111 Murray Street Building Exterior
111 Murray Street Lounge
111 Murray Street Children Playroom
111 Murray Street Pool
111 Murray Street Gym
111 Murray Street Building Exterior
111 Murray Street Lounge
111 Murray Street Children Playroom
111 Murray Street Pool
111 Murray Street Gym

Undivided Assessment · Tribeca · Value Index: B (82/100)

111 Murray Street: TriBeCa's Most Amenity Intensive Luxury Condo Tower, Scored Honestly

Overview

111 Murray Street is a 64 story residential tower completed in 2018 that brings resort caliber amenity programming to one of Manhattan's most enduringly desirable neighborhoods, at a carrying cost that buyers should model carefully before committing.

  • Supply profile: 157 units across 64 floors. At roughly 2.4 units per floor on average, the building provides meaningful separation between neighbors and a lower density residential feel than most towers of comparable height.

  • Layout advantage: Column free corners on the upper floors deliver panoramic exposures with no structural interruption. Living spaces read larger than their measured square footage suggests, particularly on east and west residences above the 30th floor.

  • Design and architect quality: Kohn Pedersen Fox Associates designed the curvilinear glass envelope; David Rockwell conceived the lobby. Both are recognized names whose involvement holds resale relevance, particularly with internationally mobile buyers.

  • Location asset: The building sits at the intersection of Murray and West Streets, at the point where TriBeCa, the Financial District, and Battery Park City converge. Fulton Center, the Oculus, and the World Trade Center transit hub are all within a 10 minute walk, giving the building genuine transit connectivity despite its downtown position.

KEY BUILDING FACTS
Year Built
2018
Number of Units
157
Developer
Fisher Brothers, Witkoff Group, New Valley LLC
Architect
Kohn Pedersen Fox Associates (KPF) (Design); Goldstein, Hill and West Architects (Record); David Rockwell (Lobby)
Management Company
TBD
Building Amenities
Bike room, Concierge, Doorman, Laundry in building, Live-in super, Package room, Storage space. Children's playroom, Gym. Media room. Swimming pool, Garden. Patio.
FINANCIAL SUMMARY
Monthly Common Charges / HOA
$2,000 to $5,000 (varies by unit size)
Monthly Taxes
$2,500 to $15,000 (varies by unit size)
Special Assessments
TBD
Tax Abatement
None publicly listed
Undivided's Assessment

111 Murray Street is structurally one of the strongest physical assets in downtown Manhattan. KPF designed a genuinely sculptural building without the superficiality that phrase usually implies: the curved glass envelope is structurally driven, the column free corners reflect a deliberate structural engineering decision, and the 2018 delivery date means mechanical systems, windows, and HVAC infrastructure are modern and have not yet entered the maintenance intensive phase of their lifecycle. The David Rockwell lobby is among the most architecturally serious residential lobbies built in the city in the past decade. No significant DOB violations were identified in research.

The financial case requires honest attention. The building carries no 421 a tax abatement, meaning buyers absorb property taxes at full market rates from day one. Combined with common charges needed to support over 20,000 square feet of amenity space including a 75 foot lap pool, full spa suite, hammam, and multiple private dining environments, monthly carrying costs for a standard two bedroom unit can approach or exceed $8,000 to $10,000 before financing. Buyers who will actively use the amenity suite will find genuine lifestyle value here. Buyers seeking a lower carry TriBeCa purchase should evaluate buildings with simpler amenity programs or abatement structures. The Undivided view: 111 Murray is an excellent building with a very specific financial profile that rewards buyers who match it.

Undivided Value Index™ Score
OVERALL SCORE:
View our full methodology

111 Murray Street

B (82/100)
Character Profile

A full service, amenity dominant luxury condo designed for buyers who prioritize lifestyle infrastructure and TriBeCa address quality, and who can absorb above average carrying costs without friction.

SCORE BREAKDOWN BY CRITERION:
Location Power
20%
[90/100]
TriBeCa is supply constrained and perennially liquid. The Murray and West Streets position provides direct access to multiple subway lines and Lower Manhattan transit hubs. West Street frontage introduces some highway noise exposure on lower floors.
Amenity ROI
15%
[88/100]
The amenity package is hotel caliber: 75 foot lap pool, full spa with hammam, hair salon, patisserie, private dining, and a 3,000 sq ft fitness center. ROI is high for buyers who actually use these facilities. For buyers who will not, the same infrastructure drives common charges upward without proportional benefit.
Financial Fundamentals
20%
[68/100]
No 421 a tax abatement. High common charges driven by extensive amenity maintenance obligations. Monthly carrying costs are among the highest per dollar invested of any building in the downtown cluster. Score reflects this honestly. Buyers must model total cost of ownership, not just purchase price.
Build & Systems Quality
15%
[88/100]
2018 delivery with modern mechanical systems. KPF designed structure with no column free corner compromises. No significant DOB violations identified in research. Systems are mid lifecycle and do not yet present deferred maintenance risk.
Sustainability & Wellness
10%
[75/100]
Modern construction yields better envelope performance than prewar stock. No specific LEED or sustainability certifications identified in research. Wellness amenities are genuine and extensive, which is the primary driver of this score.
Appreciation Upside
10%
[75/100]
TriBeCa holds value well over time and the KPF pedigree preserves resale relevance. However, pricing has moderated from peak levels: recent penthouse sales have closed meaningfully below original ask prices. Mid market units show avg PSF of approximately $2,783 as of 2025. Appreciation will likely track the broader luxury market rather than outperform it.
Rental & Exit Liquidity
5%
[84/100]
Median one bedroom rents in the building are approximately $9,390 per month, with two bedrooms around $17,000. The building name and amenity profile attract corporate and executive renters. Exit liquidity is solid given neighborhood desirability and limited unit count.
Lifestyle Fit
5%
[90/100]
The building is purpose built for buyers who want a single building lifestyle requiring no compromise. Pool, spa, private dining, and concierge services are all on site. Strongly suited as a primary residence. Functions as a pied a terre, though the high carry makes it less efficient in that use case than simpler buildings.
What Makes This Building Worth Owning
Adaptive Reuse and Systems Quality

  • Delivered in 2018, the building's mechanical infrastructure, windows, and HVAC systems are modern and not yet approaching the maintenance intensive phase of their lifecycle. No significant DOB violations identified.

  • The curtain wall system and structural approach were engineered to deliver column free corner exposures across all residential floors, which is not standard in towers of this height and represents a meaningful construction investment.

Layout Advantage

  • Column free corners create living rooms and primary bedrooms that read architecturally larger than their square footage. Upper floor units on east and west exposures deliver unobstructed panoramic views with no structural intrusion.

  • Floor plates are sized to accommodate full sized layouts without the pinched corridors common in slender towers. The average of approximately 2.4 units per floor on a 64 floor building ensures residential density remains manageable.

Design Integrity

  • Kohn Pedersen Fox Associates designed a curvilinear glass facade driven by structure, not decoration. The resulting profile is one of the more architecturally coherent in the downtown cluster. Architecture critic Carter Horsley described it as one of the most graceful new towers in the city in several decades.

  • The David Rockwell lobby sets a tone that holds up on repeat exposure. It is not a lobby designed for a press photo. It functions as a daily use arrival sequence with a water wall and proportioned ceiling heights that hold up on repeated use.

Investment Case

  • TriBeCa remains one of New York City's most supply constrained residential neighborhoods. The combination of KPF design, 2018 vintage, and the David Rockwell lobby creates a profile that resonates with buyers who factor architectural pedigree into resale calculus.

  • The honest caveat: buyers should model carrying costs at full assessed tax value plus realistic common charge levels before making an offer. The absence of a 421 a abatement is a meaningful financial variable, particularly relative to comparable buildings that carry one.

Amenity Depth

  • Over 20,000 square feet of private resident amenities across two levels. The 75 foot lap pool, heated stone hammam, sauna, treatment rooms, and hair salon constitute a wellness suite that is rare at this level of completeness in a residential building.

  • Food and beverage infrastructure includes a residents' patisserie and private dining room with a demonstration kitchen. These are not transactional amenity spaces. They are designed and operated to function as daily use lifestyle infrastructure.

Inside This Building
Photos
111 Murray Street Living Room
111 Murray Street Bedroom
111 Murray Street Kitchen
111 Murray Street Bathroom
111 Murray Street Living Room
111 Murray Street Bedroom
111 Murray Street Living Room
111 Murray Street Bedroom
111 Murray Street Kitchen
111 Murray Street Bathroom
111 Murray Street Living Room
111 Murray Street Bedroom
Video
Neighborhood Map

The Murray and West Streets intersection places the building at the convergence of TriBeCa, the Financial District, and Battery Park City. Fulton Center, the Oculus at the World Trade Center, and the Cortlandt Street subway station are all within walking distance, providing access to the A, C, E, 1, 2, 3, 4, 5, and J lines. The West Side Highway location also provides direct access to the Hugh L. Carey Tunnel and the Brooklyn Bridge, making the building genuinely functional for residents who travel or commute by car. The neighborhood's enduring desirability is rooted in its combination of supply scarcity, architectural character, and transit connectivity, a combination that supports long-term liquidity even through market cycles.

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