The Regatta (21 South End Avenue)
21 South End Avenue, New York, NY 10280
BBL 1000167509 · BIN 1075698
- Year built
- 1988
- Type
- Condominium
- Units
- About 182
- Floors
- 9
- Land
- Ground lease; the building sits on leased land
- The Roebling Team's building profile
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Pets
- Pets permitted with conditions; species not stated
- Doorman
- Full-time doorman
Every recorded sale at this building, 2003–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2026 to date
- $950
- 4 sales
- Listing discount
- 2.9%
- Recorded sales
- 267
- On record
- 2003–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Regatta 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.
The Regatta is one of the original Rector Place condominiums — part of the mid-to-late-1980s building campaign that turned Battery Park City from a master-plan document into a neighborhood. It sits directly on the line of the Hudson River esplanade in the South neighborhood, which gives its better lines among the most direct waterfront outlooks in the inventory of its vintage.
Architecturally, the building is a clear statement of the Battery Park City design guidelines that gave Rector Place its cohesive masonry character. Gruzen Samton Steinglass — a leading New York residential firm of the era — produced a red-brick building over a two-story stone base with an arcade, a six-story façade indentation at the entrance, recessed balconies on the upper floors, a stepped side façade with corner windows, and a stone-clad top crowned by a modest cornice. The vocabulary is contextual masonry oriented to the harbor rather than the glass-curtain modernism of later Battery Park City towers, and the corner-window massing produces a wide range of apartment layouts.
The ownership structure is the standard Battery Park City framework, and it is the diligence item that decides outcomes here. Battery Park City is built on land leased from the Battery Park City Authority; unit owners hold their interest above a ground lease, and ground rent plus PILOT (payments in lieu of taxes) flow through common charges rather than a conventional property-tax bill. Compare ground rent, PILOT and other common-charge components with the separate taxes and expenses of fee-simple alternatives. Establish any pricing difference from dated, comparable apartment sales; the leasehold structure alone does not quantify a discount.
Architecture and unit composition
The building rises nine stories in red brick over a stone-and-arcade base. The unit mix is unusually broad for a building of its size — studios through four-bedrooms, including duplexes with double-height ceilings and a large number of balconied lines, with combined and larger apartments scattered through the building. The stepped side façade and corner windows distribute light across varied floor plates; esplanade- and harbor-facing exposures and upper floors carry the premium. Finishes vary by renovation cycle — the building is now more than three decades past its sponsor finishes, and many lines include full-size appliances and in-unit washer-dryers.
Building operations
Full-service at a mid-scale: 24-hour doorman and concierge, a full-time superintendent, a landscaped roof deck, an interior common garden, a bicycle room, private basement storage, and central air conditioning. The esplanade and the neighborhood's parks function as the building's outdoor amenity program. The operating budget includes ground rent and PILOT; review the current unit charges and compare the same expense categories across alternatives. The offering plan and the ground-lease materials available for this building are held in The Roebling Research Library and shared with clients during diligence.
Application and transaction fees
Fees below are from building management's published schedule, as of September 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
5 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Buyer | When With the application | Amount $700 | Refundable Non-refundable |
| Condo Application Fee | Paid by Buyer | When With the application | Amount $350 | Refundable Non-refundable |
| credit check feePer applicant | Paid by Buyer | When With the application | Amount $250.00/per applicant | Refundable Non-refundable |
| Move In Fee | Paid by Buyer | When With the application | Amount $500 | Refundable Non-refundable |
| Closing Administrative Fee | Paid by Seller | When At closing | Amount $850 | Refundable Non-refundable |
Rental or lease
5 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move In Fee | Paid by Landlord | When With the application | Amount $500 | Refundable Non-refundable |
| Application Processing Fee | Paid by Tenant | When With the application | Amount $650 | Refundable Non-refundable |
| Condo Application FeeLeasing | Paid by Tenant | When With the application | Amount $350 | Refundable Non-refundable |
| credit check feePer applicant | Paid by Tenant | When With the application | Amount $250.00/per applicant | Refundable Non-refundable |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move In Deposit | Paid by Landlord | When With the application | Amount $500 | 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
- Guarantors
- Permitted with conditionsSubject to submission of financialsSource: building management's published schedule, as of September 2026
- Purchase or lease by a corporation
- Permitted with conditionsSee purchase/lease application for complete requirements.Source: building management's published schedule, as of September 2026
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
- Not verified
- Short-term rentals
- Not permittedSource: building management's published schedule, as of September 2026
- Pied-à-terre ownership
- Not verified
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 with conditions; species not statedPlease refer to the House RulesSource: building management's published schedule, as of September 2026
- In-unit washer/dryer
- Not verified
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
- $968 per room a monthMedian of 22 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges + taxes, per square foot
- $3.78 per square foot a monthMedian of 23 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges alone, per square foot
- $2.14 per square foot a monthMedian of 27 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
- Real estate taxes alone, per square foot
- $1.74 per square foot a monthMedian of 27 listings since October 2023 that give the annual taxSource: listing records, 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. The split into common charges and taxes comes from the listings that also give the annual tax, a different sample, so the two lines need not add up exactly to the combined median; a tax abatement can hold taxes below the full amount until it expires. A summary of recorded sales and listings, 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
- Elevator
- YesSource: NYC Department of Buildings elevator records
- Amenities noted
- Roof deck, garden, bike storage, storageSource: 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.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $155,736/yr
- Per unit / month range
- $0 – $72
- Modeled exposure split equally across 181 units (the residential count on the city's lot record). Not an assessed amount; condominium owners are typically charged by each unit's common-interest percentage.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed October 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 inspector (QEWI) 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 — a licensed professional engineer or registered architect who meets DOB’s FISP qualifications and signs the report (the independent expert, not the managing agent).
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed October 2026.
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 |
|---|---|---|---|---|---|
| Sep 23, 2026 | 623 | 1 BR · 1.5 BA · 785 sf | $815,000 | $1,038/sf | -4.1% |
| Aug 7, 2026 | PH1A | 2 BR · 2.5 BA · 1,395 sf | $2,135,000 | $1,530/sf | -4.3% |
| Jun 25, 2026 | 528 | 1 BR · 1 BA · 552 sf | $475,000 | $861/sf | -4.8% |
| Mar 17, 2026 | 435 | 1 BR · 1 BA · 673 sf | $500,600 | $744/sf | -16.4% |
| Dec 22, 2025 | 214 | 1 BR · 1.5 BA · 806 sf | $870,000 | $1,079/sf | -4.4% |
| Sep 26, 2025 | 722 | 2 BR · 2.5 BA · 1,241 sf | $1,820,000 | $1,467/sf | -9.0% |
| Sep 5, 2025 | 321 | 4 BR · 3.5 BA · 2,590 sf | $2,400,000 | $927/sf | -14.0% |
| Aug 26, 2025 | 406 | 1 BR · 1.5 BA · 810 sf | $875,000 | $1,080/sf | +0.0% |
Market read. Most recent trades (2026 to date) cleared a median $950/sf (recorded) across 4 sales. Median listing discount 2.9% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
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 1-00016-7509; 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 The Regatta, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| Studio | 2 | $4,050 |
| 1 bedroom | 6 | $4,897 |
| 2 bedroom | 4 | $7,697 |
13 closed leases, October 2023 to September 2026. Most recent lease July 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 The Regatta and nearby.
At the recent median sale of $898K (16 sales in the past 24 months, since October 31, 2024), a buyer putting 25% down would pay about $33,143 to close, or 3.7% of the price.
- Mansion tax: $0
- Mortgage recording tax: $12,958
- Title insurance: $4,039
- Attorneys, lender, building fees, reserves and filings: $16,147
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
Keep up with The Regatta and its market
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What to know if you’re buying
Underwrite the ground lease and carry first. This is the central Battery Park City diligence item. Common charges here bundle ground rent and PILOT, so the headline price understates total cost of ownership. Run the True Monthly Carrying Cost Calculator on the specific unit and compare total monthly cost — not just price per foot — against fee-simple alternatives. Your attorney should review the lease documents; we provide what is on file from The Roebling Research Library.
The waterfront position is the asset. The Regatta fronts the esplanade directly, and its better lines carry open Hudson outlooks. Price those lines to their own history — the spread between water-facing and interior exposures is wide.
Outdoor space is unusually common here. Recessed balconies appear across many lines, and the duplexes add volume. Buyers who want private outdoor space should weigh those layouts specifically.
Condo mechanics remove the co-op board interview. Condominium transfer mechanics apply — no co-op board interview; purchases run through the condominium's application and right-of-first-refusal process. Pets are permitted; confirm pied-à-terre, subletting and leasing rules in the current declaration, bylaws and house rules.
What to know if you’re selling
Sell the documents, not just the apartment. Provide the actual ground lease and rent schedule so buyers can evaluate the obligations. We put the primary documents in front of serious buyers' counsel early — it gives counsel the material needed to assess the lease obligations.
Lead with the esplanade frontage and the balconies. Direct waterfront position and private outdoor space are the building's scarce assets against newer-tower competition; state them plainly.
Position against the right comparables. The honest comp set is other for-sale Battery Park City condominiums, not fee-simple downtown towers.
Comparable buildings
If you're considering The Regatta, also evaluate:
- Hudson View East (250 South End Avenue) — Rector Place leasehold condominium of the same vintage; the mid-rise peer
- Liberty Court (200 Rector Place) — the 548-unit condominium in Rector Place; the scale-and-amenity alternative
- Battery Pointe (300 Rector Place) — compact 1980s condominium at the esplanade end of Rector Place
- The Cove Club (2 South End Avenue) — Polshek 1989 waterfront condominium on South Cove
- The Visionaire (70 Little West Street) — LEED Platinum south-neighborhood condominium of the green-building era
More Battery Park City buildings
- 10 Little West Street — 2002 condominium by Handel Architects
- 10 West Street (formerly The Residences at The Ritz-Carlton, Battery Park) — 2001 condominium
- 20 River Terrace (The Solaire) — 2003 co-op
- Millennium Tower Residences, 30 Little West Street — 2006 condominium by Handel Architects
- 70 Little West Street (The Visionaire) — 2008 condominium by Pelli Clarke Pelli Architects
- 99 Battery Place (Liberty View) — 1988 condominium by Costas Kondylis & Partners
The neighborhood
For the full corridor — architecture, transit, and pricing across Battery Park City — read The Roebling Team Guide to Battery Park City.
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 The Regatta?
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