95 Madison Street
95 Madison Street, New York, NY 10002
BBL 1002777503 · BIN 1003333
- Year built
- 1900
- Type
- Condominium
- Units
- 20
- Floors
- 5
- Landmark
- No
- Pets
- Confirm specifics at offer stage
- Subletting
- Permitted under the condominium bylaws
- Pied-à-terre
- Allowed
Every recorded sale at this building, 2005–2023
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf (floor-adjusted)
- $959
- Recorded sales
- 10
- On record
- 2005–2023
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at Liuli 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.
95 Madison Street — carrying the common name Liuli — is a boutique, five-story pre-war condominium at the southern edge of the Lower East Side, where the neighborhood meets Two Bridges and Chinatown. Built around 1900 and holding just 20 residences, it is the kind of small deeded-ownership building that trades on location and scale rather than on a marquee amenity package.
That location is the point. Set on Madison Street between Market and Catherine, the building sits within an easy walk of Chinatown's markets and restaurants, the East River waterfront and its parks, and several subway lines. Buyers here are choosing a compact, well-priced downtown home in a corner of Manhattan that has held its authentic neighborhood character.
Building operations
95 Madison Street is a boutique, self-managed condominium run at the scale of its 20 homes. It is a walk-up building without a doorman; common facilities are practical, and in-unit laundry is present in some residences. Buyers should confirm the current amenity set, house rules, and any building projects against the offering plan and governing documents at offer stage.
As a condominium, ownership here is deeded real property. There is no co-op-style board interview, financing is available through standard condominium lending, and pied-à-terre, investment, and sublet use are permitted under the bylaws. Confirm any transfer fee, sublet application, and pet policy against the current governing documents at offer stage.
Architecture and residences
Liuli is a classic turn-of-the-century downtown building — masonry, five stories, boutique footprint — converted to individually owned condominium homes. The 20 residences reflect the pre-war structure's proportions, with layouts that individual owners have updated over time; finishes therefore vary unit to unit while the building's period character remains. At this scale the condominium runs lean, without the carrying cost of a doorman or elevator staff.
The building's compact size keeps the community small and the common charges modest, which is part of what makes it accessible relative to larger Lower East Side condominiums.
The Lower East Side / Two Bridges block
Madison Street between Market and Catherine sits at the seam where the Lower East Side, Chinatown, and Two Bridges meet — a low-rise, densely local stretch of downtown. Chinatown's food and markets are steps away, the East River greenway and its parks are close, and transit is strong, with the F at East Broadway and the J/Z/4/5/6 and B/D lines all within reach near the Manhattan and Brooklyn Bridge approaches. It is one of the last genuinely neighborhood-scaled pockets of lower Manhattan.
Local Law 97
This building is below the 25,000 sq ft threshold at which LL97 emissions caps apply. No regulatory capital pressure from this law specifically, current or 2030.
See full Local Law 97 analysis →Recent sales
95 Madison Street trades at a value point that reflects both the boutique pre-war product and the southern LES / Two Bridges location, accessible relative to larger Lower East Side condominiums. With only 20 units, resale is thin, so each closing carries weight and every apartment is best underwritten on its own layout, floor, light, and renovation level rather than a single building average.
Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
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 |
|---|---|---|---|---|
| Mar 30, 2023 | 1C | 391 sf | $375,000 | $959/sf |
| Dec 4, 2018 | 3B | 419 sf | $403,000 | $962/sf |
| Sep 6, 2018 | 2B | 419 sf | $403,000 | $962/sf |
| Feb 11, 2010 | 5C | 391 sf | $319,800 | $818/sf |
| Nov 25, 2008 | 3A | 419 sf | $340,000 | $811/sf |
| Nov 19, 2007 | 1A | 419 sf | $338,000 | $807/sf |
| Nov 9, 2007 | 1B | 419 sf | $334,700 | $799/sf |
| Apr 19, 2006 | 4A | 419 sf | $300,000 | $716/sf |
Market read. Most recent trades (2023) cleared a median $959/sf (floor-adjusted) across 1 sale. 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.
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 1-00277-7503). 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.
Buying here? Condo closing costs with a mortgage typically run 3 to 6% of the price. See NYC co-op and condo closing costs, line by line.
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What to know if you’re buying
This is a standard condominium purchase — deeded ownership, standard financing, no board approval to clear. Buyers are drawn to the price point relative to the broader Lower East Side, the boutique pre-war character, and a location that puts Chinatown, the waterfront, and multiple subway lines within walking distance. Because units trade infrequently, underwrite each home on its specifics and be ready to move on the right apartment.
What to know if you’re selling
The story is a boutique pre-war condominium at an accessible price in an authentic downtown pocket — a combination that draws value-focused buyers and investors. Pricing is apartment-specific: floor, light, layout, and renovation level position you against a small pool of recent sales. With few comps in a 20-unit building, presentation and positioning carry disproportionate weight.
Comparable buildings
If you're considering 95 Madison Street, also look at these Lower East Side boutique buildings:
- 148 Madison Street — a nearby Lower East Side / Two Bridges condominium.
- 173 Grand Street — a boutique Lower East Side condominium.
- 357 Grand Street — a small-scale LES condominium in the same fabric.
- 409 Grand Street — a boutique condominium on the Lower East Side.
- 7 Essex Street — a boutique condominium near the LES core.
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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