Mansion Fever!

Not long ago, it was enough to have the top-floor apartment in a building, or maybe the top two floors. But the city’s townhouse craze—especially rampant in Brooklyn—is hitting Tribeca hard. (Another one, 428 Greenwich, has just been listed.) Let’s review the properties currently being listed as single-family homes; nearly all had previously been commercial or multi-family residences. Obviously this sort of thing affects density, but the new construction/conversion happening elsewhere more than makes up for it. The larger concerns: The neighborhood becomes even more off-limits to anyone but the rich and we face the potential loss of more storefronts.

428 Greenwich428 GREENWICH
Asking price: $15.5 million
Listing: “Cushman & Wakefield has been retail on an exclusive basis to sell a five story masonry and cast iron building located on the west side of Greenwich Street between Vestry and Laight Streets. The property has been very recently gut renovated to create a beautiful single family townhouse on floors 2 through 5. The single family townhouse contains four bedrooms, three full baths, one half bath, a large entertaining area with a full bar and fireplace on the 5th floor, and a fully finished rooftop. The property currently houses the popular high end sushi restaurant, Sushi Azabu, on the ground and lower floors which is on a short term lease that is projected to generate close to $360k per year. The restaurant is owner affiliated and may be delivered vacant presenting the opportunity for the buyer to either occupy the entire building as a single family residence, or occupy the 2nd through 5th floors while receiving substantial income from the restaurant.”
Retail tenants: Daruma-Ya and Sushi Azabu.


142 Watts 457 Washington142 WATTS / 457 WASHINGTON
Asking price: $12.25 million
“First time available in 30 years, a rare offering of a late 1800’s Tribeca former waterfront hotel. Currently configured as five separate units. Divided as: ground floor drive-in garage with curb cut, and set up as two car parking with office/storage space. This can easily be rethought to accommodate four cars. The second floor is being used legally as a commercial office space. The three floors above are each full floor lofts with 9′ ceilings, fireplaces, kitchens and bathrooms. Every floor has eight windows which bring in abundant southern light and partial river views from a spectacular corner location. This building will be delivered vacant, and easily will convert to one of the most sought after single family residences in northwest Tribeca. There are available air rights to add more square footage to create a partial additional floor to the property. The existing set up could be looked at with numerous possibilities to create your custom vision. Please schedule private appointments with a suggestion of bringing your architects and designers.”
Retail tenant: None.


174-Duane-Park rendering174 DUANE
Asking price: $22.5 million
From BuzzBuzzHome (the listing is no longer on Douglas Elliaman’s site): “Tribeca loft conversion 174 Duane Street, originally slated as condos, has gone on the market as a single 12,300-square-foot mansion asking $22.5 million. The 25-foot-wide building between Hudson and Greenwich streets was converted by The Colonnade Group into three apartments—two 2,642-square-foot units and a 4,394-square-foot duplex penthouse. The ground floor has retail space, as well. In 2013, the developer obtained Landmarks Preservation Commission approvals to add a fifth-story penthouse set back from the street. Interiors feature ceiling heights up to 13 feet and views of Duane Park. Plans for the penthouse include private outdoor spaces facing north and south. The building will be sold as raw space ‘ready for renovations,’ according to the Douglas Elliman listing. The buyer could keep the building as a mansion, or sell each unit as a separate condominium.” (That’s a rendering above.)
Retail tenant: Formerly Mondo Cane.


188 Duane188 DUANE
Asking price: $18 million
“New to market is this rare opportunity for a user who is in need of a large townhouse in the next 18 months. This is a unique opportunity to create your dream single-family mansion! Built in 1915, 188 Duane Street is a distinctively-designed 4-story mixed-use building in the prime historic district of Tribeca. Its beautiful brick façade and exceptional location on landmarked Duane Street add to the allure of its 19th century charm, tranquil landscape, and uniqueness. Formerly the home of the Lappin Tea Company and other tea wholesalers over the years, this 40′-wide, 6,000-square-foot property is currently comprised of 3 spacious full floor residential apartments (totaling 4,500 square feet) and a ground-floor retail space (1500 square feet). This building combines loft-like ceiling heights with heights ranging from 9′ on the 2nd and 3rd floor to 10.5′ on the ground and 4th floor. Two of the residential units have rent stabilized tenants, while the other is free market. With an additional 3,000 square feet of air rights, the possibilities are wide open to incorporate a generously-sized 5th floor addition or wonderful rooftop deck. Also, the existence of two staircases in the building allow for the easy installation of an elevator.”
Retail tenant: Nili Lotan.


71-73 Franklin71-73 FRANKLIN
Asking price: $65 million
Listing: “Once in a lifetime opportunity to create a 52′ wide mega-residence in the heart of Tribeca with over 20,000-square feet of living space. Esteemed architect Wayne Turett has engineered plans to convert this majestic limestone landmark, set alongside Shigeru Ban’s masterpiece Cast Iron House, into a 7+ bedroom mansion with exceptional entertaining spaces, a swimming pool, and a rooftop terrace with superb views. It may be purchased as is, or fully renovated to the most exacting standards and specifications, allowing the new owner to fully customize the property.” (That’s a rendering above.)
Retail tenants: Peter Tunney and formerly Selia Yang.


42 Walker42 WALKER
Asking price: $22.8 million
Listing: “New to market! Exclusive Prime Tribeca Development, Conversion or Single-Family Opportunity. Just listed is this rare and exclusive opportunity to continue and customize dramatic development project. Built 25′ X 98′, this extra deep Mixed-Use property presents huge upside for potential developer, investor or as single family end-user as property allows for up to 15,182 usable SF. Building is undergoing stunning renovation and expansion. Extensive front and rear facade landmark restoration has been completed to create a beaming jewel in Tribeca. Complete gut of the entire building has been accomplished down to original brick walls and floor joists. Impressive ceiling heights on every floor including basement and expansive loft space on each floor. Property is delivered empty. Second floor tenant to return once renovation is complete as rent stabilized tenant. Free market commercial space, free market floors 3-5 and future sixth and seventh floors. In addition, 42 Walker Street offers a unique Retail Ground Floor Flagship opportunity a developer or user may benefit from extra deep lot, 14′ ceiling and almost 2,450 Usable SF in basement (11′ ceiling). Plans for sprawling penthouse triplex include panoramic roof deck views and south facing private outdoor terraces.”
Retail tenant: None.


46 Walker46 WALKER
Asking price: “Owner requests proposals”
Listing: “A unique opportunity to own a 25 foot elevatored loft building in an excellent location in the heart of Tribeca. Great for a user or investor. The building has additional air rights for a penthouse (pls. check with your architect for details). Approx. 16 foot ceiling on the retail floor and approx. 13+ foot ceilings on floors 2 through 5. Top floor will be delivered vacant. Floors 2-4 are RS and 5th Fl. is Free Market. Retail pays $69,600 – Lease expires 3/2017. Usable basement—most of it is currently used by the retail tenant. Quiet yet accessible location in north eastern Tribeca a few blocks south of bustling Soho. The property was built in the Italianate style, with a cast iron base and arched windows.”
Retail tenant: Soho Rep.


70-72 Laight70-72 LAIGHT
Asking price: $24 million
Listing: “A spectacular 42 foot wide property with a curb cut. The property benefits from southern exposure, an elevator and large windows looking south and another set of windows looking at a quiet backyard (north). Ceiling heights are approximately 13.5 feet on the ground floor and 10 feet on the upper floors. It Has excellent views and is located across the street from the Sterling Mason, which boasts a $4,500+ psf for its 1st PH and averages approximately $2,500 for the lower floors. A block away from the Hudson river Esplanade and the park / mini golf course at Pier 25 (225 N. Moore St.). An excellent project for a townhouse user or developer. A draft set of architectural plans can be provided. Delivered vacant at closing.”
Retail tenant: None.


2 NMoore2 N. MOORE
Asking price: $46 million
Listing: “This collector-quality Urban Mansion is a rare and unique find, perfect for the most discerning buyer. With 65 feet of frontage, on the most desirable Tribeca corner, this Wayne Turret-designed townhouse boasts a combination of superb light and views, amenities, features, and craftsman-quality finishes and fixtures the likes of which are simply impossible to replicate in New York. The property has every imaginable amenity with over 11,300 interior and 1,500 exterior square feet. The understated entrance vestibule opens up via a reclaimed wood door to reveal a gracious entry gallery, flooded with natural light from skylights above. You can also enter via the garage that can house up to 3 cars. On this level are a large corner Art studio flooded with northern light with an en suite bathroom, a guest bedroom suite with an en suite bathroom, a laundry room and a housekeeper’s/nanny’s suite with a separate entrance and kitchen. The primary grand stairway leads up to what every townhouse wishes for, but cannot achieve: Living (with a wood-burning fireplace), dining, kitchen and media room/study (with wet bar) all on one floor, surrounded by windows and light, all leading onto a charming landscaped courtyard terrace. A stairway connects this to the upper terraces with an outdoor fireplace, lush illuminated landscaping and multiple seating areas under sleek trellising. On this third floor are a large office or bedroom suite, another bedroom/den and a full bathroom. The fourth floor contains three bedroom suites and a second laundry closet. The fifth floor houses the sumptuous Master Suite that features a fireplace, a massive walk in closet with natural daylight, a charming balcony and an en suite windowed bathroom. The Sixth floor houses the piece de resistance: a 50 foot heated swimming pool with an efficient dehumidification system. A gym and powder room are found here too, all benefiting from exceptional light and views. All floor are accessible via the large high speed Kone traction elevator. The basement features a playroom/recreation room that easily converts to a home theatre, a powder room, and an abundance of storage. The mechanicals and engineering of this house are of the very highest order including high-tech security systems with night-vision cameras, water purification, fully integrated Crestron lighting/Av systems, multiple sump pumps, a generator and 10-zone HVAC systems. All the gleaming Walnut hardwood floors featured throughout benefit additionally by radiant heating. […] Cliches aside, this is truly a one-of-a-kind property of rare distinction: its ability to combine grand scale with intimacy, discretely housed in a historically important façade is entirely unique to Manhattan.”
Retail tenant: None.


148 Reade148 READE
Asking price: $16.5 million
Listing: “First offering of this stunning 25 foot wide Mansion in Tribeca. 148 Reade Street is an immaculate 6,800 square foot residence featuring elevator, single car garage, and vault. Custom features throughout have been designed by Richard Gluckman, the famed architect behind the Gagosian Gallery, the Whitney Museum, and the Andy Warhol Museum. Boasting five bedrooms, 5 full, 2 half bathrooms, a terrace, a duplex roof garden, a media room, wood-burning fireplace, elevator, private garage, a central marble staircase, and designer finishes throughout, this home has it all. Every room features immaculate renovations, designer lighting and smart storage solutions. At 25 wide, original architect Guenther Petrarca designed the home to be energy efficient & ecologically responsible by using a Geothermal heating and cooling system. Additionally, the facade of red brick, stone, steel & glass are in tune with Tribeca’s industrial roots. Additional details: Upon entry through your garage or front door, you’ll find a spacious foyer with plenty of storage and custom closets. The large eat-in Bulthaup kitchen with granite counters, custom cabinets and a suite of professional-grade appliances is on the first floor, as well as a laundry room, a half bath and dual staircases. The lower level consists of a media room with a floating wall, a full bathroom, a game room, storage and an underground vault. Up one flight to the 20-ceiling living room with built-in floor-to-ceiling bookcases, a wood-burning fireplace, custom lighting, oversize floor-to-ceiling windows, and views of One World Trade, the tallest skyscraper in the Western hemisphere. Not to be missed is the custom copper, magnetic doors! Also on the second floor is direct access to the kitchen, a wet bar, dining room, and a beautiful stone terrace oasis complete with a waterfall wall. Another flight up you’ll find a one-of-a-kind floating office, reinforced with steel beams, metal mesh and floating walls as well as a bedroom and full bathroom. Three bedrooms and two bathrooms complete the fourth floor. The master suite occupies the entire fifth floor with extensive custom storage, closets and custom lighting. His and her vanities, glass sliding doors, private stall shower, a beautiful soaking tub and additional storage complete the expansive master bath. The home is topped off with a planted duplex roof terrace, which boasts gorgeous 360 degree views over Tribeca and downtown, and office or study.”
Retail tenant: None.



  1. Wow could you be a shill for big real estate more?

    Like they need this article.

    You are a joke and your blog does not represent TriBeCa at all.

    I know you won’t post this because you’re a mamby pamby who doesn’t like anything that rattles your safe little cyberword of nicey nice comments.

    • I asked you to not to be a troll, and you said you would never come back, but you keep posting comments (which I’ve blocked), under various names. I don’t care if you insult me, but I’m sick of reading your half-baked rants. Please go read some other site. If you want to have a conversation offline about what constitutes acceptable commenting, I’m at

  2. This makes me feel both poor and sad.

    I fell in love with Tribeca eons ago. I know that things change, and I’m glad that Tribeca has been preserved. But, at what cost? Mansion owners who live in their homes perhaps a few month a year. People who demand this level of excess. An ever increasing trend towards entitlement. A loss of texture to the streets, devoid of shops, as you aptly pointed out. How often do you go for a walk on sterile Park Ave.?

    I fantasize about moving to upper Manhattan, to places that are still real, but I am loathe to leave my longtime home. I now am too poor to avail myself of what remains when, by objective standards, I am not poor.

    Sad, sad.

    Thanks for pulling this together, Erik.

    • The rich people who own these mansions are entitled to nothing. They provide jobs and pay huge taxes on buildings they rarely occupy. Their kids don’t attend public schools and they utilize none of the city’s generous “programs.”

      The people with an exaggerated sense of entitlement are the poor folk with their hands out who feel like the world owes them a living as well as subsidized housing in some pricey neighborhood like Tribeca.

  3. I’ll take 2 N Moore please. Thanks.

  4. Eric,
    To be honest, good zoning would prevent this kind of conversion and keep these places multi-unit buildings. Conversion of multi-unit buildings to single family homes (only one of these was built as a single family) serves only to contributing to the housing crisis in NY. Moreover, the Mayor and REBNY are using the affordability crisis to attack historic districts, claiming they need to be built over with hyper-density. The type of occurence you describe in this post only feeds that anti-historic district fever.

    In my view, this is what happens when a real estate market runs unfettered and unregulated through a zoning code that is in need of reform — and it is clearly leading to what any normal economist would call “market failure.”

    If readers want the chance to affect zoning in Tribeca, they should be contacting the Tribeca trust at
    Lynn Ellsworth, Chair, Tribeca Trust

    • Thanks for being honest, Lynn. I wish you cared as much about preserving the correct spelling of EriK’s first name as you do about promoting your 501(c)(3) in the comments section.

      I’d love to help out, how much do people, like you, get paid?

  5. Thanks for the compendium Erik …. amazing but not unexpected. If the facades remain in tact …and that seems to be the case with many of these buildings then it is a lot better than the alternative of Condo & high rise developers.

  6. Seen on West Broadway:

    “Luxury Townhouse For Sale” sign being posted advertising 2 N. Moore.