One Manhattan Square (252 South Street)
252 South Street, New York, NY 10002
BBL 1002487501 · BIN 1089771
- Year built
- 2019
- Type
- Condominium
- Units
- 815
- Floors
- 80
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Leasing by owners
- Permitted
- Pied-à-terre
- Permitted
- Pets
- Pets permitted; species and limits not stated
- Washer/dryer
- Permitted
- Maximum financing
- 90% of the purchase price
- Doorman
- Full-time doorman
- 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, 2026 to date
- $2,011
- floor-adjusted, 32 sales
- Listing discount
- 1.7%
- Recorded sales
- 667
- 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 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).
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 an operating expense of the condominium; verify its actual allocation in the current budget.
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 count does not establish 50 or more annual transactions. Review qualifying dated transfers over a defined period, separating sponsor sales, resales and non-market transfers.
Application and transaction fees
Fees below are from building management's published schedule, as of October 2026. They are shown as published, item by item; no total is added because the total depends on the transaction. Deposits are listed apart from nonrefundable charges.
Purchase
6 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Buyer | When With the application | Amount $600 | Refundable Non-refundable |
| Credit Check FeePer applicant | Paid by Buyer | When With the application | Amount $150 per applicant | Refundable Non-refundable |
| Messenger Fees | Paid by Buyer | When With the application | Amount $45 | Refundable Non-refundable |
| Working Capital Contribution | Paid by Buyer | When With the application | Amount Equal to two (2) months' common charge | Refundable Non-refundable |
| Decorative and Standard Alteration Processing Fees | Paid by Buyer | When Upon approval | Amount Decorative $250, Standard $500; Please reach out to management to request an alteration and decorating form. | Refundable Non-refundable |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Decorative and Standard Alteration Security Deposits | Paid by Buyer | When Upon approval | Amount 5% of the contract amount or $5000 (whichever is greater); Please reach out to management to request an alteration and decorating form. | Refundable Refundable |
Rental or lease
6 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Tenant | When With the application | Amount $500 | Refundable Non-refundable |
| Credit Check FeePer applicant | Paid by Tenant | When With the application | Amount $150 per applicant | Refundable Non-refundable |
| Move-In Fee | Paid by Tenant | When With the application | Amount $500 | Refundable Non-refundable |
| Move-Out Fee | Paid by Tenant | When With the application | Amount $500 | Refundable Non-refundable |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move-In Deposit | Paid by Tenant | When With the application | Amount $1,000 | Refundable Refundable |
| Move-Out Deposit | Paid by Tenant | When With the application | Amount $1,000 | Refundable Refundable |
Management updates its schedule without a public filing. The date is when management last updated the page, not when a rule changed. Confirm the current schedule with management before you apply.
Considering an apartment here? Send Corey the listing to discuss the building's costs and purchase requirements.
Own an apartment here? Request an apartment-specific pricing review.
Financing and purchase requirements
- Maximum financing
- 90% of the purchase priceUp to 90% financeable (10% minimum down).Source: The Roebling Research Desk's building record, 2024
Sublet and pied-à-terre policy
A condominium owner leasing a unit and a co-op shareholder subletting are different rules, and a building-wide rule is different from a restriction on one apartment. This is the building's rule; confirm it for the specific apartment.
- Leasing by owners
- PermittedSource: The Roebling Research Desk's building record, 2024
- Pied-à-terre ownership
- PermittedSource: The Roebling Research Desk's building record, 2024
Considering an apartment here? Send Corey the listing to discuss the sublet and pied-à-terre rules for that apartment.
Pets and in-unit washer/dryer
- Pets
- Pets permitted; species and limits not statedSource: The Roebling Research Desk's building record, 2024
- In-unit washer/dryer
- PermittedSource: The Roebling Research Desk's building record, 2024
Considering an apartment here? Send Corey the listing to confirm the pet and washer/dryer rules for that apartment.
Monthly carrying charges in recent sales
- Common charges + taxes, per room
- $332 per room a monthMedian of 89 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges + taxes, per square foot
- $1.28 per square foot a monthMedian of 96 recorded sales since October 2023Source: recorded sales, 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. A summary of recorded sales, 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
- Valet
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of Buildings elevator records
- Amenities noted
- Spa, residents' lounge, media room, playroom, garden, garageSource: 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.
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 2026-11-11 · 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, 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 |
|---|---|---|---|---|---|
| Oct 23, 2026 | 23C | 1 BR · 1 BA · 695 sf | $1,250,000 | $1,799/sf | -13.8% |
| Oct 15, 2026 | 22C | 1 BR · 1 BA · 695 sf | $1,194,375 | $1,719/sf | -13.8% |
| Oct 14, 2026 | 66K | 1 BR · 1 BA · 698 sf | $1,375,000 | $1,970/sf | -10.1% |
| Oct 1, 2026 | 62E | 3 BR · 2 BA · 1,400 sf | $2,712,545 | $1,938/sf | +0.3% |
| Sep 30, 2026 | 71K | 1 BR · 1 BA · 688 sf | $1,611,130 | $2,342/sf | -2.7% |
| Sep 22, 2026 | 45A | 2 BR · 2 BA · 1,163 sf | $2,717,127 | $2,336/sf | -2.9% |
| Sep 14, 2026 | 68F | 2 BR · 2 BA · 1,163 sf | $2,581,190 | $2,219/sf | +0.0% |
| Sep 3, 2026 | 36C | 3 BR · 3 BA · 1,487 sf | $2,975,000 | $2,001/sf | -11.5% |
Market read. Most recent trades (2026 to date) cleared a median $2,011/sf (floor-adjusted) across 32 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 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; 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 One Manhattan Square, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 1 bedroom | 112 | $5,550 |
| 2 bedroom | 85 | $8,695 |
| 3 bedroom | 36 | $12,972 |
233 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 One Manhattan Square and nearby.
At the recent median sale of $2.05M (72 sales in the past 24 months, since November 13, 2024), a buyer putting 25% down would pay about $87,490 to close, or 4.3% of the price.
- Mansion tax: $25,665
- Mortgage recording tax: $29,643
- Title insurance: $9,240
- Attorneys, lender, building fees, reserves and filings: $22,942
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 like One Manhattan Square.
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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 terms are documented. Pied-à-terre use and leasing by owners are permitted, with financing up to 90% of the purchase price; confirm ownership-entity and foreign-purchaser rules and closing timing in the offering plan and declaration.
What to know if you’re selling
Marketing should emphasize the amenity program. The extensive recreational and social amenity offerings are a primary differentiator.
Identify apartment-level comparable sales. The unit count does not establish a large usable sample; match qualifying transactions by date, layout, area, condition and exposure.
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
- 208 Delancey Street — 2021 condominium
- 222 LES Tower + Lofts, 222 East Broadway — condominium by SLCE Architects
- 242 Broome Street — 2016 condominium
- 259 Bowery — 1910 condominium
- 263 Bowery — condominium
- 287 East Houston Street (287/LES) — 2017 condominium
The neighborhood
For the full corridor — architecture, transit, and pricing across Lower East Side — read The Roebling Team Guide to Lower East Side.
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.
646.939.7375 · c.cohen@compass.com