125 Greenwich Condominium (The Greenwich by Rafael Viñoly)

125 Greenwich Street, Manhattan, NY 10006

Overview

125 Greenwich Street is a 92-story, 275-apartment condo tower in the Financial District designed by Rafael Viñoly Architects. Its offering plan specifies Sub-Zero and Miele kitchens, Dornbracht baths and an amenity floor with a pool, and budgets a non-union staff of nearly 19 positions with a 24/7 attended lobby. The offering plan specifies 11'5" ceilings, wood floors, Sub-Zero and Miele appliances, a washer and dryer in each apartment and fan coil units for heating and cooling.

Address: 125 Greenwich Street, Financial District, Manhattan
Height: 92 stories above grade
Homes: 275 apartments (including the Resident Manager's Unit), plus 17 storage lockers and one commercial unit not offered for sale
Mix: about 58 studios, 129 one-bedrooms, 56 two-bedrooms and 32 three-bedrooms
Sponsor offering prices: about $1.2 million to $13.3 million, with a midpoint near $2.7 million (these are the sponsor's prices in the plan, not sales)
Plan accepted: January 2017
Plan ID: CD150336

SubmittedMay 2017
AcceptedJanuary 2017
45 amendments
First sale
Latest sale

Sales

108 of 275homes sold (39%)

Every sale: 108 homes, with price and dateSee it free →

From city records (ACRIS), through Sep 30, 2026.

First-Year Budget

From our research: NYC Co-op and Condo Tax Abatement: Is It Worth Paying Prevailing Wage? (Board Calculator)

Ask Claude or ChatGPT: How do The Greenwich By Rafael ViñOly's common charges compare with similar buildings? →

Property Taxes

The plan's first-year tax estimate, checked against the city's real bills.

Each home's estimate, city bills and tax breaksSee it free →

Closing Costs

The buyer pays the NYC and NY State transfer taxes, which a seller usually pays.

All 2 closing costs in the plan, with their pagesSee it free →

The Building

Finishes

The plan lists finishes by brand and model, each "or equal," which means the sponsor can substitute comparable products. (More on how this compares across the city in our look at NYC condo finishes.)

Kitchen

Sub-Zero refrigerator
Miele gas cooktop, oven, dishwasher and wine cooler
Franke sink with a Watermark faucet

Bathrooms

Dornbracht faucets and shower fittings throughout
Duravit toilets
A Bette tub in the primary bath; a Hoesch tub in secondary baths
Villeroy & Boch sinks in secondary baths and powder rooms
Stone floors and walls in the primary bath and powder room

See how these brands stack up in bathroom brands in NYC luxury condos.

Floors, Windows and Ceilings

Oak floors (3/8 inch thick) in living areas, bedrooms and closets, with a sponsor right to substitute
A unitized glass curtain wall made by Gamma on most of the tower
Floor-to-floor heights of about 11 feet 5 inches in apartments (clear ceiling heights are lower, and lower still under soffits and in kitchens and baths)

Laundry, Heating and Cooling

A Miele washer and dryer in each apartment
Fan coil units for heating and cooling, with hot water from a central gas boiler
Your apartment's electricity, including the fan coils, is submetered and billed to you

Listings: 125 Greenwich Street on StreetEasy

Amenities, Staffing & Transportation

The plan describes one amenity space with:

A fitness center and yoga studio
A swimming pool
Steam and sauna rooms
A lounge and a library

The filed drawings put it on the 5th floor, but the sponsor kept the right to move it elsewhere in the building before the first closing, subject to the Buildings Department and a plan amendment. There are also 17 storage lockers, licensed separately. The plan doesn't describe parking. For context, see amenities by building size.

Tip: The storage locker area isn't on the emergency generator, and the plan says losses from power outages or temperature swings are the locker holder's problem.

Staffing and Services

From the first closing on, the plan promises a lobby attended 24 hours a day, 7 days a week. Until the building fills up, other staff hours and duties may be reduced. The first-year budget pays for about 19 full-time positions:

Position	Number budgeted
Superintendent (resident manager)	1
Doormen	about 4
Concierges	about 4
Hallman	about 1.5
Porters	6
Handymen	2

The budget assumes a non-union staff on the condo's payroll, with no promise about whether workers might organize later. The super lives in the building, in the Resident Manager's Unit. To see how this staffing level compares, read what a doorman costs a NYC condo.

Transportation

Subway: 2 min walk to Rector St R W; Rector St 1, 2 min

Amenities, Staffing & TransportationSee it free →

Amendments

Amendment 45 Jul 31, 2026

The sponsor adds three previously withheld Residential Units (27D, 65F and 77A) to the units offered for sale, so 158 of 272 Residential Units are now offered, and a revised Schedule A sets their prices.

Residential Units 27D, 65F and 77A now offered for sale
158 of the 272 Residential Units now offered for sale
Unit 27D Purchase Price printed as $3,215,000.00 in revised Schedule A
Revised Schedule A (Exhibit A) covers commencing 07/01/2026 through 06/30/2027
Sponsor may further revise Purchase Prices and other sale terms, except for units under a signed purchase agreement without that purchaser's consent
Schedule A prices decreased for 3 homes (median -32.4%): 27D $4,925,000 → $3,215,000; 65F $1,460,000 → $1,150,000; 77A $2,975,000 → $2,010,000

Amendment 44 Jun 26, 2026

Four additional residential units are offered for sale with updated pricing in Schedule A.

Residential Units 54B, 62F, 66F and 69D offered for sale
155 of 272 total residential units now offered (up from 151)
Updated Schedule A with purchase prices for all offered units
Offering period: July 1, 2026 through June 30, 2027
Schedule A prices decreased for 3 homes (median -21.4%): 62F $1,415,000 → $1,120,000; 66F $1,475,000 → $1,160,000; 69D $3,300,000 → $2,280,000

Amendment 43 Jun 3, 2026

Three previously withheld residential units (24D, 34D, and 63C) are now offered for sale with prices listed in the revised Schedule A.

Units 24D, 34D, and 63C offered for sale
Total units now offered: 151 of 272
New prices added to Schedule A effective July 1, 2026 through June 30, 2027
Schedule A prices decreased for 8 homes (median -2.7%): 24D $4,775,000 → $3,155,000; 30D $3,275,000 → $3,185,000; 32A $1,585,000 → $1,545,000; 34B $1,630,000 → $1,610,000; ...

Amendment 39 Jan 28, 2026

Unit 34A is now offered for sale and purchase prices of certain residential units have been modified.

Residential Unit 34A offered for sale; 143 of 272 units now in offering
Purchase prices modified for certain residential units as shown in revised Schedule A

Amendment 38 Feb 26, 2026

Updated real estate taxes for unsold units, confirmed first closing occurred June 27, 2025, extended offering term, and provided current board member names and loan status.

Real estate taxes for unsold units updated using NYC Department of Finance amounts for January 1, 2026 twelve-month period
First closing of a residential unit occurred on June 27, 2025
Sponsor's initial board members: Marco Beltrame (President), Luca Lupi (Vice President), David Moson (Secretary/Treasurer)
Sponsor's Loan outstanding principal balance is $239,838,044 and matures April 9, 2028 with one-year extension option
Monthly real estate taxes for all unsold units total approximately $405,548.25 in aggregate as of January 15, 2026
No Common Charges currently due for unsold units due to Waiver Period in effect
Temporary Certificate of Occupancy effective December 23, 2025; permanent COO estimated cost $156,700 held in escrow
Offering term extended six months from filing of this amendment

Amendment 37 Jan 14, 2026

Two additional residential units (72D and 83C) are offered for sale, and purchase prices for certain units are modified.

Units 72D and 83C newly offered for sale
Total units offered increased to 142 of 272
Multiple unit prices adjusted in revised Schedule A
Schedule A prices decreased for 6 homes (median -6.2%): 63B $1,985,000 → $1,880,000; 67D $2,250,000 → $2,165,000; 69B $2,165,000 → $2,030,000; 72D $3,375,000 → $2,260,000; ...

Amendment 36 Dec 18, 2025

Amendment adds Residential Unit 18B to the offering, bringing the total offered units to 140 of 272.

Unit 18B (1 BR+/1.5 BA, 1,001 sq ft) offered for sale at $1,600,000.00
Total units offered increased to 140 of 272 Residential Units

Amendment 35 Nov 13, 2025

Two additional residential units (30A and 50D) are now offered for sale, and purchase prices for certain units have been modified.

Units 30A and 50D added to offering
139 of 272 total residential units now offered for sale
Purchase prices modified for multiple units as shown in revised Schedule A
Schedule A prices increased for 1 home (median +4.5%): 76D $2,350,000 → $2,455,000

Amendment 34 Nov 3, 2025

Four previously withheld units (53A, 55A, 65C, 71D) are now offered for sale, and purchase prices for certain units have been modified.

Four additional units now offered: 53A, 55A, 65C, 71D
Total units offered increased to 137 of 272
Purchase prices modified for certain residential units as shown in revised Schedule A
Schedule A prices decreased for 7 homes (median -11.3%): 25D $3,580,000 → $3,175,000; 26D $3,600,000 → $3,195,000; 30D $3,680,000 → $3,275,000; 38D $4,120,000 → $3,495,000; ...

Amendment 33 Aug 27, 2025

Amendment discloses the first unit closing on June 27, 2025, establishes escrow arrangements for deposits pending permanent occupancy, and implements a waiver period for Common Charges.

First closing occurred June 27, 2025 for Unit 31B
Temporary Certificate of Occupancy issued June 23, 2025; permanent Certificate of Occupancy not yet issued
Estimated cost to complete work for permanent occupancy: $156,700 as of June 10, 2025
Purchaser deposits held in escrow at Citibank PCO Escrow Account in amount exceeding $156,700
Waiver Period implemented: Sponsor will pay all operating expenses and Common Charges until period ends at Sponsor's discretion
Working Capital Fund funded with two months' Common Charges per unit; $134,416.87 deposited as of August 1, 2025
First Annual Meeting to occur not later than 30 days after June 27, 2027 or closing of 50% of units, whichever is later
Unsold Units list as of August 1, 2025 attached as Exhibit C

Amendment 32 Jul 31, 2025

Five additional residential units (20D, 39B, 39A, 65D, 66D) are now offered for sale, and purchase prices for certain units have been modified.

Five additional residential units offered: 20D, 39B, 39A, 65D, 66D
Total units offered increases to 133 of 272 residential units
Purchase prices modified for multiple units as shown in revised Schedule A
Unit 20D priced at $1,750,000.00
Unit 20E priced at $2,000,000.00
Unit 20F priced at $1,245,000.00
Schedule A prices increased for 2 homes (median +6.8%): 37B $1,685,000 → $1,800,000; 38B $1,695,000 → $1,810,000
Schedule A prices decreased for 1 home (median -23.4%): 39B $2,375,000 → $1,820,000

Amendment 31 Jun 26, 2025

Two additional residential units (22C and 75B) are offered for sale, bringing the total offered to 128 of 272 units.

Units 22C and 75B added to offering
22C: 2 BR/2.5 BA, 1,667 sq ft, $2,500,000.00
75B: pricing and details cut off in amendment text
Schedule A prices decreased for 1 home (median -27.6%): 75B $3,060,000 → $2,215,000

Amendment 30 Jun 4, 2025

Seven additional residential units are now offered for sale under the plan.

Units 37B, 37C, 56A, 62H, 64D, 66H, and 67D added to offering
Total units offered increased to 126 of 272 residential units
Purchase prices for seven new units set forth in Schedule A
Schedule A prices decreased for 5 homes (median -27.8%): 37B $2,335,000 → $1,685,000; 37C $4,360,000 → $2,895,000; 62H $1,740,000 → $1,260,000; 66H $1,450,000 → $1,300,000; ...

Amendment 29 May 2, 2025

Six additional residential units are now offered for sale, and purchase prices for certain units have been modified.

Six additional residential units offered: 26A, 31C, 33C, 34C, 39C, 51C
Total units offered increased to 119 of 272 condominium units
Purchase prices revised for multiple units as shown in Schedule A
Schedule A prices increased for 1 home (median +8.8%): 77D $2,275,000 → $2,475,000
Schedule A prices decreased for 4 homes (median -34.0%): 31C $4,150,000 → $2,740,000; 33C $4,220,000 → $2,770,000; 34C $4,255,000 → $2,785,000; 39C $4,430,000 → $2,925,000

Amendment 28 Apr 3, 2025

Plan declared effective with 42 units sold; common charges increased 19%; construction loan transferred; terrorism insurance and distributed antenna system added.

Plan declared effective as of April 3, 2025 with 42 units (15% of 272 residential units) sold
Common charges increased approximately 19% due to insurance costs, distributed antenna system, and staff reduction
Construction loan of approximately $134,816,639.40 transferred to 125 GREENWICH ST MA LLC with April 2028 maturity
Terrorism insurance coverage increased from $100,000,000 to $375,000,000; sponsor pays additional premium
Distributed antenna system (DAS) added to amplify cell service for Verizon, T-Mobile, and AT&T; 10-year initial term
Sponsor to waive common charges collection during waiver period; sponsor pays all operating expenses except real estate taxes
Filing period extended for 6 months from amendment filing date

Amendment 27 Apr 2, 2025

Five previously withheld residential units (26C, 27C, 53C, 56C, 69E) are now offered for sale with purchase prices included in the revised Schedule A.

Five additional residential units offered: 26C, 27C, 53C, 56C, 69E
Total units offered increased from 108 to 113 of 272 units in condominium
Purchase prices for all newly offered units included in revised Schedule A
Schedule A prices increased for 5 homes (median +1.5%): 28B $1,380,000 → $1,500,000; 38B $1,670,000 → $1,695,000; 38C $2,875,000 → $2,910,000; 61F $1,100,000 → $1,110,000; ...
Schedule A prices decreased for 6 homes (median -8.1%): 26C $3,369,900 → $2,560,000; 27C $4,010,000 → $2,575,000; 31A $1,685,000 → $1,575,000; 69E $4,320,000 → $3,050,000; ...

Amendment 26 Feb 27, 2025

Four previously withheld residential units are now offered for sale.

Units 20E, 25C, 29C, and 66C added to offering
Total units offered increased from 104 to 108 of 272 units
Unit 20E priced at $2,000,000.00
Unit 25C priced at $2,510,000.00
Unit 29C priced at $2,640,000.00
Schedule A prices decreased for 2 homes (median -35.3%): 25C $3,940,000 → $2,510,000; 29C $4,080,000 → $2,640,000

Amendment 25 Feb 14, 2025

Eleven additional residential units are now offered for sale under the plan.

Units 28B, 35B, 55C, 62B, 63D, 68B, 79A, 79D, 80A, 80B, and 80C offered for sale
Total units offered increased to 104 of 272 residential units
Purchase prices for the eleven new units set per Schedule A
Schedule A prices decreased for 7 homes (median -26.7%): 28B $2,155,000 → $1,380,000; 35B $2,295,000 → $1,640,000; 62B $2,695,000 → $1,975,000; 68B $2,920,000 → $2,035,000; ...

Amendment 24 Dec 27, 2024

Eight additional residential units are now offered for sale with prices listed in the revised Schedule A.

Eight additional units offered: 21C, 31D, 32C, 32D, 36A, 55B, 66B, 77D
Total units offered increases to 93 of 272 residential units
Purchase prices for new units included in revised Schedule A

Amendment 23 Jan 28, 2025

Schedule A updated with corrected square footages and common interest percentages; two additional residential units (30B and 33A) offered for sale; lot line window disclosures expanded; filing period extended six months.

Schedule A square footages updated to conform to Floor Plans
Common Interest percentages corrected for rounding; total now equals 100.0000%
Two additional Residential Units offered: 30B and 33A; 95 of 272 units now offered for sale
Southern lot line windows: easements protect against development above 129.38 feet elevation (18th floor marketing)
Eastern lot line windows: no easements; adjacent building at 90 Trinity Place could reach ~300' (33rd floor) or ~235' (26th floor) depending on use
Window closures possible on eastern façade up to 39th floor for mixed-use development or 27th floor for residential development
Description of Property updated; new Architect's Certification included
Plan term extended to expire six months from filing of this Amendment
Schedule A prices decreased for 4 homes (median -27.4%): 30B $1,756,000 → $1,395,000; 32C $4,185,000 → $2,720,000; 66B $2,775,000 → $2,015,000; 77D $3,500,000 → $2,475,000

Amendment 21 Oct 9, 2024

This amendment offers 11 previously withheld residential units for sale and modifies purchase prices for certain units.

11 residential units now offered: 23C, 25D, 35C, 51D, 62C, 62D, 66E, 67E, 72A, 79C, and PH1A
Total of 97 of 272 residential units now offered for sale
Purchase prices modified for multiple units as shown in Schedule A
Sponsor reserves right to further revise purchase prices and sale terms
Schedule A prices decreased for 52 homes (median -11.5%): 21B $1,695,000 → $1,330,000; 22B $1,705,000 → $1,340,000; 23C $3,870,000 → $2,480,000; 24C $2,895,000 → $2,495,000; ...

Amendment 20 Aug 16, 2024

Amendment updates the First Year of Condominium Operation to January 1, 2025 through December 31, 2025, and revises Schedule A prices, common charges, real estate taxes, floor plans, and the budget accordingly.

First Year of Condominium Operation changed to January 1, 2025 through December 31, 2025
Schedule A Purchase Prices of certain Residential Units updated
Projected Annual/Monthly Common Charges—First Year updated
Projected Annual/Month Real Estate Taxes—First Year, Second Year, and Third Year updated
Schedule B (Projected Budget for First Year of Condominium Operation) updated
Storage Locker deposit requirement set at 10% of license issuance fee
Floor Plans revised with updates to Common Elements pending DOB approval
Term of Plan extended six months from filing of this Amendment
Schedule A prices decreased for 1 home (median -27.3%): 77B $3,100,000 → $2,255,000

Amendment 19 Jul 9, 2024

Five previously withheld residential units (34B, 61A, 62E, 63E, 72B) are now offered for sale with their purchase prices.

Five residential units added to offering: 34B, 61A, 62E, 63E, 72B
Total units now offered increased from 79 to 84 of 272 units
Purchase prices for new units set on Schedule A
Schedule A prices decreased for 3 homes (median -19.1%): 34B $2,275,000 → $1,840,000; 61A $1,980,000 → $1,865,000; 72B $3,000,000 → $2,205,000

Amendment 18 Jun 11, 2024

Two previously withheld residential units (18C and 61E) are now offered for sale with their purchase prices added to Schedule A.

Units 18C and 61E offered for sale (2 BR/2.5 BA at $2,495,000 and 2 BR/2 BA at prices in Schedule A respectively)
Total units offered increased from 77 to 79 of 272 residential units
Purchase prices for new units added to Schedule A
Effective offering period commencing 7/1/2024 through 06/30/2025

Amendment 17 May 29, 2024

Four previously withheld residential units are now offered for sale with their purchase prices.

Units 29A, 31B, 73B, and 76B added to offering
Total offered units increased from 73 to 77 of 272 residential units
Unit 29A (1 BR/1 BA, 913 SF): $1,635,000.00
Unit 31B (1 BR/1 BA, 950 SF): $1,810,000.00
Unit 73B purchase price on Schedule A
Unit 76B purchase price on Schedule A
Schedule A prices decreased for 3 homes (median -26.7%): 31B $2,215,000 → $1,810,000; 73B $3,020,000 → $2,215,000; 76B $3,080,000 → $2,245,000

Amendment 16 May 10, 2024

Four previously withheld residential units (33B, 36B, 61B, 69B) are now offered for sale with their purchase prices.

Four residential units added to offering: 33B, 36B, 61B, 69B
Total offered units increased from 69 to 73 of 272 units
Purchase prices for new units set on Schedule A
Schedule A prices decreased for 4 homes (median -18.8%): 33B $2,255,000 → $1,830,000; 36B $1,959,900 → $1,860,000; 61B $2,675,000 → $2,085,000; 69B $2,940,000 → $2,165,000

Amendment 15 Mar 12, 2024

Adds 16 previously withheld residential units for sale, updates sponsor address, and sets purchase prices for newly offered units.

16 residential units now offered for sale: 19C, 22B, 24A, 26B, 28A, 32A, 32B, 36C, 37A, 50A, 50B, 61D, 63B, 65B, 68F, 69C
Total units offered increases from 53 to 69 of 272 units in condominium
Sponsor address changed to c/o Fortress Investment Group LLC, 1345 Avenue of the Americas, Suite 46, New York, New York 10105
Purchase prices set for newly offered units ranging from $1,295,000.00 to $4,080,000.00
Schedule A prices decreased for 10 homes (median -16.7%): 22B $2,035,000 → $1,705,000; 26B $1,789,900 → $1,745,000; 32A $2,035,000 → $1,695,000; 32B $2,235,000 → $1,820,000; ...

Amendment 14 Jan 24, 2024

Two previously withheld residential units (61G and 71B) are now offered for sale with their purchase prices added to Schedule A.

Units 61G and 71B now offered for sale
Total units offered increases from 51 to 53 of 272 in condominium
Purchase prices for units 61G and 71B added to Schedule A
Schedule A prices decreased for 1 home (median -26.7%): 71B $2,980,000 → $2,185,000

Amendment 13 Feb 28, 2023

The excerpt is only the cover page and table of contents and does not state what this amendment changes; it shows 51 Residential Units offered for a total of $131,535,000, with 221 of 272 Residential Units and the storage bins withheld from the initial offer.

Schedule A prices increased for 3 homes (median +2.8%): 27B $1,708,000 → $1,755,000; 68D $2,650,000 → $2,695,000; 70E $3,500,000 → $3,600,000
Schedule A prices decreased for 29 homes (median -17.0%): 21B $2,015,000 → $1,695,000; 24C $3,905,000 → $2,895,000; 26D $4,875,000 → $4,000,000; 28C $4,045,000 → $2,990,000; ...

Amendment 12 Sep 30, 2020

Sponsor continues refinancing negotiations with a new capital provider and will update loan status within 90 days.

Sponsor actively negotiating with new capital provider to refinance existing debt and infuse additional capital
No new information available as of amendment filing date
Sponsor to submit loan status update to Department of Law within 90 days of filing

Amendment 11 Apr 10, 2020

First Year of Condominium Operation rescheduled to January 1, 2021, with updated Schedule A prices, Schedule B budget, and rescission rights offered.

First Year of Condominium Operation now scheduled to commence January 1, 2021
Updated Schedule A with current Purchase Prices, Real Estate Taxes and Common Charges
Updated Schedule B – Budget for First Year commencing January 1, 2021 through December 31, 2021
Purchasers offered right to rescind Option Agreement within 15 days of Presentation Date
Sponsor continues negotiations to refinance existing debt and infuse additional capital; to provide update within 90 days
Updated Schedule B-1 – Projected Individual Energy Costs Budget
Updated Real Estate Tax Opinion Letter
Updated certifications of Budget Expert
Schedule A prices increased for 2 homes (median +3.6%): 82A $3,035,000 → $3,145,000; 83A $3,055,000 → $3,165,000
Schedule A prices decreased for 22 homes (median -19.4%): 26B $2,115,000 → $1,789,900; 26C $3,975,000 → $3,369,900; 27B $2,135,000 → $1,708,000; 30B $2,195,000 → $1,756,000; ...

Amendment 10 Jan 15, 2020

Sponsor continues refinancing negotiations with a new capital provider and will update loan status within 60 days.

Sponsor engaged in active negotiations to refinance existing debt and infuse additional capital
No new refinancing procured as of amendment filing date
Sponsor to submit loan status update to Department of Law within 60 days of filing

Amendment 9 Nov 27, 2019

Senior loan transferred to 125 Greenwich Property LLC; mezzanine lender withdrew foreclosure auction notice and is restructuring debt with sponsor; FinCEN geographic targeting order disclosure added.

Senior loan transferred from United Overseas Bank to 125 Greenwich Property LLC on or about July 26, 2019
Mezzanine lender withdrew notice of public auction and is restructuring debt with sponsor
Sponsor defending against foreclosure action and negotiating with new capital provider for refinancing
FinCEN Geographic Targeting Order disclosure: transactions over $300,000 for residential real property require documentation at closing

Amendment 7 Apr 18, 2019

Updates closing costs and adjustments for new tax and title insurance rates, and adds FinCEN disclosure requirements.

New York State transfer tax and mansion tax increased effective July 1, 2019
Title insurance premiums decreased 5% effective February 15, 2019 per Regulation 208
First closing expected on or about July 1, 2019; if not by December 31, 2019, Schedule B will be updated
FinCEN Geographic Targeting Order disclosure required; $300,000 threshold for reporting
Storage Lockers confirmed as personal property, not subject to transfer taxes or title insurance
Updated fee and mortgage title insurance rate schedules provided

Amendment 6 Jan 9, 2019

Updated Schedule A with current purchase prices for units in the building.

Schedule A updated with new offering prices for all units
Prices effective for first year commencing 7/1/2019 through 6/30/2020

Amendment 5 Nov 14, 2018

Amendment updates premium payment terms, adds real estate tax opinion, reduces common charges and budget costs, and establishes smoking policy.

Premium Payment changed to 15% Initial plus 5% Additional (total 20%), or 20% if Option Agreement executed after Plan effective date
Real Estate Tax Opinion Letter updated by Marcus & Pollack LLP
Common Charges reduced due to updated Tax Opinion Letter and reduced Resident Manager's Unit costs
Schedule A updated with revised Common Charges and real estate taxes
First Closing expected on or about July 1, 2019; if delayed past December 31, 2019, Plan will be amended with updated Schedule B
Smoking Policy established: residents cannot permit smoke to escape units; Board may obtain court orders or seek tenant eviction; violations subject to fines and reimbursement of enforcement costs
273 residential units and 1 retail unit upon completion; 462,131 total gross square feet

Amendment 4 Sep 28, 2018

Updated Schedule A with new projected offering prices for units effective July 1, 2019 through June 30, 2020.

Schedule A updated with new purchase prices for first year commencing 7/1/2019 through 6/30/2020
Common Charges, Real Estate Taxes, and Carrying Charges recalculated for all units

Amendment 3 May 24, 2018

This amendment extends the plan term and updates the construction timeline, with first closings projected to begin in the first year of condominium operation or by December 31, 2019.

First closings projected to begin during first year of condominium operation unless delayed by Force Majeure
If first closing does not occur by December 31, 2019, Sponsor will amend the Plan to include updated Schedule B
Plan term extended

Amendment 2 Feb 12, 2018

Amendment updates floor plans, property specifications, and Schedule A pricing for 125 Greenwich Condominium.

Updated Floor Plans replace those in Part II of the Plan
Addendum to Description of Property and Specifications with marked changes
Updated Schedule A with Purchase Prices and Related Information
Updated Certification of Architect
Tax Cuts and Jobs Act of 2017 notice: tax information in Plan may be inaccurate; purchasers advised to consult tax expert
FinCEN Geographic Targeting Order disclosure for cash and check purchases over $3,000,000 in Manhattan and $1,500,000 in other boroughs through March 20, 2018

Amendment 1 May 5, 2017

This is a Restated Condominium Offering Plan for 125 Greenwich Street consolidating and amending the original plan.

Total offering amount is $913,583,950.00 for 273 residential units plus 20 storage lockers
Sponsor retains unconditional right to rent rather than sell residential units after plan consummation
Sponsor controls condominium board until fifth anniversary of first closing, closing of all units, or sponsor's election to relinquish control
After sponsor control period, sponsor may designate 1 residential board member for each unsold residential unit owned
Sponsor retains veto power over board actions while owning at least 25% of residential units for up to 5 years after first closing
Purchasers pay 10% initial premium payment and 10% additional premium payment (20% total if agreement executed after plan effectiveness)
Purchaser premium payments in excess of $250,000 are not federally insured
Schedule A prices increased for 51 homes (median +1.8%): 21B $1,975,000 → $2,015,000; 22B $1,995,000 → $2,035,000; 23B $2,015,000 → $2,055,000; 23C $3,800,000 → $3,870,000; ...

What each amendment changed, line by lineSee it free →

Fine Print

What's Specific to It

You buy through an Option Agreement, not a standard contract. The plan calls deposits "Premium Payments": 10% at signing and another 10% later, so 20% in total before closing.
The condo buys a home for the super, and you chip in. Apartment 20A becomes the Resident Manager's Unit, and every buyer pays a share of its price and closing costs at closing.
Floor numbers skip. For marketing, the plan drops floors 8 through 19 and 49 through 58, so the floor in a listing isn't the building's actual floor count.
A large, non-union staff. The budget assumes almost 19 positions, including doormen, concierges, porters and handymen, all non-union.
No reserve fund at the start. The plan says no reserve fund is established; buyers instead pay two months of common charges into working capital.

Here's a closer look at 125 Greenwich Street, filed with the NY Attorney General as 125 Greenwich Condominium. Listing sites show photos and asking prices. The offering plan shows what the developer actually promised: the appliance models, who works in the lobby, what the building expects to spend and which rules you agree to when you sign.

Fine Print Worth Knowing

Option Agreement and deposits. You pay 10% at signing and another 10% within about six months or soon after the plan is declared effective. If you sign after that, the full 20% is due up front. If you default, you can lose your Premium Payments.
Late closing costs. If you close after the scheduled date for reasons other than the sponsor's, you pay 0.03% of the price for each day of delay.
Resident Manager's Unit. At closing, you pay your share of the condo's purchase of apartment 20A and its closing costs.
Sponsor control. The sponsor controls the board for up to five years after the first closing.
Investors and bulk sales. The board can't screen buyers, many units could end up rented, and the sponsor may sell apartments in bulk.
Certificate of occupancy. You must close once your unit has a temporary certificate of occupancy (TCO), even if work is still outstanding. Until the permanent one (PCO) is issued, renovations can be refused.
Substitutions. Finishes and appliances are "or equal," and the amenity floor can move.

FAQ

Does 125 Greenwich Street have a doorman?

Yes. The plan promises a lobby attended 24/7 after the first closing, and the budget pays for doormen, concierges, a live-in super, porters and handymen, all assumed to be non-union.

Is there a pool?

Yes. The amenity space includes a swimming pool, fitness center, yoga studio, steam and sauna rooms, a lounge and a library, planned for the 5th floor, though the sponsor kept the right to move it.

How much is the deposit?

20% of the price in total, paid as two 10% "Premium Payments" under an Option Agreement, or all 20% at once if you sign after the plan is declared effective.

Who pays for heating and cooling?

Partly you. Each apartment's fan coil units run on submetered electricity billed to you, while gas for the central boiler is a shared building expense.

Where this comes from: the building's offering plan (CD150336), filed with the New York Attorney General, including its Schedule A prices, Schedule B first-year budget and description of property. Prices are the sponsor's offering prices, and the budget is the sponsor's first-year projection; later amendments may change both. Updated October 2026.

Team

Sponsor: VS 125 LLC, c/o Bizzi & Partners Development
Architect: Rafael Viñoly Architects
Interior designer: MAWD, reported by shvo.com; the plan doesn't name one
Managing agent and budget expert: Douglas Elliman Property Management
Selling agent: Douglas Elliman, with a sales center at One World Trade Center
Sponsor's counsel: Starr Associates LLP
Real estate tax projection: Marcus & Pollack LLP

Zoning

Zoning district: C5-5
Special district: Special Lower Manhattan District (LM)

Today's zoning, from city data (PLUTO 26v2).

Nearby

123 Washington Condominiumnext door · 222 units · 2007
40 Rector Condominium0.1 mi · 2010
Greenwich Club0.1 mi · 457 units · 2006
77 Greenwich Street0.1 mi · 90 units · 2019
One Wall Street Condominium0.1 mi · 566 units · 2018
50 West Street Condominium0.1 mi · 191 units · 2014

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The Condo Book Project Are The Greenwich By Rafael ViñOly's common charges high for the area? Yes, they're on the high side. The Greenwich By Rafael ViñOly budgets $1.20 per square foot a month, against a $1.08 median for the 10 most similar Manhattan plans.Schedule A Do you want to see the list of similar buildings?

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