new at 16 Hudson / once more into the breach (but higher)

#4B at 16 Hudson Street is new to the Manhattan loft market today, at a rather different price point (and condition?) than other units in the building I have discussed.

got green?
This one is smaller than the other two units, at “1,500 sq ft” but has a north orientation that – even from the 4^th floor just above Chambers Street – offers Chrysler and Met Life views (with 10 windows). This one looks to be a fairly high-end renovation, with wide-plank mahogany floors, built-ins, a kitchen that is the “epitome of 21sdt century chic”, with stainless + stone + top appliances + tile, French doors and at least one “gorgeous’ bathroom. (The green tile kitchen startled me; I assume that will be a love-it-or-hate it feature.)

The layout is a bit of a corner triangle, with bedrooms, office and master bath along the long side. The master bedroom windows (at least) are fully doubled, with an interior set with wood frames, which should reduce or eliminate any noise issues along this heavily trafficked block.

premium pricing
#4B is offered through Tamir Shemesh of PruDE at $2.15mm and $1,979/mo, a healthy $1,400/ft. The “magnificent” views and the 21^st century finishes may justify that; other units have sold at lower levels.

#3A vs. #3C score, still pending
I hit the ‘sibling rivalry’ between #3A and #3C on November 29 (16 Hudson contract / 3A beats 3C?), in which I laid out their respective listing histories to that point:

(It still hasn’t closed; what’s up??)

The finishes at #3A may be comparable to #4B (cook’s kitchen, custom millwork and built-ins), but the larger footprint is not as efficient and (to me) lacks the ‘flow’ of #4B (none of the 3 bedrooms are very large; the largest is far from the bathrooms). The 3^rd floor park and city views probably don’t compare to the “magnificent” 4^th floor views that include icons.

The #4B owner and agent presumably know the contact price for #3A, but the last asking price for that November contract was ‘only’ about $1,250/ft. [Update 12.4.08: #3A had a deed filed at $2,109,750 on March 5 — $1,134/ft ; #4B’s deed was filed on September 16 for $1.775MM — $1,183/ft]


© Sandy Mattingly 2008