THE CONDO BOOK PROJECT

Greenwich West Condominium

110 Charlton Street, Manhattan, NY 10013

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Overview

Units
170 residential · 30 parking · 46 storage · 2 commercial
Subway
5 min walk to Houston St 1Spring St C E, 6 min
Developers
Cape Advisors, Strategic Capital
Principals
Philip Gesue
Average $/sf
$2,193Homes in Schedule A, as first offered
Offering price
$165.7 million total

The sponsor of record is 537 Greenwich Owner LLC, represented by Starr Associates LLP. The offering plan runs 565 pages. The sponsor has filed 17 amendments, the latest in March 2025. The nearest other condo plan on file is 104 Charlton St. Condo., next door.

Plan CD170371 · New · accepted Aug 29, 2018 · AG record ↗

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FigureThis building177 Charlton2161 units · 0.1 miaccepted 2018130 William3244 units · 1.3 miaccepted 2018
Common ChargesPer Square Foot / Month$0.97In line$1.58$0.73
Average Offering PricePer Apartment$2.66MIn line$1.99M$2.69M
Average PricePer Square Foot$2,193Above peers$2,004$2,111
Average Unit SizeSquare Feet1,212 SFIn line992 SF1,273 SF

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Unit mix, closings, budgets, finishes and the team, against 77 Charlton and 130 William, cited to the offering plans. No credit card required.

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How We Got This
  • Comps: the closest Manhattan plans on size, $/SF and launch date, within 2 miles when possible.
  • Figures: each building's own offering plan, filed with the NY Attorney General. Nothing is estimated.
  • Checked: a price list publishes only when its math adds up, and building pages cite the plan pages.
  • Labels: In line is between the comps; Below/Above peers is past both by up to 15%; Lowest/Highest by more.

Closings Pro

Homes closed100% of the homes in Schedule A170 of 170
Closing prices vs. Schedule A168 homes: $469,335,474 at closing against $443,020,000 in Schedule A (p. 57, p. 58, p. 59, p. 60)+5.9%
Average closing price168 homes, on their Schedule A square feet$2,311 / SF
Closingsfirst and latest recordedOct 19, 2020 – May 28, 2026

Sales recorded with the Department of Finance (ACRIS) through Sep 30, 2026: deeds, or transfer tax filings for a building on leased land, of $10,000 or more. A home's first sale since the plan was filed is the sponsor's closing; resales aren't counted. Closing prices are compared with the same home's Schedule A price, as first offered; a deed covering more than one home isn't compared. Amendments often change prices before a home closes, and a deed that includes parking or storage counts its full price. ACRIS records a sale weeks after closing, so recent contracts don't appear yet. Every building's sales.

All 170 closings
HomeRecordedClosing priceSchedule ADifference
8BOct 19, 2020$1,695,000$1,690,000 p. 57+0.3%
3BOct 21, 2020$2,250,000$2,250,000 p. 570%
5EOct 21, 2020$956,385$965,000 p. 57−0.9%
6BOct 22, 2020$1,600,000$1,575,000 p. 57+1.6%
6GOct 22, 2020$1,524,313$1,540,000 p. 57−1%
17BOct 27, 2020$1,765,000$1,625,000 p. 58+8.6%
21BOct 29, 2020$4,060,650$3,975,000 p. 59+2.2%
6ENov 12, 2020$960,405$970,000 p. 57−1%
16BNov 12, 2020$1,675,000$1,610,000 p. 58+4%
16HNov 12, 2020$1,719,001$1,685,000 p. 58+2%
20ANov 12, 2020$3,680,000$3,600,000 p. 59+2.2%
10BNov 13, 2020$1,469,988$1,485,000 p. 57−1%
18HNov 13, 2020$2,460,000$2,460,000 p. 590%
19HNov 13, 2020$2,462,324$2,415,000 p. 59+2%
20HNov 13, 2020$2,569,240$2,520,000 p. 59+2%
10ENov 19, 2020$1,400,851$1,415,000 p. 57−1%
11BNov 20, 2020$1,625,000$1,500,000 p. 57+8.3%
12BNov 23, 2020$1,499,621$1,515,000 p. 58−1%
11GNov 25, 2020$1,650,000$1,625,000 p. 58+1.5%
5BDec 17, 2020$1,575,000$1,550,000 p. 57+1.6%
7BDec 29, 2020$1,665,000$1,665,000 p. 570%
15CMar 11, 2021$2,497,963$2,450,000 p. 58+2%
23AMar 12, 2021$3,995,000$3,915,000 p. 59+2%
24DMar 12, 2021$1,960,000$1,920,000 p. 59+2.1%
27EMar 15, 2021$2,780,000$2,700,000 p. 60+3%
15HMar 16, 2021$1,670,000$1,670,000 p. 580%
23EMar 17, 2021$2,620,000$2,620,000 p. 590%
22AMar 22, 2021$3,875,000$3,875,000 p. 590%
28EMar 23, 2021$2,820,000$2,795,000 p. 60+0.9%
10CMar 25, 2021$3,075,000$3,050,000 p. 57+0.8%
17AMar 25, 2021$2,920,000$2,880,000 p. 58+1.4%
25DMar 25, 2021$1,975,000$1,935,000 p. 59+2.1%
28DMar 25, 2021$1,980,000$1,980,000 p. 600%
26DMar 26, 2021$1,990,000$1,950,000 p. 59+2.1%
27DMar 26, 2021$2,005,000$1,965,000 p. 60+2%
12CApr 5, 2021$3,155,000$3,130,000 p. 58+0.8%
19FApr 13, 2021$1,240,424$1,215,000 p. 59+2.1%
16GApr 15, 2021$1,173,678$1,185,000 p. 58−1%
14GApr 16, 2021$1,688,454$1,655,000 p. 58+2%
8CApr 27, 2021$2,945,000$2,920,000 p. 57+0.9%
8DApr 27, 2021$4,125,000$4,100,000 p. 57+0.6%
22EApr 27, 2021$2,680,000$2,600,000 p. 59+3.1%
20FApr 28, 2021$1,212,931$1,225,000 p. 59−1%
9CApr 30, 2021$1,980,000$1,955,000 p. 57+1.3%
15AMay 6, 2021$2,725,000$2,725,000 p. 580%
22BMay 13, 2021$3,495,000$3,415,000 p. 59+2.3%
18FMay 20, 2021$1,182,766$1,205,000 p. 59−1.8%
16AJun 4, 2021$2,682,050$2,765,000 p. 58−3%
25AJun 14, 2021$4,075,000$3,995,000 p. 59+2%
17CJun 22, 2021$2,640,000$2,600,000 p. 58+1.5%
22DJun 23, 2021$2,014,294$1,890,000 p. 59+6.6%
8GJul 13, 2021$1,950,000$1,900,000 p. 57+2.6%
26EJul 14, 2021$2,760,000$2,680,000 p. 59+3%
12GJul 15, 2021$1,727,500$1,640,000 p. 58+5.3%
27AJul 15, 2021$4,155,000$4,075,000 p. 59+2%
7DJul 20, 2021$3,925,000$3,900,000 p. 57+0.6%
10AJul 29, 2021$2,590,000$2,565,000 p. 57+1%
14FAug 2, 2021$1,785,000$1,745,000 p. 58+2.3%
25EAug 6, 2021$2,770,000$2,660,000 p. 59+4.1%
9EAug 10, 2021$1,425,000$1,400,000 p. 57+1.8%
23DAug 12, 2021$1,945,000$1,905,000 p. 59+2.1%
7EAug 20, 2021$1,100,000$975,000 p. 57+12.8%
11CAug 24, 2021$3,200,000$3,090,000 p. 58+3.6%
6DSep 10, 2021$3,900,000$3,875,000 p. 57+0.6%
12FSep 22, 2021$1,820,000$1,730,000 p. 58+5.2%
21ASep 22, 2021$4,600,000$4,450,000 p. 59+3.4%
PH30ASep 23, 2021$6,650,000$6,250,000 p. 60+6.4%
24BSep 29, 2021$3,650,000$3,495,000 p. 59+4.4%
24AOct 5, 2021$4,050,000$3,955,000 p. 59+2.4%
24EOct 20, 2021$2,950,000$2,640,000 p. 59+11.7%
23BOct 25, 2021$3,610,000$3,455,000 p. 59+4.5%
14EOct 29, 2021$1,620,000$1,510,000 p. 58+7.3%
16CNov 5, 2021$2,600,000$2,490,000 p. 58+4.4%
15ENov 9, 2021$3,065,000$2,975,000 p. 58+3%
23CNov 9, 2021$4,905,000$4,860,000 p. 59+0.9%
16ENov 12, 2021$3,150,000$3,020,000 p. 58+4.3%
18ANov 15, 2021$4,225,000$4,100,000 p. 58+3%
9ANov 16, 2021$2,575,000$2,525,000 p. 57+2%
28ADec 3, 2021$4,300,000$4,225,000 p. 60+1.8%
11EDec 10, 2021$1,565,000$1,430,000 p. 58+9.4%
28BDec 17, 2021$3,965,000$3,765,000 p. 60+5.3%
26ADec 20, 2021$4,305,711$4,035,000 p. 59+6.7%
12AJan 4, 2022$2,768,000$2,645,000 p. 58+4.7%
12EJan 18, 2022$1,625,000$1,445,000 p. 58+12.5%
15BJan 19, 2022$1,780,096$1,595,000 p. 58+11.6%
11AJan 25, 2022$2,670,000$2,605,000 p. 57+2.5%
PH30CJan 27, 2022$8,000,000$7,750,000 p. 60+3.2%
19GJan 28, 2022$1,930,000$1,795,000 p. 59+7.5%
14AFeb 7, 2022$2,775,000$2,685,000 p. 58+3.4%
20GFeb 8, 2022$2,009,203$1,845,000 p. 59+8.9%
14BFeb 16, 2022$1,720,000$1,580,000 p. 58+8.9%
26BFeb 22, 2022$4,130,000$3,575,000 p. 59+15.5%
11DFeb 24, 2022$2,900,000$2,840,000 p. 58+2.1%
19BFeb 24, 2022$4,300,000$3,675,000 p. 59+17%
16JMar 2, 2022$2,596,538$2,340,000 p. 58+11%
15DMar 9, 2022$1,728,854$1,645,000 p. 58+5.1%
PH30BMar 28, 2022$6,950,000$5,750,000 p. 60+20.9%
12DMar 30, 2022$2,999,000$2,885,000 p. 58+4%
16DApr 1, 2022$1,735,000$1,660,000 p. 58+4.5%
18CApr 1, 2022$1,880,000$1,740,000 p. 58+8%
18GApr 4, 2022$1,925,000$1,815,000 p. 59+6.1%
8AApr 13, 2022$2,647,450$2,500,000 p. 57+5.9%
5DApr 18, 2022$3,995,000$3,850,000 p. 57+3.8%
7AApr 26, 2022$2,535,000$2,420,000 p. 57+4.8%
7CMay 3, 2022$3,025,000$2,855,000 p. 57+6%
25BMay 9, 2022$4,260,000$3,535,000 p. 59+20.5%
10DMay 19, 2022$2,940,000$2,795,000 p. 57+5.2%
21DMay 26, 2022$2,020,491$1,875,000 p. 59+7.8%
28CJun 7, 2022$5,475,000$5,200,000 p. 60+5.3%
17EJun 13, 2022$3,315,000$3,065,000 p. 58+8.2%
14CJun 23, 2022$3,375,000$3,170,000 p. 58+6.5%
24CJun 23, 2022$5,195,000$4,920,000 p. 59+5.6%
6AJun 28, 2022$2,495,000$2,380,000 p. 57+4.8%
17DJun 28, 2022$1,790,000$1,725,000 p. 58+3.8%
11HJul 22, 2022$2,489,200$2,260,000 p. 58+10.1%
20CJul 28, 2022$1,939,766$1,770,000 p. 59+9.6%
27BAug 9, 2022$4,438,409$3,615,000 p. 59+22.8%
12HAug 16, 2022$2,530,000$2,280,000 p. 58+11%
11FAug 17, 2022$1,850,000$1,715,000 p. 58+7.9%
5ASep 7, 2022$2,455,000$2,340,000 p. 57+4.9%
21ESep 15, 2022$2,995,000$2,580,000 p. 59+16.1%
10FSep 30, 2022$1,815,000$1,700,000 p. 57+6.8%
17HOct 4, 2022$1,940,000$1,795,000 p. 58+8.1%
10HOct 14, 2022$2,390,000$2,240,000 p. 57+6.7%
17JOct 17, 2022$2,710,000$2,400,000 p. 58+12.9%
15JOct 19, 2022$2,610,000$2,320,000 p. 58+12.5%
20BOct 20, 2022$3,855,000$3,250,000 p. 59+18.6%
9HOct 27, 2022$2,340,000$2,220,000 p. 57+5.4%
19CNov 1, 2022$1,850,000$1,710,000 p. 59+8.2%
8FNov 3, 2022$1,791,197$1,715,000 p. 57+4.4%
9BNov 7, 2022$2,900,000$2,750,000 p. 57+5.5%
14DDec 2, 2022$3,246,942$2,930,000 p. 58+10.8%
14HJan 17, 2023$2,636,800$2,300,000 p. 58+14.6%
9FMar 8, 2023$1,825,000$1,685,000 p. 57+8.3%
3AApr 10, 2023$2,536,096$2,300,000 p. 57+10.3%
22CApr 10, 2023$4,995,000$4,800,000 p. 59+4.1%
9GApr 19, 2023$1,781,900$1,595,000 p. 57+11.7%
21CApr 26, 2023$6,475,000$6,250,000 p. 59+3.6%
15FMay 4, 2023$1,838,550$1,695,000 p. 58+8.5%
10GMay 23, 2023$1,800,000$1,610,000 p. 57+11.8%
7GJun 6, 2023$1,807,650$1,525,000 p. 57+18.5%
9DJun 12, 2023$3,385,000$3,295,000 p. 57+2.7%
6CJul 5, 2023$3,064,250$2,815,000 p. 57+8.9%
16FJul 10, 2023$1,850,000$1,710,000 p. 58+8.2%
19AAug 1, 2023$4,830,700$3,985,000 p. 59+21.2%
5CAug 30, 2023$2,900,001$2,775,000 p. 57+4.5%
8HSep 19, 2023$2,750,000$2,650,000 p. 57+3.8%
17FDec 15, 2023$1,885,950$1,775,000 p. 58+6.3%
5FDec 18, 2023$1,884,900$1,750,000 p. 57+7.7%
18DDec 29, 2023$4,717,400$4,295,000 p. 58+9.8%
26CApr 16, 2024$5,474,450$5,040,000 p. 59+8.6%
7FMay 14, 2024$1,800,000$1,650,000 p. 57+9.1%
27CMay 16, 2024$5,412,650$5,100,000 p. 59+6.1%
6FMay 29, 2024$1,735,000$1,635,000 p. 57+6.1%
5GJun 13, 2024$1,755,799$1,595,000 p. 57+10.1%
18BJun 21, 2024$4,400,000$3,850,000 p. 58+14.3%
18EAug 8, 2024$1,072,413$1,025,000 p. 59+4.6%
19ESep 19, 2024$1,150,000$1,005,000 p. 59+14.4%
17GNov 4, 2024$1,276,063$1,195,000 p. 58+6.8%
PH29ANov 8, 2024$8,995,000$7,450,000 p. 60+20.7%
19DDec 13, 2024$4,050,000$4,150,000 p. 59−2.4%
15GDec 16, 2024$1,255,000$1,175,000 p. 58+6.8%
3DDec 20, 2024$2,121,210$1,985,000 p. 57+6.9%
PH29BMar 17, 2025$6,400,000$5,125,000 p. 60+24.9%
8EJul 15, 2025$970,000$980,000 p. 57−1%
RET AOct 8, 2025$325,840——
25CNov 6, 2025$5,200,000$4,980,000 p. 59+4.4%
RET BDec 19, 2025$1,112,670——
20EMar 30, 2026$1,215,000$1,030,000 p. 59+18%
20DMay 28, 2026$4,175,000$4,250,000 p. 59−1.8%

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Every home's recorded closing price against its Schedule A price, with the ACRIS document and the plan page.

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Budget

From our research: The Sponsor's Condo-Creation Fee in NYC · NYC Condo Insurance Costs Are Rising · Condo Supplies Cost per Unit, by Size

Team

Sponsor
537 Greenwich Owner LLC
Developers
Cape Advisors, Strategic CapitalReported by capeadvisors.com
Principals
Philip Gesue
Tax estimate
Marcus & Pollack LLPPrepared the first-year real estate tax projection
Construction lender
Bank OZK$152 million recorded

From our research: Do NYC Developers Rehire the Same Firms?

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