77 Greenwich Street
77 Greenwich Street, Manhattan, NY 10006
Overview
A 90-unit Financial District tower from a Trinity Place Holdings entity, set above a public school that holds about 37.5% of the condo's common interest. Apartments start on the 14th floor, and buyers can't list for resale for 12 months after closing.
- Address: 77 Greenwich Street, Financial District, Manhattan (legal name: 42 Trinity Place Condominium)
- Plan: CD180179, accepted for filing in April 2019
- Residences: 90 on floors 14 through PH, from one-bedrooms of about 842 square feet to a four-bedroom penthouse of about 3,555 square feet with a 219-square-foot terrace. Unit 14A goes to the board as the resident manager's apartment.
- Other units: a School Unit and a Retail Unit, neither offered under this plan
- Storage: 24 cellar storage lockers sold as licenses, at $30,000 to $55,000 each. There's no parking.
- First offering: all 90 residences at about $315.6 million in total, from about $1.76 million to $10 million each (sponsor offering prices, not sales). With the lockers, the offering came to about $316.5 million. The Attorney General's record now lists about $294.4 million.
Compare
| Figure | This building1 | 25 Park Row2110 units · 0.4 miaccepted 2018 | 570 Broome354 units · 1.2 miaccepted 2017 |
|---|---|---|---|
| Common ChargesPer Square Foot / Month | $1.07In line | $1.35 | $1.07 |
| Average Offering PricePer Apartment | $3.51MIn line | $3.9M | $2.76M |
| Average PricePer Square Foot | $2,286Below peers | $2,307 | $2,410 |
| Property TaxesPer Square Foot / Month | $1.73Above peers | $1.35 | $1.65 |
| Average Unit SizeSquare Feet | 1,534 SFIn line | 1,688 SF | 1,144 SF |
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Unit mix, closings, budgets, finishes and the team, against 25 Park Row and 570 Broome, cited to the offering plans. No credit card required.
Create a free accountHow 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.
Units & Prices
Closings Pro
| Homes closed92% of the homes in Schedule A | 83 of 90 |
| Closing prices vs. Schedule A82 homes: $216,300,487 at closing against $278,725,000 in Schedule A (p. 94, p. 95) | −22.4% |
| Average closing price82 homes, on their Schedule A square feet | $1,759 / SF |
| Closingsfirst and latest recorded | Apr 6, 2020 – Aug 24, 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 83 closings
| Home | Recorded | Closing price | Schedule A | Difference |
|---|---|---|---|---|
| SCH | Apr 6, 2020 | $104,361,959 | — | — |
| 21B | Sep 30, 2021 | $1,450,000 | $1,820,000 p. 94 | −20.3% |
| 15C | Oct 15, 2021 | $2,485,000 | $2,890,000 p. 94 | −14% |
| 20B | Oct 27, 2021 | $1,500,000 | $1,810,000 p. 94 | −17.1% |
| 15B | Nov 5, 2021 | $1,295,000 | $1,760,000 p. 94 | −26.4% |
| 17C | Nov 8, 2021 | $2,125,000 | $2,930,000 p. 94 | −27.5% |
| 18B | Nov 10, 2021 | $1,360,000 | $1,790,000 p. 94 | −24% |
| 17B | Nov 12, 2021 | $1,325,000 | $1,780,000 p. 94 | −25.6% |
| 16B | Nov 17, 2021 | $1,315,000 | $1,770,000 p. 94 | −25.7% |
| 19B | Nov 19, 2021 | $1,380,000 | $1,800,000 p. 94 | −23.3% |
| 19C | Nov 19, 2021 | $2,250,000 | $2,970,000 p. 94 | −24.2% |
| 23B | Nov 30, 2021 | $1,612,000 | $1,840,000 p. 94 | −12.4% |
| 28B | Nov 30, 2021 | $2,570,000 | $3,390,000 p. 94 | −24.2% |
| 18D | Dec 15, 2021 | $2,120,750 | $3,030,000 p. 94 | −30% |
| 15D | Dec 16, 2021 | $1,995,000 | $2,970,000 p. 94 | −32.8% |
| 16C | Jan 3, 2022 | $2,229,000 | $2,910,000 p. 94 | −23.4% |
| 26D | Feb 22, 2022 | $2,400,000 | $3,190,000 p. 94 | −24.8% |
| 24B | Mar 23, 2022 | $1,639,000 | $1,850,000 p. 94 | −11.4% |
| 21D | May 26, 2022 | $2,580,000 | $3,090,000 p. 94 | −16.5% |
| 29B | May 27, 2022 | $2,850,000 | $3,410,000 p. 94 | −16.4% |
| 21A | Jul 22, 2022 | $3,450,000 | $3,695,000 p. 94 | −6.6% |
| 16D | Aug 5, 2022 | $2,010,457 | $2,990,000 p. 94 | −32.8% |
| 19A | Aug 15, 2022 | $3,363,543 | $3,645,000 p. 94 | −7.7% |
| 23C | Aug 30, 2022 | $2,295,000 | $3,050,000 p. 94 | −24.8% |
| 22A | Sep 19, 2022 | $3,500,000 | $3,720,000 p. 94 | −5.9% |
| 25A | Sep 19, 2022 | $3,750,000 | $3,795,000 p. 94 | −1.2% |
| 17D | Oct 4, 2022 | $2,192,324 | $3,010,000 p. 94 | −27.2% |
| 18C | Nov 4, 2022 | $2,250,000 | $2,950,000 p. 94 | −23.7% |
| 29A | Nov 10, 2022 | $4,350,000 | $4,685,000 p. 94 | −7.2% |
| 15A | Jan 25, 2023 | $3,000,000 | $3,545,000 p. 94 | −15.4% |
| 29C | Jan 25, 2023 | $3,470,550 | $4,005,000 p. 94 | −13.3% |
| 30B | Feb 1, 2023 | $2,805,000 | $3,430,000 p. 94 | −18.2% |
| 22B | Feb 10, 2023 | $1,575,000 | $1,830,000 p. 94 | −13.9% |
| 31B | Feb 24, 2023 | $2,853,250 | $3,450,000 p. 94 | −17.3% |
| 27D | Apr 17, 2023 | $2,710,000 | $3,210,000 p. 94 | −15.6% |
| 27C | Jun 27, 2023 | $2,700,000 | $3,130,000 p. 94 | −13.7% |
| 31C | Jul 13, 2023 | $3,400,000 | $4,055,000 p. 95 | −16.2% |
| 17A | Aug 3, 2023 | $3,250,000 | $3,595,000 p. 94 | −9.6% |
| 18A | Aug 25, 2023 | $3,250,000 | $3,620,000 p. 94 | −10.2% |
| 27B | Jan 18, 2024 | $1,500,000 | $1,880,000 p. 94 | −20.2% |
| 20D | Apr 19, 2024 | $2,170,000 | $3,070,000 p. 94 | −29.3% |
| 16A | Aug 2, 2024 | $2,850,000 | $3,570,000 p. 94 | −20.2% |
| 22C | Aug 19, 2024 | $2,300,000 | $3,030,000 p. 94 | −24.1% |
| 25B | Sep 4, 2024 | $1,495,000 | $1,860,000 p. 94 | −19.6% |
| 20A | Sep 16, 2024 | $2,995,000 | $3,670,000 p. 94 | −18.4% |
| 32B | Dec 20, 2024 | $2,850,778 | $3,470,000 p. 95 | −17.8% |
| 28C | Dec 23, 2024 | $2,900,000 | $3,980,000 p. 94 | −27.1% |
| 36A | Jan 24, 2025 | $4,100,000 | $5,800,000 p. 95 | −29.3% |
| 33B | Feb 11, 2025 | $2,875,000 | $3,490,000 p. 95 | −17.6% |
| 39A | Feb 24, 2025 | $4,400,000 | $5,950,000 p. 95 | −26.1% |
| 22D | Mar 11, 2025 | $2,175,000 | $3,110,000 p. 94 | −30.1% |
| 28A | Mar 24, 2025 | $3,500,000 | $4,645,000 p. 94 | −24.7% |
| 34C | Apr 4, 2025 | $2,935,000 | $4,130,000 p. 95 | −28.9% |
| 23D | Apr 11, 2025 | $2,220,000 | $3,130,000 p. 94 | −29.1% |
| 32C | Apr 28, 2025 | $2,850,000 | $4,080,000 p. 95 | −30.1% |
| 38A | May 5, 2025 | $4,225,000 | $5,900,000 p. 95 | −28.4% |
| 37A | May 13, 2025 | $4,175,000 | $5,850,000 p. 95 | −28.6% |
| 30A | May 23, 2025 | $3,580,000 | $4,725,000 p. 94 | −24.2% |
| 19D | May 29, 2025 | $1,999,000 | $3,050,000 p. 94 | −34.5% |
| 26B | May 30, 2025 | $1,495,000 | $1,870,000 p. 94 | −20.1% |
| 20C | Jun 13, 2025 | $1,999,000 | $2,990,000 p. 94 | −33.1% |
| 21C | Jun 18, 2025 | $2,150,000 | $3,010,000 p. 94 | −28.6% |
| 36B | Jul 14, 2025 | $2,285,000 | $3,325,000 p. 95 | −31.3% |
| 30C | Jul 16, 2025 | $2,749,000 | $4,030,000 p. 94 | −31.8% |
| 24A | Aug 29, 2025 | $2,999,000 | $3,770,000 p. 94 | −20.5% |
| 33C | Oct 3, 2025 | $2,865,000 | $4,105,000 p. 95 | −30.2% |
| 14A | Oct 9, 2025 | $2,392,888 | $2,350,000 p. 94 | +1.8% |
| 31A | Oct 15, 2025 | $3,600,000 | $4,765,000 p. 94 | −24.4% |
| 35C | Nov 10, 2025 | $2,982,584 | $4,155,000 p. 95 | −28.2% |
| 23A | Dec 15, 2025 | $2,925,000 | $3,745,000 p. 94 | −21.9% |
| 26A | Dec 15, 2025 | $3,075,000 | $3,820,000 p. 94 | −19.5% |
| 37B | Dec 15, 2025 | $2,285,000 | $3,345,000 p. 95 | −31.7% |
| 34B | Feb 4, 2026 | $2,995,000 | $3,510,000 p. 95 | −14.7% |
| 36C | Feb 11, 2026 | $3,078,581 | $4,175,000 p. 95 | −26.3% |
| 38B | Mar 2, 2026 | $2,295,000 | $3,365,000 p. 95 | −31.8% |
| 33A | Mar 13, 2026 | $3,693,782 | $4,845,000 p. 95 | −23.8% |
| 37C | Apr 1, 2026 | $3,100,000 | $4,200,000 p. 95 | −26.2% |
| 32A | Apr 14, 2026 | $3,620,000 | $4,805,000 p. 95 | −24.7% |
| 24D | May 26, 2026 | $2,170,000 | $3,150,000 p. 94 | −31.1% |
| 34A | Jul 13, 2026 | $3,775,000 | $4,885,000 p. 95 | −22.7% |
| 26C | Jul 24, 2026 | $2,040,000 | $3,110,000 p. 94 | −34.4% |
| 35B | Jul 29, 2026 | $2,990,000 | $3,530,000 p. 95 | −15.3% |
| 24C | Aug 24, 2026 | $1,990,000 | $3,070,000 p. 94 | −35.2% |
Pro
Closings are for subscribers
Every home's recorded closing price against its Schedule A price, with the ACRIS document and the plan page.
Budget
What It Costs to Run
The sponsor projected a first-year budget (October 2020 to September 2021) of about $2.1 million. Residences pay about $1.78 million of it, the School Unit about $287,000 and the Retail Unit about $25,000. Residences alone pay for gas, common electricity and water. Here's how that works out in monthly common charges, per Schedule A:
- About $900 a month for the one-bedrooms.
- About $1,420 to $1,850 a month for two- and three-bedrooms on the lower floors.
- About $2,440 a month for the four-bedrooms on floors 36 to 39, and about $3,810 for the penthouse.
- First-year real estate taxes from about $1,460 to $6,160 a month. The plan projects higher taxes for 2021/22.
Notable lines:
- Payroll: about $774,000.
- Electricity and insurance: about $336,000 for common-area electricity and $280,000 for insurance.
- Service contracts: about $298,000, including $80,000 for window washing and about $70,000 for managed Wi-Fi.
- Management fee: $60,000 to FirstService Residential, which is not affiliated with the sponsor.
- Resident manager's unit: about $51,000 for its taxes and utilities, paid by residential owners only.
Good to know: the budget sets aside only $5,000 for replacement reserves. At closing you pay one month of common charges into working capital and another month into the reserve fund, plus your share of the resident manager's unit (about $14,400 for a one-bedroom and about $61,000 for the penthouse). For why budgets vary, see why operating costs differ and our common charge benchmarks.
From our research: The Sponsor's Condo-Creation Fee in NYC · NYC Condo Insurance Costs Are Rising · Condo Supplies Cost per Unit, by Size
The Building
Finishes
The architect's specifications name the brands and model lines (compare with our NYC condo finishes guide).
Kitchen
- A Miele 30-inch convection wall oven, a Miele gas cooktop (30 or 36 inches by layout), a Miele integrated dishwasher and a Miele wall hood.
- A panel-ready Sub-Zero integrated refrigerator (30 or 36 inches) and a Wolf/Sub-Zero microwave drawer. Many layouts add a U-Line under-counter wine fridge.
- The penthouse gets a 48-inch Sub-Zero side-by-side, a tall wine unit, a Miele built-in microwave, a Miele warming drawer and two dishwashers.
- Poliform cabinets in ash veneer and white lacquer, stone counters, an Elkay stainless sink and a black Grohe Concetto faucet.
Baths
- Primary baths: stone floors and counters, a Kohler touchless toilet, a Kohler Verticyl sink, Axor Citterio E fittings and a Kohler Tea-for-Two soaking tub (or an MTI Elise 2), plus radiant floor heating.
- Second baths: terrazzo tile floors, Hansgrohe Metis faucets, Croma and Raindance shower pieces and a Kohler Underscore tub.
- Powder rooms have stone floors, a custom sink and Axor Citterio E fittings.
See how these names rank in our bathroom brands guide.
Floors, Ceilings and Windows
- Grato engineered oak floors in a custom color over a Geniemat acoustic underlayment.
- Slab-to-slab heights of about 11 feet 8 inches on most floors and about 16 feet on the 39th and PH floors. Finished ceilings run from about 7.5 to 10.7 feet, with at least 8 feet in living rooms, kitchens and bedrooms.
- A unitized glass curtain wall with low-iron, low-E glass and out-swing awning vents. Operable windows have stops that limit them to a 4-inch opening.
- Walls between apartments are rated STC-55, above the city's STC-50 minimum (see soundproofing).
Laundry, Heating and Cooling
- A Miele washer and heat-pump dryer that needs no vent. They're stacked in most homes and side by side in some larger lines and the penthouse.
- Samsung variable-refrigerant-flow (VRF) heat pumps heat and cool each apartment. Every bedroom and living room is its own zone with a thermostat. The outdoor unit sits in a mechanical room on your floor, and its area counts in your square footage.
- Each apartment has its own Con Ed meter. Gas boilers make the hot water, and building gas is paid through common charges.
Amenities, Staffing & Transportation
The amenities are spread over a 9th-floor terrace and the top three floors (compare with amenities by building size). The plan calls the 41st floor the Cloud Club Floor; the architect's report calls it the Sky Club.
9th Floor
- A planted terrace with a dog run, two pergolas and built-in benches.
PH Floor
- A fitness center with Life Fitness, Atlantis and Freemotion machines, a Peloton bike, a Concept2 rower and a pull-up/TRX rig.
- The gym sits on a concrete slab floating on springs, under rubber tile, to cut noise to nearby homes.
Cloud Club (41st Floor)
- A lounge seating about 30, with a gas fireplace and wet bar.
- A private dining room for about 8 with a fireplace, and a kitchen with an 8-burner cooktop.
- A kids' room and an event and game room with a ping-pong table.
- A west-facing planted terrace.
Roof Terrace (42nd Floor) and Cellar
- A roof terrace with two outdoor kitchens and grills, two dining areas for about 8 each, lounge seating and a synthetic lawn.
- In the cellar: a laundry room with two washers and two gas dryers, a bike room with 50 wall-hung spaces, the storage lockers and the trash compactor.
Good to know: there's no pool and no parking. Until 12 months after the first closing, the gym, the Cloud Club, the terraces and the bike room may not all be open yet.
Staffing and Services
The year-one budget plans a small non-union staff, with wages set to meet state minimum wage laws:
- A full-time resident manager living in unit 14A.
- A concierge around the clock (about 4.2 full-time positions).
- Four porters.
Payroll comes to about $774,000, a little over a third of the budget. The school and retail units share in the cost of the resident manager and one porter. Two 700-foot-per-minute elevators serve the residential floors, and building-wide 500 Mbps managed Wi-Fi is billed through common charges. Our doorman cost guide puts these numbers in context.
Tip: during the first year after the first closing, staffing may be lighter. The plan only promises a lobby attendant 24/7 and at least one elevator to every occupied floor.
Transportation
- Subway: 1 min walk to Rector St R W; Rector St 1, 2 min
Fine Print
What's Specific to It
- A public school below you: the School Unit fills floors 2 to 8 and parts of the ground, cellar and 9th floors. The city is expected to own and run it, probably as an elementary school, and it must stay a public school for 25 years.
- The school's big ownership share: it holds about 37.5% of the condo's common interest and appoints one of seven board members once owners elect their first board.
- A landmark folded in: the landmarked Robert and Anne Dickey House becomes part of the school. Its landmark rules don't apply to the apartments.
- No resale listing for a year: buyers can't list, advertise or sell their apartment for 12 months after closing.
- Heat-pump laundry: every apartment gets a Miele washer and a ventless heat-pump dryer.
- Lot-line windows: the north windows in the D line (floors 15 to 27) and C line (floors 28 to 39) are lot-line windows. A light-and-air easement protects them, but if one ever had to be closed, that owner would pay.
77 Greenwich fills the block front between Trinity Place and Greenwich Street at Edgar Street, with its residential entrance on Greenwich Street and subway tunnels under both streets. Its offering plan tells you who you share the building with, what's in the apartments and what it should cost to run.
Fine Print Worth Knowing
- Living above a school: the school has its own Trinity Place entrance, lobby and elevators, but the plan warns of school noise, traffic and activity before, during and after school hours. Its terraces are on the 4th and 8th floors, and it can use the sidewalk next to it for seating and bike racks. No loudspeakers, projectors or floodlights are allowed on those terraces after school hours.
- Sponsor may keep control: the sponsor can rent out unsold units and only has to sell 14 to declare the plan effective. For up to five years it can name four of the five residential board seats, and it controls the retail seat while it owns that unit.
- Resident manager's unit loan: if buyers' closing payments don't yet cover the price of unit 14A, the board signs a three-year note at Citibank's prime rate. The sponsor won't refinance it, so owners could face an assessment to pay it off.
- Lot-line windows: a recorded easement bars the neighbor to the north from building above 87 feet, and all the lot-line windows sit above that. If one ever had to be closed, the unit owner pays.
- Floor numbers: there are no floors 11 to 13. The marketed 14th floor is the 10th construction floor.
- Development rights: unused development rights go to the Retail Unit, which can sell them to neighbors. The plan says they won't be used to add floors on top.
- Taxes and warranty: there's no building-wide 421-a or similar exemption, though owner-occupants may qualify for the city's partial condo abatement. The state's implied housing warranty doesn't apply.
Team
- Sponsor: TPHGreenwich Owner LLC, care of Trinity Place Holdings (principal: Steven Kahn)
- Architect: FXCollaborative
- Interior architect: Deborah Berke Partners
- Structural engineer: DeSimone Consulting Engineers
- MEP engineer: Dagher Engineering
- Acoustical consultant (gym): Eremos
- Managing agent and budget expert: FirstService Residential New York
- Selling agent: The Marketing Directors
- Sponsor's counsel: Kramer Levin Naftalis & Frankel
- Tax projection: Marcus & Pollack
- Construction lender: Massachusetts Mutual Life Insurance Company
- Sponsor
- Tphgreenwich Owner LLC
- Developer
- Trinity Place Holdings
- Principals
- Steven Kahn
- Tax estimate
- Marcus & Pollack LLPPrepared the first-year real estate tax projection
- Construction lender
- Massachusetts Mutual Life Insurance Company$189.5 million recorded
Nearby
- Greenwich Clubnext door · 457 units · 2006
- 50 West Street Condominiumnext door · 191 units · 2014
- One Wall Street Condominiumnext door · 566 units · 2018
- 33 Rector Street Condo *next door · 13 units · 2000
- 40 Rector Condominium0.1 mi · 0 units · 2010
- Greenwich Place Condominium0.1 mi · 103 units · 2005
FAQ
What's on the lower floors of 77 Greenwich?
A public school expected to be owned and run by the city fills floors 2 through 8 and parts of the ground, cellar and 9th floors, with its own Trinity Place entrance and elevators, and a retail unit takes part of the ground floor and cellar. The apartments start on the 14th floor.
Does 77 Greenwich have a pool or parking?
No. The plan lists neither. Amenities are a 9th-floor terrace with a dog run, a fitness center on the PH floor, lounges, a dining room, a kids' room and a game room on the 41st floor, and a roof terrace with outdoor kitchens on the 42nd.
Can I resell my apartment right after closing?
Not right away. The plan bars buyers from listing, advertising or selling their apartment for 12 months after closing, and from listing or leasing it before closing.
Where this comes from: the building's offering plan (CD180179) as filed with the New York Attorney General, including its Special Risks, Description of the Property, the architect's Description of Property and Specifications, Schedule A, Schedule B and Identity of Parties. Prices are the sponsor's offering prices, not sales, and budget figures are the sponsor's first-year projections. Later amendments may change them. Updated October 2026.