering 90 William Street, also evaluate:
- 130 William Street — Adjaye-designed condominium nearby in the Financial District
- 15 William Street — Tsao & McKown with Ismael Leyva + SLCE Architects's 2008 Financial District condominium
- 20 Pine Street (The Collection) — Armani/Casa-designed Financial District conversion condominium
- 111 Fulton Street — a loft-scale Financial District / Seaport condominium
- Financial District — the broader downtown corridor's conversion and new-development stock
More Financial District buildings
- 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
- 88 Greenwich Street (Greenwich Club Residences) — 1929 condominium
- 91 Chambers Street (91 Chambers Street) — 2009 condominium
- 99 John Street (99 John Deco Lofts) — 1933 condominium
- 99 Wall Street — 1931 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.
Considering a move at Be@William?
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