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
共管公寓
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.
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阅读我们的国际买家指南 →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.
无与伦比的居住体验
One Manhattan Square on the East River waterfront
住宅系列
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
缔造者
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
常见问题解答
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房地产市场情报
市场背景：Manhattan豪华公寓的定价按子市场分层。Billionaires' Row走廊（57街，Park Avenue至Columbus Circle之间）拥有全美最高的每平方英尺单价，顶级豪宅成交价达每平方英尺$4,000-$10,000+。下城Manhattan（Tribeca、West Village、Soho）凭借新盘供给的稀缺，形成了自成一体的超豪华层级。Upper East Side与Upper West Side的公寓价格中位数显著低于下城顶级水平，但户型面积更大，且坐拥Central Park资源。Manhattan的定价对利率、豪宅税档次以及各楼盘销售方案所处阶段较为敏感。
项目洞察：2026年在售的开发商直售新盘包括80 Clarkson（West Village）、255 East 77th（Upper East Side）、140 Jane（West Village）、1122 Madison（Carnegie Hill）与Mandarin Oriental Fifth Avenue。已竣工但仍有开发商留存房源的楼盘包括Central Park Tower、220 Central Park South、53 West 53、111 West 57th与50 West 66th。每个楼盘的开发商过往记录、建设贷款方、销售方案修订节奏以及421-a等税收减免状态各不相同，须逐一尽职调查。
买方信号：Manhattan的结构性优势包括：纽约州总检察长监管的销售方案程序（提供监管宽松市场所不具备的买方程序性保护）、转售市场的纵深（退出时流动性充足），以及近期供给受限（核心子市场的规划容量有限）。签约时需评估的风险包括：$2M以上豪宅税档次的递增、开发商直售中转让税由买方承担、具体地块的相邻地块与景观视线风险、业委会的转租与转售政策，以及421-a退坡时间表（如适用）。任何单一项目的状态（留存房源数量、州总检察长销售方案修订、价格或去化比例）均应在咨询时核实。
关键数据
- Manhattan顶级公寓每平方英尺价格区间：$1,500-$10,000+
- Billionaires' Row平均每平方英尺价格：$4,000-$10,000+
- 下城顶级豪宅（Tribeca/West Village）每平方英尺价格：$2,500-$6,000+
- 豪宅税：$1M以上征收1%，$2M以上对买方按累进档次递增
- 开发商合同定金常规比例：签约时10%-20%
- 买方律师标准审阅期：合同送达后1-3个工作日
- 开发商直售佣金：开发商直售交易中由开发商支付买方经纪佣金
- 税收减免计划（如适用）：421-a、J-51，状态逐盘核实
- 外国公民以LLC持有：常见做法，于签约时搭建架构
购房流程
Manhattan开发商直售流程：预订表格 → 销售方案送达 → 买方律师审阅 → 签署合同并支付首笔定金 → 按揭承诺（如贷款）→ 交付时交割。开发商留存房源与二手转售的流程有所不同；建议在实地看房前进行顾问式规划。
Manhattan房地产常见问题
什么是纽约州总检察长销售方案？
销售方案（offering plan）是向纽约州总检察长备案的法律文件，规范Manhattan每一宗公寓的销售。方案载明定金处理、单元规格、公共维护费、房产税、开发商义务与买方保护条款。任何Manhattan公寓交易均不得在经核准的销售方案框架之外交割；方案会定期修订，由买方律师在签约时审阅。
什么是开发商留存房源？
开发商留存房源（sponsor inventory）指仍由楼盘开发商（即“sponsor”）持有的未售单元。此类单元为全新、从未有人入住，可能附带可议价格、交割费用抵扣，以及楼盘现有税收减免计划的适用资格。开发商直售交易依销售方案进行，而非标准的二手转售合同。
Manhattan适用哪些税收减免？
421-a是Manhattan公寓最常见的减免计划，可为符合条件的新盘提供10至25年的房产税减免。J-51适用于特定的翻新改造楼盘。每项减免均有各自的退坡时间表与楼盘适用资格，须在销售方案及最新税单中核实。
Manhattan公寓的交割费用有哪些？
买方交割费用通常为房价的2%至4%，包括纽约市与纽约州交易转让税（开发商直售中常由买方承担）、豪宅税（$1M以上征收1%，$2M以上按累进档次递增）、产权保险、买方律师费、贷款情形下的按揭登记税，以及按比例分摊的公共维护费与房产税。
公共维护费等同于HOA费用吗？
不等同。Manhattan公寓使用“公共维护费”（common charges）一词，而非HOA费用。公共维护费用于楼宇运营、员工、配套设施与储备金。房产税由纽约市另行征收，不包含在公共维护费之内。
Manhattan Miami在Manhattan交易中如何获得报酬？
在开发商直售的新盘交易中，买方经纪佣金由开发商支付给Manhattan Miami，买方代表服务对买家而言无需自付成本。二手转售交易的佣金安排在委托时披露。