One Manhattan Square Condos for Sale Waterfront Lower East Side condominium at 252 South Street
An 80-story waterfront condominium with a major amenity program
One Manhattan Square is an Extell-developed waterfront condominium at 252 South Street, near the Lower East Side and Two Bridges. The 80-story glass tower is known for its large amenity package, East River views and scale.
Buyers should compare view, floor, exposure, unit condition, common charges, tax-abatement treatment and the practical lifestyle of the South Street location before comparing it with smaller downtown buildings.
One Manhattan Square at a Glance
252 South Street, New York, NY 10002
Extell Development Company
Adamson Associates Architects
2019
815
80
Condominium
Lower East Side / Two Bridges
Why Buyers Choose One Manhattan Square
One Manhattan Square is a scale-and-amenity building. Buyers choose it for views, services and value relative to other newer Manhattan condo towers, but the best purchase depends on line and carrying-cost modeling.
East River Views
Many residences offer water, bridge, skyline or harbor views depending on floor and exposure.
Amenity Depth
The building is known for one of Manhattan's broadest indoor and outdoor amenity programs.
Downtown Value Profile
Pricing can compare favorably with smaller downtown buildings when buyers value services and views.
Tax-Abatement Diligence
Remaining abatement benefits and future step-ups should be modeled before bidding.
Our Take on One Manhattan Square
One Manhattan Square is most compelling for buyers who want downtown waterfront views, a very large amenity program and a newer full-service condominium. It should be compared differently from boutique Lower East Side inventory.
The key diligence points are line, exposure, remaining tax-abatement schedule, common charges, sponsor versus resale status, building finances and the real commute or walk pattern from South Street.
International Buyers Welcome
Foreign nationals can purchase condominiums in Manhattan with no visa or residency requirements. Many international buyers use LLCs for privacy and estate planning. Manhattan Miami specializes in guiding international buyers through the acquisition process, from financing options to closing procedures.
Read Our International Buyer Guide →About One Manhattan Square
One Manhattan Square Condos for Sale
One Manhattan Square is an 80-story condominium at 252 South Street on the Lower East Side / Two Bridges waterfront. Buyers searching for One Manhattan Square condos for sale are usually evaluating a newer full-service tower with extensive amenities, East River views and a different value profile from boutique downtown condos.
Current One Manhattan Square Listings
The Lofty search below is filtered to 252 South Street so buyers can review current public availability directly on the page. Inventory changes quickly, and sponsor, resale, private and recently expired opportunities should be compared before assuming the public list captures the full market.
Residences, Views and Carrying Costs
At One Manhattan Square, value depends on floor, line, exposure, view corridor, condition and the remaining tax-abatement schedule. The building's scale can create a wide spread between entry residences, view-driven homes and penthouse inventory.
How One Manhattan Square Compares
Buyers often compare One Manhattan Square with other Lower East Side and downtown new-development inventory, as well as larger full-service Manhattan condos. For a broader search, compare current Manhattan apartments for sale, NYC luxury condos and trophy buildings such as One57 or Central Park Tower.
Unparalleled Living
One Manhattan Square on the East River waterfront
Residence Collection
Entry Residences
Studios and one-bedrooms
Line-specific
Current market
- Lower entry point
- Full-service building
- Amenity access
View Residences
Two- and three-bedroom homes
Varies by line and floor
View premium
- East River views
- Bridge and skyline exposures
- Line-by-line pricing spread
Penthouses and Premium Lines
Larger homes and penthouses
Verify interior and outdoor space
By request
- Scarcer floor plans
- Best exposures
- Higher carrying-cost diligence
Amenities and services
Indoor amenities
- Fitness and wellness facilities
- Pool and spa areas
- Resident lounges
- Entertainment and recreation rooms
Outdoor amenities
- Landscaped outdoor areas
- Gardens and terraces
- Resident recreation space
- Waterfront neighborhood access
The Visionaries
Extell Development Company
Developer
Extell developed One Manhattan Square.
Adamson Associates Architects
Architecture
Adamson Associates designed the 80-story tower.
Meyer Davis
Interior design
Meyer Davis is associated with the interior design program.
West 8
Landscape design
West 8 designed the building's landscaped outdoor areas.
Lower East Side / Two Bridges
One Manhattan Square sits on the East River waterfront at the edge of the Lower East Side and Two Bridges, near Chinatown, the Manhattan Bridge and East River greenway access.
Compare One Manhattan Square to Nearby Buildings
Buyers considering One Manhattan Square typically also evaluate these buildings
One Madison
CetraRuddy
Flatiron
25 Columbus Circle
David Childs of Skidmore, Owings & Merrill and Ismael Leyva Architects
Columbus Circle
The Aldyn
Ismael Leyva Architects
Upper West Side
Olympic Tower
Skidmore, Owings & Merrill
Midtown East
Baccarat Residences
Skidmore, Owings & Merrill (SOM)
Midtown
1 Central Park West
Philip Johnson and Costas Kondylis
Columbus Circle
277 Fifth Avenue
Rafael Viñoly Architects
NoMad
Walker Tower
Ralph Walker; restoration by CetraRuddy Architecture
Chelsea
737 Park Avenue
Sylvan Bien
Upper East Side
The Sheffield
Emery Roth & Sons
Midtown West
Frequently Asked Questions
Where is One Manhattan Square located?
One Manhattan Square is located at 252 South Street in Lower Manhattan, near the Lower East Side and Two Bridges waterfront.
How many residences are at One Manhattan Square?
One Manhattan Square has 815 condominium residences in an 80-story tower.
Who developed One Manhattan Square?
One Manhattan Square was developed by Extell Development Company.
What should buyers compare before purchasing at One Manhattan Square?
Buyers should compare floor, line, view, exposure, condition, common charges, remaining tax-abatement schedule, sponsor or resale status and recent closed sales.
Private Availability at One Manhattan Square
For current availability, pricing history, floor plans, and off-market opportunities at One Manhattan Square, request a confidential review with our advisory team.
252 South Street, New York, NY 10002
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Manhattan Real Estate Market Intelligence
Market Context: Manhattan luxury condominium pricing is segmented by sub-market. The Billionaires’ Row corridor (57th Street, between Park Avenue and Columbus Circle) carries the highest price-per-foot in the United States, with trophy residences trading $4,000-$10,000+ per SF. Downtown Manhattan (Tribeca, West Village, Soho) has its own ultra-luxury tier driven by limited supply of new development. Upper East Side and Upper West Side condo medians sit materially below downtown trophy levels but offer larger floor plates and Central Park access. Pricing in Manhattan is sensitive to interest rates, mansion-tax brackets, and the offering-plan stage of any given building.
Sponsor-direct new development in 2026 includes 80 Clarkson (West Village), 255 East 77th (Upper East Side), 140 Jane (West Village), 1122 Madison (Carnegie Hill), and Mandarin Oriental Fifth Avenue. Completed buildings with sponsor inventory remaining include Central Park Tower, 220 Central Park South, 53 West 53, 111 West 57th, and 50 West 66th. Each carries a distinct sponsor history, construction lender, offering-plan amendment cadence, and 421-a or other tax-abatement status that must be diligenced individually.
Why This Matters: Manhattan’s structural inputs include the New York Attorney General-supervised offering plan process (provides buyer-side procedural protection not available in less-regulated markets), the depth of the resale market (high liquidity at exit), and constrained near-term supply (limited zoning capacity in core sub-markets). Risks to underwrite at contract: mansion-tax bracket inflation above $2M, transfer-tax assumption by buyer on sponsor sales, lot-line and view-corridor exposure on specific lots, condo board sublet and resale policies, and 421-a phase-out schedule where applicable. Status of any individual project, sponsor inventory level, AG offering plan amendment, pricing, or sales percentage should be verified at the time of inquiry.
Key Facts
- Trophy Manhattan condo $/SF range: $1,500-$10,000+
- Billionaires’ Row average $/SF: $4,000-$10,000+
- Downtown trophy (Tribeca/West Village) $/SF: $2,500-$6,000+
- Mansion tax: 1% above $1M, graduated brackets above $2M for buyer
- Typical sponsor contract deposit: 10%-20% at signing
- Standard buyer-attorney review window: 1-3 business days from contract delivery
- Sponsor-side commission: developer pays buyer agent on sponsor sales
- Tax-abatement programs (where applicable): 421-a, J-51, status verified building-by-building
- Foreign-national LLC ownership: common, structured at contract
Buyer Procedure
Manhattan sponsor-sales procedure: reservation form → offering plan delivery → buyer attorney review → contract execution and initial deposit → mortgage commitment (if financed) → closing at delivery. Sponsor-inventory and resale procedures differ; advisory pre-tour planning is recommended.
Manhattan Real Estate FAQs
What is the New York Attorney General offering plan?
The offering plan is the legal document filed with the New York Attorney General that governs the sale of every Manhattan condominium. It defines deposit handling, unit specifications, common charges, real estate taxes, sponsor obligations, and buyer protections. No Manhattan condo sale closes outside the framework of an accepted offering plan; amendments are filed periodically and reviewed by buyer attorneys at contract.
What is sponsor inventory?
Sponsor inventory refers to unsold units still held by the building’s developer (the “sponsor”). Sponsor units are brand-new, never lived-in, and may include negotiable pricing, closing-cost credits, and access to tax-abatement programs where the building has them. Sponsor-side transactions follow the offering plan, not the standard resale contract.
What tax abatements apply in Manhattan?
421-a is the most common Manhattan condo abatement, providing reduced real-estate-tax exposure for 10 to 25 years on qualifying new developments. J-51 applies to specific rehabilitated buildings. Each abatement has a phase-out schedule and building-specific qualification status that must be verified in the offering plan and the most recent tax certificate.
What closing costs apply on a Manhattan condo?
Typical buyer-side closing costs run 2% to 4% of price, including NYC and NYS transfer taxes (often assumed by buyer on sponsor sales), mansion tax (1% above $1M with graduated brackets above $2M), title insurance, buyer attorney fee, mortgage recording tax if financed, and prorated common charges and real estate taxes.
Are common charges the same as HOA fees?
No. Manhattan condos use the term “common charges,” not HOA fees. Common charges fund building operations, staff, amenities, and reserves. Real estate taxes are billed separately by NYC and are not part of common charges.
How does Manhattan Miami get paid on Manhattan transactions?
On sponsor-side new development purchases, the developer pays Manhattan Miami’s buyer-agent commission. Buyer representation is at no out-of-pocket cost to the buyer. On resale transactions, commission arrangements are disclosed at engagement.