The Best Condo Buildings in Tribeca and What You Actually Get for the Money

When you buy a condo in Tribeca, the building matters more than almost anything else about the apartment. Two lofts a block apart can sell for $2,000 per square foot apart, and their monthly costs can differ just as widely. This guide looks at eleven of the best condo buildings in Tribeca through the lens that matters most to a buyer: what people have actually paid per square foot, what each apartment costs to carry every month, and our candid view of each building. They are listed from the highest price per square foot to the lowest.

How we got these numbers

The price per square foot figures come from sales that closed between January 2024 and September 2026 in which both the price and the square footage were published, drawn from public sales records as compiled by CityRealty. We left penthouses out of the ranges unless noted, since a single trophy sale can distort a building's average.

Common charges and real estate taxes come from active and recent listings on Compass, Douglas Elliman, and other brokerage sites. We show each as a monthly figure for a real apartment and as a cost per square foot, so buildings of different sizes can be compared fairly.

One caution before you shop: listing square footage is the seller's figure, and it does not always agree from one site to the next. At 443 Greenwich, for example, the same apartment appears with different square footage on different brokerage sites. If a price per square foot looks unusually high or low, check the measurement first.

1. 70 Vestry Street

Robert A.M. Stern designed this limestone building on the Hudson for Related. It was completed in 2018 and has 46 residences.

• Price per square foot: Recent sales ranged from about $3,370 to $7,230 per square foot, and the gap comes down to the individual residence: one on the fourth floor sold at the low end, while one on the fifth floor closed near $6,500 and another on the tenth floor above $7,100. In February 2026, the building's largest penthouse sold for $57 million, about $7,300 per square foot, which CityRealty reported as a Tribeca record.

• Common charges: At about $2.23 to $2.62 per square foot each month, these are the highest common charges on this list. A 3,242 square foot residence that sold in December 2025 carried $7,927 a month.

• Taxes: Taxes run about $1.54 to $2.13 per square foot each month; that same residence paid $6,451 a month.

• Our take: This is the best river address in Tribeca, and it is priced accordingly. Keep in mind that price per foot can more than double from one residence to another, and that an investor who bought 15 of the 46 units in bulk has been leasing some of them out, as reported by The Real Deal, so some of your neighbors will be tenants.

2. 443 Greenwich Street

This 19th-century warehouse was converted into 53 residences arranged around a gated interior motor court, and its loft floor plates are some of the largest downtown.

• Price per square foot: A fifth-floor loft sold in 2025 for about $4,880 per square foot, in line with two other sales on that floor the same year, while a ground-floor residence sold for less than $3,000 per square foot in 2024. At the top of the building, a penthouse closed in November 2025 at $39,995,000, about $7,440 per square foot.

• Common charges: Expect roughly $1.87 to $2.27 per square foot each month. A 3,454 square foot loft listed in September 2026 shows common charges of $6,976 a month.

• Taxes: Taxes are among the highest on this list, at about $2.05 to $2.46 per square foot each month, or $7,091 a month on that same loft.

• Our take: Nothing downtown matches its privacy and scale. The caveat is legal: since 2021 the condo board has been suing the developer and architect over alleged construction defects, and The Real Deal reported in March 2024 that the latest complaint seeks $376 million. The defendants deny the claims. Any buyer here should have a lawyer review the litigation file along with the offering plan.

3. 111 Murray Street

Kohn Pedersen Fox designed this flared glass tower at the southern edge of Tribeca. Completed in 2018, it has 157 residences and one of the most extensive amenity programs downtown.

• Price per square foot: Sales in 2025 and 2026 ranged from about $2,830 to $3,530 per square foot, with higher floors generally at the top of that range. A penthouse closed in July 2025 for $28.1 million, about $3,750 per square foot, after being priced at $45 million in the offering plan, according to The Real Deal.

• Common charges: Common charges run about $1.69 to $1.92 per square foot each month. A 2,697 square foot residence listed in August 2026 carries $4,560 a month.

• Taxes: Taxes are lighter here than at 56 Leonard or 70 Vestry, at about $1.34 to $1.49 per square foot each month, or $3,631 a month on that same residence.

• Our take: Of the new towers, this one offers the most view and amenity for the money. With 157 units, though, a comparable apartment is almost always on the market, which limits any one seller's pricing power. There are no balconies.

4. 56 Leonard Street

Herzog & de Meuron's stacked glass tower rises 60 stories, holds 145 residences, and is the most recognizable residential building in the neighborhood.

• Price per square foot: Mid-floor residences sold in 2025 and 2026 for about $2,640 to $3,310 per square foot. The larger west-side residences on upper floors trade at a clear premium: one closed in April 2026 at $17.35 million, about $4,850 per square foot.

• Common charges: Common charges are remarkably consistent at about $1.59 to $1.61 per square foot each month. A 2,252 square foot residence listed in September 2026 carries $3,622 a month.

• Taxes: Taxes run higher than the common charges, at about $1.87 to $2.00 per square foot each month, or $4,499 a month on that same residence.

• Our take: The mid-floor residences here do not carry the premium the building's name suggests, which makes them one of the better architecture buys in Manhattan. Just budget for taxes that exceed the common charges.

5. 140 Franklin Street

This landmarked Romanesque Revival warehouse from the 1880s was converted into 14 lofts and has a Sol LeWitt mural in its lobby.

• Price per square foot: Four sales since December 2024 ranged from about $2,540 to $3,690 per square foot. The most recent, in May 2026, closed at roughly $10.2 million, about $3,380 per square foot and above its asking price.

• Common charges: Only one recent figure is published: a 6,300 square foot loft that sold in January 2025 carried $8,739 a month, or about $1.39 per square foot.

• Taxes: Taxes on that loft were $5,810 a month, about $0.92 per square foot.

• Our take: This is genuine loft scale with a doorman, at a lower monthly cost than the towers. Because the building trades so rarely, the data is thin, so each loft should be valued on its own merits rather than against a building average.

6. The Sterling Mason, 71 Laight Street

Morris Adjmi paired a reconstructed brick warehouse with a new metal-clad twin to create this 33-residence building, which has Gachot interiors, a garage, and an interior courtyard.

• Price per square foot: Four sales between December 2024 and August 2026 ranged from about $2,180 to $2,640 per square foot.

• Common charges: Common charges run about $2.08 to $2.11 per square foot each month. A 2,409 square foot residence that sold in August 2026 carried $5,091 a month.

• Taxes: Taxes are comparatively light, at about $1.02 to $1.26 per square foot each month, or $3,025 a month on that same residence.

• Our take: You get a design-forward boutique building with parking at a steep discount per foot to the towers. The tradeoff is the common charges, which run roughly 1 to 1.15 percent of the sale price each year, among the highest relative to price on this list.

7. 108 Leonard

The former New York Life building, a McKim, Mead & White landmark from the 1890s, was converted into roughly 150 condominiums, with the first closings in 2018.

• Price per square foot: Five sales between May and August 2026 ranged from about $2,170 to $2,390 per square foot. A penthouse closed at about $21.4 million, roughly $3,420 per square foot, as CityRealty reported in June 2025.

• Common charges: A 1,308 square foot residence that sold in May 2026 carried $2,168 a month, about $1.66 per square foot.

• Taxes: Taxes on that residence were $1,507 a month, a figure that reflects the abatement available to primary residents.

• Our take: This is landmark architecture at a new-construction price per foot. CityRealty reported in March 2024 that the sponsor was still cutting prices on remaining units, which is worth knowing when you negotiate.

8. The Atalanta, 25 North Moore Street

This 1920s cold-storage warehouse, converted to lofts around 2001, sits within the TriBeCa West Historic District.

• Price per square foot: Only one sale has closed since January 2024: a residence that sold in May 2026 for $4,495,000, about $2,390 per square foot.

• Common charges: These are the lowest common charges on this list, at about $1.00 to $1.04 per square foot each month. That same 1,883 square foot residence carried $1,950 a month.

• Taxes: Taxes on that residence were $2,815 a month, about $1.49 per square foot.

• Our take: You get prewar loft character in the historic core with the lightest common charges here. With so few sales, there is no real market price to lean on, so negotiations will turn on the specific apartment.

9. 101 Warren Street

Skidmore, Owings & Merrill designed this 35-story building, completed around 2008, with more than 200 condominiums alongside a separate block of rentals.

• Price per square foot: Five sales between May and August 2026 ranged from about $1,880 to $2,270 per square foot.

• Common charges: Before assessments, common charges run about $1.45 to $1.98 per square foot each month. A 2,534 square foot residence shows $3,665 a month, plus a capital assessment of about $380 a month through December 2026 and a special assessment of about $579 a month through April 2030.

• Taxes: Taxes on that residence are $4,777 a month, more than the common charges, and Compass lists the building's 421-a abatement as having expired in 2020.

• Our take: Full service for close to $2,000 per foot is a real value. Read the assessment schedule first, though, because it adds meaningfully to the monthly cost for years to come.

10. 200 Chambers Street

Designed by Costas Kondylis and completed in the mid-2000s, this full-service condominium has roughly 250 units.

• Price per square foot: Five sales between June and August 2026 ranged from about $1,830 to $2,110 per square foot.

• Common charges: Three separate listings all show about $1.30 per square foot each month, the lowest of the full-service towers here. A 2,201 square foot residence that sold in August 2026 carried $2,861 a month, though one penthouse listing also showed an assessment of $1,163 a month.

• Taxes: Taxes on that same residence were $2,812 a month.

• Our take: These are the most predictable carrying costs in Tribeca's full-service tier. The tradeoff is a large, older building where your apartment competes with many near-identical ones.

11. 30 Warren Street

Post-Office Architectes designed this 23-unit building, completed around 2020, which wraps the corner of Warren, Church, and Chambers Streets.

• Price per square foot: Five sales between April 2024 and May 2026 ranged from about $1,410 to $2,000 per square foot, the lowest range on this list. The most recent of those, a $2,322,000 sale in May 2026, set the low mark.

• Common charges: Common charges run about $1.52 to $1.55 per square foot each month. A 2,028 square foot residence that sold in December 2024 carried $3,135 a month.

• Taxes: Taxes on that residence were $4,776 a month, well above the common charges.

• Our take: This is the least expensive way into a recent boutique condo in Tribeca. The latest sale came in well below the building's other recent trades, which favors buyers today, but plan for taxes that run far above the common charges.

What the numbers tell a Tribeca condo buyer

Across these eleven buildings, price per square foot runs from about $1,400 to more than $7,000, and the building explains more of that gap than the apartment does. River frontage, landmark conversions with private entry, and the larger residences in signature towers command the premium, while big full-service buildings from the 2000s and small newer buildings on busier corners trade at the other end.

Carrying costs do not follow price. The Atalanta has the lowest common charges per foot on this list and 70 Vestry the highest, yet The Sterling Mason costs more to carry relative to its price than either one. Taxes can also exceed common charges, as they do at 56 Leonard, 101 Warren, and 30 Warren, so always compare the combined monthly cost.

• Ask for the litigation and assessment history before you fall for a floor plan. The lawsuit at 443 Greenwich and the assessments at 101 Warren and 200 Chambers will never show up in listing photos.

• Compare residences, not just buildings. At 70 Vestry and 56 Leonard, the gap between two apartments in the same building can be larger than the gap between many buildings.

• Verify the square footage against the offering plan or a floor plan before you anchor on price per foot.

• Consider supply. In a 150-unit tower you are negotiating against your neighbors' listings, while in a 14-unit loft building you may wait years for the next one to come up.

• For a broader look at the neighborhood, read our Tribeca real estate guide.

Work with Elevated

In Tribeca, the building is the first decision and the one that matters most. We have helped clients acquire residences in nearly every notable building downtown, including 56 Leonard, 443 Greenwich, 70 Vestry, 111 Murray, 71 Laight, and 80 Clarkson, and we represented the most expensive penthouse ever sold in downtown Manhattan: $60 million at 150 Charles Street. More than half of our deals happen off-market, so the best opportunities in these buildings often never reach a listing site. If you are considering any building on this list, talk to us before you tour.