---
title: Full-Service SOM Condominium in Tribeca 101 Warren Street
description: "101 Warren Street review: an SOM-designed, full-service Tribeca condo with a private pine garden, resort-level amenities, and strong resale data."
image: https://www.undividedre.com/hubfs/101%20Warren%20St%20building%20exterior-1.webp
---

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![101 Warren St Kitchen-1](https://44624939.fs1.hubspotusercontent-na1.net/hubfs/44624939/101%20Warren%20St%20Kitchen-1.webp)

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Undivided Assessment · Tribeca · Value Index: B (83/100)

# 101 Warren Street: A Full Service SOM Building in the Heart of Tribeca

Overview

101 Warren Street is a 227-unit full service condominium in Tribeca, a 2009 Skidmore, Owings and Merrill building that occupies a full block and also carries the address 99 Warren Street.

- Supply profile: With 227 condominium residences alongside a separate rental component, this is a large building, so resale supply exists and individual sales compete against other units in the complex.
- Layout advantage: Residences run from one bedroom homes to large family layouts and penthouses, many with floor to ceiling glass and private outdoor space on the building's planted terraces.
- Design and architect quality: Skidmore, Owings and Merrill designed the building with a signature planted facade, the Austrian pine terraces by landscape architect Thomas Balsley, paired with wide plank floors, custom kitchens, and marble bathrooms inside.
- Location asset: The building sits in central Tribeca near Hudson River Park and the World Trade Center, with strong transit at Chambers Street and a Whole Foods at its own base.

KEY BUILDING FACTS

Year Built

2009

Number of Units

227

Developer

Edward J. Minskoff Equities

Architect

Skidmore, Owings and Merrill

Interior Design

Skidmore, Owings and Merrill

Management Company

Akam

Building Amenities

Fitness center, spa, children’s playroom, sun deck, lounge, event space, screening room, laundry in building and parking.

FINANCIAL SUMMARY

Monthly Common Charges / HOA

$3,070 to $3,544 (varies by unit size and floor)

Monthly Taxes

$3,450 to $4,805 (varies by unit size and floor)

Special Assessments

None currently reported

Tax Abatement

None publicly listed

 Undivided's Assessment

101 Warren Street is a strong full service building. Skidmore, Owings and Merrill gave it a distinctive identity, a facade wrapped in planted terraces with more than one hundred Austrian pines, that sets it apart from the glass towers around it, and the residences carry wide plank floors, floor to ceiling glass, custom kitchens, and marble bathrooms. The amenity set is deep, with a fitness center, a spa with sauna and steam, a yoga studio, a residents' lounge with a screening area, a children's playroom, and a series of outdoor decks and a water garden. A Whole Foods at the base of the building adds a level of daily convenience few Tribeca buildings can match. At 227 units the building is large enough to keep the amenity package full and the service consistent.

The investment case rests on location, service, and the building's recognizable design rather than on yield or low cost. Central Tribeca near Hudson River Park and the World Trade Center is one of the more durable downtown positions, and the building trades and rents with good liquidity given its size. The honest caveats are two. Taxes are notably high and unabated; on a recent three bedroom the tax bill ran about $4,805 a month, more than the common charges, so total carrying cost deserves careful modeling. And this is a large building with a retail base and a rental component, so a buyer looking for a boutique, owner only environment will find it busier and more public at street level than a smaller building. For buyers who want full service, a central location, and a design with genuine character, the building delivers, and recent closings have held in the range of roughly $2,270 to $2,370 a square foot.

Undivided Value Index™ Score

OVERALL SCORE:

[View our full methodology ›](https://www.undividedre.com/value-index)

101 Warren Street

B (83/100)

Character Profile

A full service Tribeca building for buyers who want a central location, deep amenities, and a design with character, and who accept higher taxes and a large, retail anchored building in exchange.

SCORE BREAKDOWN BY CRITERION:

Location Power

20%

\[90/100\]

Central Tribeca on a full block near Hudson River Park and the World Trade Center, with strong transit at the Chambers Street hub and a Whole Foods in the building. One of the more convenient downtown positions.

Amenity ROI

15%

\[87/100\]

Deep set: fitness center, spa with sauna and steam, yoga studio, residents' lounge with screening area, children's playroom, planted outdoor decks, and a water garden, plus 24 hour doorman and concierge. No pool, but the planted terraces and in-building Whole Foods add real daily value.

Financial Fundamentals

20%

\[76/100\]

Taxes are notably high and unabated. On a recent three bedroom, taxes ran about $4,805 a month against $3,544 in common charges, so the tax line exceeds the charges. Combined carrying on recent two and three bedroom sales ran roughly $6,500 to $8,350 a month. No special assessments reported.

Build & Systems Quality

15%

\[86/100\]

A 2009 Skidmore, Owings and Merrill building with a signature planted terrace facade, wide plank floors, floor to ceiling glass, and marble baths. Well built and well maintained, with a distinctive architectural identity.

Sustainability & Wellness

10%

\[80/100\]

The planted terraces and more than one hundred Austrian pines give the building a genuine green identity, supported by a spa, sauna, steam, and yoga studio. No formal LEED certification publicly noted.

Appreciation Upside

10%

\[78/100\]

Tribeca is durable and the building holds value, but the 2009 pricing premium has been absorbed and recent closings have come in at or slightly below last ask, so appreciation should track the neighborhood rather than outpace it.

Rental & Exit Liquidity

5%

\[82/100\]

A large warrantable Tribeca condominium with broad buyer and tenant demand and strong daily convenience, which supports resale. The scale means more in-building competition at any given time.

Lifestyle Fit

5%

\[85/100\]

A strong fit for buyers who want full service, central Tribeca, family sized layouts, and Whole Foods downstairs. Less suited to buyers who want a quiet, boutique, owner only building.

View Value Breakdown

 What Makes This Building Worth Owning

 Adaptive Reuse and Systems Quality

- 101 Warren Street was built ground up in 2009 by Edward J. Minskoff Equities, with Skidmore, Owings and Merrill as architect. The full block structure is solid and well maintained, and its planted terrace facade gives it an identity that has held up well over time.
- Inside, the residences carry wide plank floors, floor to ceiling glass, custom kitchens, and marble bathrooms, with building systems that remain current for a building of its age.

Layout Advantage

- The residences span a wide range, from one bedroom homes to large family layouts and penthouses, many with private outdoor space carved into the planted terraces.
- Higher floors capture open views toward the Hudson River and the downtown skyline, and the larger layouts offer the room counts that family buyers need in a full service building, which is a combination that is hard to find downtown.

 Design Integrity

- The planted facade is the building's defining idea, and Skidmore, Owings and Merrill carried it through with discipline rather than as a gimmick, integrating the Austrian pine terraces into the architecture.
- The result is a building that reads as intentional and green in a way that distinguishes it at resale, a recognizable address rather than another glass box.

 Investment Case

- Tribeca is one of the most stable luxury submarkets in Manhattan, and a large full service building in its center trades and rents with reliable demand.
- The case here is about service, location, and character rather than low cost, since taxes are high. Buyers should treat the central location and the full service operation as the durable assets and should expect appreciation in line with Tribeca.

Amenity Depth

- The amenity set is deep and genuinely used: a fitness center managed by The Wright Fit, a spa with sauna and steam, a yoga studio, a residents' lounge with a fireplace and screening area, a children's playroom, and multiple planted outdoor decks with a water garden.
- A Whole Foods at the base of the building adds a level of daily convenience that few residential buildings offer, which is part of what keeps demand steady here.

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Inside This Building

Photos

![101 Warren St Lounge](https://44624939.fs1.hubspotusercontent-na1.net/hubfs/44624939/101%20Warren%20St%20Lounge-1.webp)

![101 Warren St Bathroom](https://44624939.fs1.hubspotusercontent-na1.net/hubfs/44624939/101%20Warren%20St%20Bathroom-1.webp)

![101 Warren St Kitchen ](https://44624939.fs1.hubspotusercontent-na1.net/hubfs/44624939/101%20Warren%20St%20Kitchen%202.webp)

![101 Warren St Living Room](https://44624939.fs1.hubspotusercontent-na1.net/hubfs/44624939/101%20Warren%20St%20Living%20Room.webp)

![101 Warren St Living Room ](https://44624939.fs1.hubspotusercontent-na1.net/hubfs/44624939/101%20Warren%20St%20Living%20Room%203-1.webp)

![101 Warren St Living Room ](https://44624939.fs1.hubspotusercontent-na1.net/hubfs/44624939/101%20Warren%20St%20Living%20Room%204.webp)

×

![101 Warren St Lounge](https://44624939.fs1.hubspotusercontent-na1.net/hubfs/44624939/101%20Warren%20St%20Lounge-1.webp)

![101 Warren St Bathroom](https://44624939.fs1.hubspotusercontent-na1.net/hubfs/44624939/101%20Warren%20St%20Bathroom-1.webp)

![101 Warren St Kitchen ](https://44624939.fs1.hubspotusercontent-na1.net/hubfs/44624939/101%20Warren%20St%20Kitchen%202.webp)

![101 Warren St Living Room](https://44624939.fs1.hubspotusercontent-na1.net/hubfs/44624939/101%20Warren%20St%20Living%20Room.webp)

![101 Warren St Living Room ](https://44624939.fs1.hubspotusercontent-na1.net/hubfs/44624939/101%20Warren%20St%20Living%20Room%203-1.webp)

![101 Warren St Living Room ](https://44624939.fs1.hubspotusercontent-na1.net/hubfs/44624939/101%20Warren%20St%20Living%20Room%204.webp)

←

→

![101 Warren St Lounge](https://44624939.fs1.hubspotusercontent-na1.net/hubfs/44624939/101%20Warren%20St%20Lounge-1.webp)

![101 Warren St Bathroom](https://44624939.fs1.hubspotusercontent-na1.net/hubfs/44624939/101%20Warren%20St%20Bathroom-1.webp)

![101 Warren St Kitchen ](https://44624939.fs1.hubspotusercontent-na1.net/hubfs/44624939/101%20Warren%20St%20Kitchen%202.webp)

![101 Warren St Living Room](https://44624939.fs1.hubspotusercontent-na1.net/hubfs/44624939/101%20Warren%20St%20Living%20Room.webp)

![101 Warren St Living Room ](https://44624939.fs1.hubspotusercontent-na1.net/hubfs/44624939/101%20Warren%20St%20Living%20Room%203-1.webp)

![101 Warren St Living Room ](https://44624939.fs1.hubspotusercontent-na1.net/hubfs/44624939/101%20Warren%20St%20Living%20Room%204.webp)

Video

Current listings in this building 

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View all residences currently on the market in this building, and updated in real time.

[View Current Listings (opens in new tab)](https://www.undividedre.com/embed-olr-1?hs_preview=JzPFfipJ-210361784724)

Neighborhood Map

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<iframe src="https://www.google.com/maps/embed?pb=!1m18!1m12!1m3!1d3024.084741371892!2d-74.01515128782958!3d40.71615097127355!2m3!1f0!2f0!3f0!3m2!1i1024!2i768!4f13.1!3m3!1m2!1s0x89c25a1c2030daf3%3A0xd8d3370d2f6ddfda!2s101%20Warren%20St%2C%20New%20York%2C%20NY%2010007!5e0!3m2!1sen!2sus!4v1784219194321!5m2!1sen!2sus" title="Neighborhood Map" loading="lazy" referrerpolicy="no-referrer-when-downgrade" allowfullscreen></iframe>

101 Warren Street occupies a full block in central Tribeca, a short walk from Hudson River Park, the World Trade Center, and Brookfield Place. The position pairs Tribeca prestige with strong transit at the Chambers Street hub, where the 1, 2, 3, A, and C lines meet, and with a Whole Foods at the building's own base, so daily errands rarely require leaving the block. This is a central and liquid Tribeca location, busier at street level than the quieter western edge of the neighborhood, but more connected for it. Tribeca remains one of the most durable luxury markets in Manhattan.

[Explore Tribeca in Depth +](https://www.undividedre.com/blog/why-tribeca-endures-as-manhattans-benchmark-for-luxury-living)

Grade: B

101 Warren Street, New York, NY 10007

Average Price Range

$1,750,000 - $10,000,000+

Bedrooms

1-5

Square Footage

800 - 4,000 sf

Bathrooms

1 - 5.5

Year Built

2009

Property Type

Condo

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Contact Us

136 Madison Ave, 6th Fl  
New York, NY 10016

 

hello@undividedre.com

+1.646.631.2220

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UNDIVIDED INC. IS A LICENSED REAL ESTATE BROKERAGE

[FAIR HOUSING NOTICE (opens in new tab)](https://www.undividedre.com/hubfs/nys-housing-and-anti-discrimination-notice_02.2025.pdf) [PRIVACY POLICY (opens in new tab)](https://www.undividedre.com/privacypolicy) [UNDIVIDED STANDARD OPERATING PROCEDURE (opens in new tab)](https://www.undividedre.com/hubfs/Legal/Undivided-Standard-Operating-Procedure_8-2025.pdf)

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EQUAL OPPORTUNITY HOUSING. NO GUARANTEE, WARRANTY OR REPRESENTATION OF ANY KIND IS MADE REGARDING THE COMPLETENESS OR ACCURACY OF DESCRIPTIONS OR MEASUREMENT (INCLUDING SQUARE FOOTAGE MEASUREMENTS AND PROPERTY CONDITION), SUCH SHOULD BE INDEPENDENTLY VERIFIED, AND UNDIVIDED EXPRESSLY DISCLAIMS ANY LIABILITY IN CONNECTION THEREWITH. NO FINANCIAL OR LEGAL ADVICE PROVIDED. THIS INFORMATION IS NOT VERIFIED FOR AUTHENTICITY OR ACCURACY AND IS NOT GUARANTEED AND MAY NOT REFLECT ALL REAL ESTATE ACTIVITY IN THE MARKET. UNDIVIDED IS COMMITTED TO DIGITAL ACCESSIBILITY. IF YOU EXPERIENCE ANY DIFFICULTY USING THE SITE, PLEASE CONTACT ACCESS@UNDIVIDEDRE.COM. COPYRIGHT ©2026 RLS DATA BY UNDIVIDED INC. ALL RIGHTS RESERVED.

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