One Manhattan Square (252 South Street)
252 South Street, New York, NY 10002
Lower East Side
BBL 1002487501 · BIN 1089771
- Year built
- 2019
- Type
- Condominium
- Units
- 815
- Floors
- 80
- Landmark
- No
- Financing
- Up to 90% financeable (10% minimum down).
- Subletting
- Permitted.
- Pied-à-terre
- Permitted.
- Washer / dryer
- Permitted (in-unit).
- Pets
- Permitted.
- Co-purchasing
- Permitted — co-purchasing, parental purchasing, gifting, and guarantors all allowed.
- Tax status
- 421-a tax abatement (expires 2039).
Compiled by The Roebling Research Desk from the building’s offering plan, amendments, and related building documents (primary source dated 2024). Board policies can change by amendment — confirm at the offer stage.
Every recorded sale at this building, 2019–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $2,035
- Listing discount
- 1.7%
- Recorded sales
- 658
- On record
- 2019–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at One Manhattan Square 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.
One Manhattan Square is the building that established a fundamentally different model from the Billionaires' Row supertall trophy condominium corpus. Extell Development (Gary Barnett) — the same developer responsible for One57 and Central Park Tower — chose a different strategic positioning at One Manhattan Square: substantially broader unit count (815 vs. 92 at One57, 179 at Central Park Tower), substantially more accessible pricing tier, and a deliberate amenity-program emphasis that exceeds most Manhattan condominiums in scale.
The Lower East Side / Two Bridges waterfront positioning is structurally significant. The building's East River frontage and Manhattan Bridge adjacency place it in a neighborhood that was historically not a luxury residential market — and One Manhattan Square's 2019 completion meaningfully advanced the case that new-construction luxury condominium development could succeed in this corridor. The building has been followed by additional Two Bridges new construction (subsequent developments by JDS Development and others).
The 815-unit scale is structurally distinctive. Most modern Manhattan new-construction luxury condominiums feature 30–200 units; One Manhattan Square's 815-unit count produces a fundamentally different building experience — more institutional, more amenity-rich, broader resident demographic, and meaningful day-to-day variance in apartment turnover.
The extensive amenity program — 100,000+ sf of indoor and outdoor space — is among the most ambitious in modern Manhattan condominium development. The combination of recreational facilities (basketball court, golf simulator, bowling alley), wellness spaces (fitness center, pool, spa), social spaces (multiple lounges, dining rooms, screening room), and outdoor programming (gardens, BBQ areas) produces a building experience that approaches a private club or resort in functional scope.
For buyers, One Manhattan Square represents a particular position in the modern condominium market: substantially more accessible pricing than the Billionaires' Row supertall corpus, extensive amenity program, East River waterfront positioning at the Manhattan Bridge, and the operational realities of an 815-unit building.
Architecture and unit composition
The 815 apartments distribute across the 80-story tower in configurations ranging from studio layouts through 3 BR substantial apartments. Pricing has historically spanned from approximately $1M for the smallest configurations on lower floors through $5M+ for substantial mid-to-upper-floor apartments — meaningfully more accessible than the Billionaires' Row supertall pricing tier.
View altitudes vary substantially by floor and exposure. Upper-floor configurations command unobstructed sight lines across the East River (looking east), Manhattan Bridge (looking south), and the Lower East Side / Lower Manhattan corridor.
Interior finishes are tier-appropriate luxury new-construction standards — floor-to-ceiling glass, contemporary kitchen specifications, generally substantial ceiling heights, designer-grade finishes.
Building operations
One Manhattan Square operates as a luxury condominium with 24-hour doorman, concierge, valet parking, and the extensive amenity program noted above. The amenity program is one of the building's primary value propositions and a significant operational expenditure for the cooperative.
Common charges and property taxes are substantial but materially more accessible than Billionaires' Row peers. A 1,500 sf 2BR carries combined common charges and property taxes in the $4,000–$7,000+ monthly range.
The 815-unit scale produces high transaction volume — typically 50+ transactions per year given normal turnover patterns.
421-a Tax Abatement
- Last year of benefit
- FY2039
- Years remaining
- ~14 yrs
- Program
- 421-a (20-year)
A long-dated tax benefit still in place — a meaningful carrying-cost advantage today. Note the eventual step-up toward full taxes when the abatement ends.
Source: NYC Dept. of Finance property-tax exemption records (421-a), refreshed 2026-09-06 · The Roebling Research Library. Confirm the exact step-up schedule on the building’s DOF tax bill. Years shown are NYC tax years, which start July 1 — FY2040 runs July 1, 2039 to June 30, 2040.
The 421-a Expiration Wave — our study of when these benefits expire citywide, and what the resale record shows about pricing as they do.
Recent sales
Recent closings at this building, curated by The Roebling Team research desk. 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 19, 2026 | 40G | 2 BR · 2 BA · 1,156 sf | $2,350,000 | $2,033/sf | -3.3% |
| Aug 5, 2026 | 59A | 3 BR · 3 BA · 1,667 sf | $3,300,000 | $1,980/sf | -10.1% |
| Jul 30, 2026 | 26N | 1 BR · 1 BA · 695 sf | $1,275,000 | $1,835/sf | -1.5% |
| Jun 30, 2026 | 20A | 2 BR · 2 BA · 1,162 sf | $2,132,142 | $1,835/sf | -2.9% |
| Jun 29, 2026 | 20J | 1 BR · 1 BA · 696 sf | $1,291,812 | $1,856/sf | -1.8% |
| Jun 29, 2026 | 20F | 1 BR · 1 BA · 695 sf | $1,322,720 | $1,903/sf | -1.7% |
| Jun 29, 2026 | 17J | 1 BR · 1 BA · 696 sf | $1,193,938 | $1,715/sf | -1.7% |
| Jun 25, 2026 | 66F | 2 BR · 2 BA · 1,163 sf | $2,585,263 | $2,223/sf | +1.0% |
Market read. Most recent trades (2026) cleared a median $2,035/sf across 23 sales. Median listing discount 1.7% 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 1-00248-7501) 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.
At the recent median sale of $2.06M (67 sales since 2024), a buyer putting 25% down would pay about $87,579 to close, or 4.3% of the price.
- Mansion tax: $25,697
- Mortgage recording tax: $29,680
- Title insurance: $9,251
- Attorneys, lender, building fees, reserves and filings: $22,951
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
Keep up with One Manhattan Square and its market
The Roebling Report, monthly: Manhattan sales data and analysis, including buildings likeOne Manhattan Square. Unsubscribe anytime.
We’ll use your email for The Roebling Report and note your interest in this building. See our privacy policy.
What to know if you’re buying
The amenity program is structural. Buyers should evaluate whether they will use the extensive amenities — basketball court, golf simulator, bowling alley, spa, multiple lounges. The amenity package contributes substantially to common charges; if you won't use it, you're paying for it nonetheless.
The 815-unit scale produces a different building experience. More institutional than the smaller modern condominium peers, with broader resident demographic and higher day-to-day activity.
The Two Bridges / LES neighborhood character is specific. Waterfront positioning at the Manhattan Bridge; LES amenity base immediately west; Chinatown immediately north; F/Q subway access.
Pricing reflects the broader tier. Substantially more accessible than Billionaires' Row supertalls — meaningful for first-time luxury condominium buyers or pied-à-terre purchasers prioritizing amenity access over trophy address.
Condo flexibility is real. 30–45 day closings; foreign buyers welcome; pied-à-terre and investment use permitted; subletting allowed.
What to know if you’re selling
Marketing should emphasize the amenity program. The extensive recreational and social amenity offerings are a primary differentiator.
Pricing requires apartment-level comparable analysis given high transaction volume — apartment-by-apartment data is robust.
Closing timelines are condo-fast. 30–45 days.
Comparable buildings
If you're considering One Manhattan Square, also evaluate:
- The Aldyn (60 Riverside Blvd) — Extell 2010; large-scale UWS condominium with extensive amenities
- The Rushmore (80 Riverside Blvd) — Extell 2008
- The Avery (100 Riverside Blvd) — Extell 2007
- The Visionaire (70 Little West Street) — Battery Park City luxury
- Tribeca Green (325 North End Avenue) — Battery Park City
- 180 East 88th Street — DDG UES new condo
- Sutton Place condos (40 Sutton Place South, etc.)
More Lower East Side buildings
- 222 LES Tower + Lofts, 222 East Broadway — condominium by SLCE Architects
- 240 East Houston Street (Houston Place) — 1920 condominium
- 242 Broome Street — 2016 condominium
- 259 Bowery — 1910 condominium
- 260 Bowery — 2017 condominium by Morris Adjmi Architects
- 263 Bowery — condominium
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 One Manhattan Square?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.