THE CONDO BOOK PROJECT

77 Charlton Condominium

77 Charlton Street, Manhattan, NY 10014

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Overview

Units
161 residential · 32 parking · 41 storage · 2 commercial
Subway
2 min walk to Houston St 1Spring St C E, 4 min
Principals
David Von Spreckelsen
Average $/sf
$2,004Homes in Schedule A, as first offered
Common charges
$1,849–$2,035 a monthSponsor's first-year estimate in Schedule A, July 1, 2020 - June 30, 2021
Offering price
$1.93 million total $323.5 million when first offered

The sponsor of record is Toll NY Ii LLC, represented by D'Agostino, Levine, Landesman & Lederman, LLP. The offering plan runs 546 pages. The sponsor has filed 11 amendments, the latest in April 2023. The nearest other condo plan on file is 104 Charlton St. Condo., 0.1 mi away.

Plan CD180094 · New · accepted Sep 27, 2018 · AG record ↗

Compare

FigureThis building1Greenwich West2170 units · 0.1 miaccepted 2018130 William3244 units · 1.3 miaccepted 2018
Common ChargesPer Square Foot / Month$1.58Highest$0.97$0.73
Average Offering PricePer Apartment$1.99MLowest$2.66M$2.69M
Average PricePer Square Foot$2,004Below peers$2,193$2,111
Average Unit SizeSquare Feet992 SFSmallest1,212 SF1,273 SF

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Unit mix, closings, budgets, finishes and the team, against Greenwich West 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 A163 of 163
Closing prices vs. Schedule A159 homes: $311,214,070 at closing against $317,900,000 in Schedule A (p. 73, p. 74, p. 75, p. 76)−2.1%
Average closing price159 homes, on their Schedule A square feet$1,975 / SF
Closingsfirst and latest recordedApr 19, 2021 – Jun 1, 2024

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 209 closings
HomeRecordedClosing priceSchedule ADifference
N7FApr 19, 2021$1,198,480$1,225,000 p. 73−2.2%
S5GApr 20, 2021$1,275,867$1,225,000 p. 75+4.2%
S6BApr 21, 2021$1,454,672$1,450,000 p. 75+0.3%
N7GApr 27, 2021$1,291,086$1,275,000 p. 73+1.3%
S10CApr 27, 2021$2,179,766$2,215,000 p. 75−1.6%
N4EApr 28, 2021$995,849$870,000 p. 73+14.5%
S8CApr 28, 2021$2,158,249$2,155,000 p. 75+0.2%
SU21Apr 28, 2021$2,158,249——
N10CApr 29, 2021$2,243,205$2,215,000 p. 74+1.3%
S3BApr 29, 2021$1,408,240$1,375,000 p. 74+2.4%
S3FApr 29, 2021$1,194,407$1,125,000 p. 74+6.2%
S9FApr 29, 2021$1,367,510$1,275,000 p. 75+7.3%
N11FApr 30, 2021$1,272,813$1,325,000 p. 74−3.9%
S3CApr 30, 2021$1,937,730$2,005,000 p. 74−3.4%
S3EMay 4, 2021$998,000$850,000 p. 74+17.4%
N2EMay 7, 2021$2,944,779$2,900,000 p. 73+1.5%
S4GMay 12, 2021$1,245,320$1,200,000 p. 75+3.8%
S4FMay 13, 2021$1,194,407$1,150,000 p. 75+3.9%
N8EMay 14, 2021$998,000$950,000 p. 73+5.1%
S5BMay 18, 2021$1,457,498$1,425,000 p. 75+2.3%
N3EMay 20, 2021$995,849$850,000 p. 73+17.2%
N4FMay 20, 2021$1,214,772$1,150,000 p. 73+5.6%
N10EMay 21, 2021$1,092,582$990,000 p. 74+10.4%
S9BMay 21, 2021$1,513,000$1,525,000 p. 75−0.8%
S5EMay 25, 2021$982,000$890,000 p. 75+10.3%
S6CMay 25, 2021$2,026,979$2,095,000 p. 75−3.2%
S9EMay 25, 2021$1,049,816$970,000 p. 75+8.2%
N2AMay 26, 2021$2,156,199$2,145,000 p. 73+0.5%
N2FMay 27, 2021$1,282,995$1,225,000 p. 73+4.7%
S6FMay 28, 2021$1,224,955$1,200,000 p. 75+2.1%
S5FJun 1, 2021$1,235,137$1,175,000 p. 75+5.1%
S10FJun 1, 2021$1,306,415$1,300,000 p. 75+0.5%
N8GJun 4, 2021$1,352,181$1,300,000 p. 73+4%
N10FJun 4, 2021$1,336,962$1,300,000 p. 74+2.8%
S4AJun 8, 2021$1,983,000$2,080,000 p. 74−4.7%
N9GJun 9, 2021$1,416,386$1,325,000 p. 74+6.9%
S7CJun 9, 2021$2,087,413$2,125,000 p. 75−1.8%
S9CJun 9, 2021$2,177,519$2,185,000 p. 75−0.3%
S2BJun 11, 2021$2,003,916$1,975,000 p. 74+1.5%
S2CJun 11, 2021$2,208,000$2,200,000 p. 74+0.4%
SU6Jun 11, 2021$2,208,000——
N10GJun 14, 2021$1,336,962$1,350,000 p. 74−1%
S4DJun 14, 2021$2,178,037$2,240,000 p. 75−2.8%
N3FJun 15, 2021$1,245,320$1,125,000 p. 73+10.7%
S2DJun 15, 2021$2,248,805$2,150,000 p. 74+4.6%
N6FJun 16, 2021$1,224,955$1,200,000 p. 73+2.1%
S5DJun 17, 2021$2,132,500$2,270,000 p. 75−6.1%
S6EJun 17, 2021$1,062,035$910,000 p. 75+16.7%
N7CJun 21, 2021$1,937,730$2,125,000 p. 73−8.8%
S8FJun 23, 2021$1,231,573$1,250,000 p. 75−1.5%
S10DJun 23, 2021$2,432,180$2,420,000 p. 75+0.5%
S11BJun 23, 2021$1,576,251$1,575,000 p. 76+0.1%
S11FJun 23, 2021$1,408,240$1,325,000 p. 76+6.3%
SU17Jun 23, 2021$2,432,180——
S6DJun 25, 2021$2,289,026$2,300,000 p. 75−0.5%
S7BJun 25, 2021$1,553,617$1,475,000 p. 75+5.3%
S8BJun 25, 2021$1,574,222$1,500,000 p. 75+4.9%
S12BJun 25, 2021$3,725,000$3,725,000 p. 760%
N14AJun 28, 2021$4,213,656$4,390,000 p. 74−4%
SPHCJun 28, 2021$2,707,018$5,585,000 p. 76−51.5%
N2DJun 29, 2021$1,515,156$1,415,000 p. 73+7.1%
N6GJun 29, 2021$1,281,712$1,250,000 p. 73+2.5%
N10AJun 29, 2021$2,104,723$2,260,000 p. 74−6.9%
N12BJun 29, 2021$3,625,015$3,725,000 p. 74−2.7%
SU12Jun 29, 2021$1,515,156——
N12CJun 30, 2021$3,570,584$3,600,000 p. 74−0.8%
S4CJun 30, 2021$1,973,369$2,035,000 p. 75−3%
S8DJun 30, 2021$2,305,318$2,360,000 p. 75−2.3%
S14AJun 30, 2021$2,329,756$4,195,000 p. 76−44.5%
SU18Jun 30, 2021$2,329,756——
N11AJul 1, 2021$2,162,356$2,290,000 p. 74−5.6%
N12DJul 1, 2021$2,006,200$2,060,000 p. 74−2.6%
N14BJul 6, 2021$4,341,250$4,520,000 p. 74−4%
S7FJul 7, 2021$1,224,955$1,225,000 p. 75−0%
S14CJul 7, 2021$2,370,486——
S9DJul 9, 2021$2,202,951$2,390,000 p. 75−7.8%
S11EJul 9, 2021$1,115,493$1,010,000 p. 76+10.4%
SU26Jul 12, 2021$59,059——
S10EJul 15, 2021$1,089,528$990,000 p. 75+10.1%
S11CJul 15, 2021$2,253,387$2,245,000 p. 76+0.4%
N7EJul 16, 2021$1,039,377$930,000 p. 73+11.8%
PU4Jul 19, 2021$2,375,577——
S5CJul 19, 2021$2,375,577$2,065,000 p. 75+15%
N11CJul 20, 2021$2,221,000$2,245,000 p. 74−1.1%
N11GJul 20, 2021$1,367,510$1,375,000 p. 74−0.5%
SU5Jul 20, 2021$2,221,000——
N6DJul 21, 2021$2,285,917$2,300,000 p. 73−0.6%
N11BJul 21, 2021$1,566,069$1,575,000 p. 74−0.6%
NPHCJul 21, 2021$2,686,144——
S13BJul 21, 2021$2,632,030$2,655,000 p. 76−0.9%
SU9Jul 21, 2021$2,686,144——
N13BJul 22, 2021$2,825,644$2,650,000 p. 74+6.6%
N14CJul 22, 2021$2,431,581$2,450,000 p. 74−0.8%
PU3Jul 22, 2021$2,825,644——
S14BJul 22, 2021$3,774,671——
NPHAJul 23, 2021$3,319,479$5,725,000 p. 74−42%
N4GJul 26, 2021$1,268,606$1,200,000 p. 73+5.7%
N11EJul 26, 2021$1,138,404$1,010,000 p. 74+12.7%
SU4Jul 26, 2021$1,138,404——
S7DJul 27, 2021$2,264,820$2,330,000 p. 75−2.8%
NPHBJul 28, 2021$5,255,331$6,495,000 p. 74−19.1%
S3DJul 28, 2021$2,159,000$2,210,000 p. 74−2.3%
S4BJul 28, 2021$1,438,207$1,400,000 p. 74+2.7%
SU8Jul 28, 2021$5,255,331——
N4BJul 29, 2021$1,444,292$1,400,000 p. 73+3.2%
S3AJul 29, 2021$2,026,318$2,050,000 p. 74−1.2%
SPHBJul 29, 2021$5,249,967$5,495,000 p. 76−4.5%
SU20Jul 29, 2021$5,249,967——
S10BJul 30, 2021$1,596,616$1,550,000 p. 75+3%
S11GJul 30, 2021$1,433,696$1,375,000 p. 76+4.3%
S7AAug 2, 2021$2,140,854$2,245,000 p. 75−4.6%
S8AAug 3, 2021$2,159,744$2,200,000 p. 75−1.8%
N3GAug 9, 2021$1,250,411$1,175,000 p. 73+6.4%
N13DAug 11, 2021$1,418,600$1,465,000 p. 74−3.2%
S11DAug 16, 2021$2,351,496$2,450,000 p. 76−4%
N6EAug 17, 2021$1,042,649$910,000 p. 73+14.6%
N9FAug 18, 2021$1,317,361$1,275,000 p. 74+3.3%
S7GAug 18, 2021$1,377,352$1,275,000 p. 75+8%
S8GAug 18, 2021$1,383,437$1,300,000 p. 75+6.4%
N8FAug 19, 2021$1,296,232$1,250,000 p. 73+3.7%
N2BAug 20, 2021$1,391,025$1,350,000 p. 73+3%
N5FAug 20, 2021$1,247,400$1,175,000 p. 73+6.2%
N13AAug 20, 2021$4,059,029$3,915,000 p. 74+3.7%
S13DAug 20, 2021$1,419,113$1,465,000 p. 76−3.1%
SU3Aug 20, 2021$4,059,029——
S4EAug 24, 2021$1,018,250$870,000 p. 75+17%
N4DAug 25, 2021$2,161,600$2,240,000 p. 73−3.5%
N12AAug 26, 2021$2,603,054$2,730,000 p. 74−4.7%
S6GAug 26, 2021$1,330,696$1,250,000 p. 75+6.5%
S7EAug 26, 2021$1,055,000$930,000 p. 75+13.4%
SU2Aug 26, 2021$2,603,054——
S12DAug 27, 2021$1,937,730$2,055,000 p. 76−5.7%
S2AAug 30, 2021$3,700,219$3,400,000 p. 74+8.8%
SU14Aug 30, 2021$3,700,219——
S13AAug 31, 2021$4,056,787$3,925,000 p. 76+3.4%
SU7Aug 31, 2021$4,056,787——
N9BSep 1, 2021$1,566,069$1,525,000 p. 74+2.7%
N5BSep 2, 2021$1,449,262$1,425,000 p. 73+1.7%
N6BSep 7, 2021$1,459,490$1,450,000 p. 73+0.7%
N9ESep 8, 2021$1,088,000$970,000 p. 74+12.2%
N5ESep 10, 2021$1,025,000$890,000 p. 73+15.2%
N10DSep 10, 2021$2,421,633$2,420,000 p. 74+0.1%
S12CSep 13, 2021$3,666,593$3,600,000 p. 76+1.8%
N7BSep 17, 2021$1,489,700$1,475,000 p. 73+1%
N5ASep 20, 2021$2,187,201$2,110,000 p. 73+3.7%
SU27Sep 20, 2021$2,187,201——
N5DSep 23, 2021$2,314,482$2,270,000 p. 73+2%
N10BSep 23, 2021$1,555,000$1,550,000 p. 74+0.3%
S9GSep 23, 2021$1,399,814$1,325,000 p. 75+5.6%
N3BOct 6, 2021$1,415,000$1,375,000 p. 73+2.9%
N5GOct 6, 2021$1,315,000$1,225,000 p. 73+7.3%
S10GOct 6, 2021$1,419,771$1,350,000 p. 75+5.2%
N7DOct 8, 2021$2,375,577$2,330,000 p. 73+2%
SU28Oct 8, 2021$2,375,577——
PU1Oct 13, 2021$4,234,071——
SPHAOct 13, 2021$4,234,071$6,495,000 p. 76−34.8%
N8BOct 14, 2021$1,518,000$1,500,000 p. 73+1.2%
S8EOct 14, 2021$1,092,528$950,000 p. 75+15%
S9AOct 14, 2021$2,289,026$2,230,000 p. 75+2.6%
N9AOct 18, 2021$2,289,026$2,230,000 p. 73+2.6%
N9COct 22, 2021$2,200,000$2,185,000 p. 74+0.7%
S6AOct 22, 2021$2,155,000$2,140,000 p. 75+0.7%
N9DOct 25, 2021$2,401,400$2,390,000 p. 74+0.5%
SU41Oct 25, 2021$2,401,400——
N11DOct 26, 2021$2,467,220$2,450,000 p. 74+0.7%
S5AOct 27, 2021$2,106,750$2,110,000 p. 75−0.2%
N4COct 28, 2021$2,090,467$2,035,000 p. 73+2.7%
SU32Oct 28, 2021$2,090,467——
S11AOct 29, 2021$2,350,121$2,290,000 p. 75+2.6%
PU2Nov 15, 2021$360,000——
N7ADec 3, 2021$2,227,931$2,245,000 p. 73−0.8%
N5CDec 6, 2021$2,080,000$2,065,000 p. 73+0.7%
N4ADec 7, 2021$2,136,289$2,080,000 p. 73+2.7%
SU34Dec 7, 2021$2,136,289——
SU10Dec 9, 2021$65,000——
S10ADec 13, 2021$2,319,574$2,260,000 p. 75+2.6%
N8CDec 14, 2021$2,170,000$2,155,000 p. 73+0.7%
N6CDec 20, 2021$2,188,000$2,095,000 p. 73+4.4%
SU37Dec 20, 2021$2,188,000——
N3DJan 4, 2022$2,253,896$2,210,000 p. 73+2%
N3CJan 6, 2022$2,048,785$2,005,000 p. 73+2.2%
N8DJan 6, 2022$2,406,125$2,360,000 p. 73+2%
SU33Jan 6, 2022$2,406,125——
N8AJan 14, 2022$2,258,479$2,200,000 p. 73+2.7%
S13CJan 14, 2022$3,587,500$3,490,000 p. 76+2.8%
SU23Jan 14, 2022$3,587,500——
N6AJan 31, 2022$2,217,749$2,140,000 p. 73+3.6%
N3AFeb 4, 2022$2,105,741$2,050,000 p. 73+2.7%
N13CFeb 18, 2022$3,446,500$3,485,000 p. 74−1.1%
SU31Feb 18, 2022$3,446,500——
SU29Mar 10, 2022$89,606——
SU30Mar 10, 2022$89,606——
S12AApr 26, 2022$2,728,000$2,730,000 p. 76−0.1%
R-NMay 13, 2022$1,684,459——
SU19Jun 17, 2022$48,672——
SU24Jun 23, 2022$63,882——
SU36Jun 27, 2022$42,588——
SU25Aug 18, 2022$60,840——
SU38Aug 19, 2022$45,630——
SU39Sep 8, 2022$33,462——
SU40Sep 21, 2022$41,067——
R-SSep 19, 2023$1,300,000——
SU15Jan 19, 2024$32,000——
SU16Jan 19, 2024$27,000——
SU22Feb 1, 2024$31,000——
SU13Apr 1, 2024$24,500——
SU1May 13, 2024$62,000——
SU11May 15, 2024$20,000——
SU35Jun 1, 2024$42,000——

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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
Toll NY Ii LLC
Principals
David Von Spreckelsen
Tax estimate
Israel Schechter, PLLCPrepared the first-year real estate tax projection

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

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