125 Greenwich Street: What the Offering Plan Says About Finishes, Amenities and Costs
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.
In brief: 125 Greenwich Street is a 92-story condo tower in the Financial District with 275 apartments, mostly studios and one-bedrooms, offered by the sponsor at roughly $1.2 million to $13.3 million. The offering plan specifies Sub-Zero and Miele kitchens, Dornbracht fittings and oak floors, plus an amenity floor with a swimming pool, gym, steam and sauna rooms and a yoga studio. It also has an unusual purchase structure (an "Option Agreement" with deposits totaling 20%) and gives the sponsor the right to rent unsold apartments rather than sell them.
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.
- The sponsor may rent rather than sell. The plan warns that owner-occupants might never control the board, and the board can't approve or reject buyers.
- 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.
At a Glance
- 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
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
Amenities
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.
What It Costs to Run
The sponsor's first-year budget (Schedule B) projects roughly $4.5 million in total expenses. That works out to roughly $1,300 a month in common charges for an average apartment, though yours depends on your unit's share. Real estate taxes and your own electricity are on top. The biggest lines:
- Payroll and benefits: about $1.4 million, roughly 31% of the budget
- Insurance: about $950,000, roughly a fifth of the budget, including terrorism and earthquake coverage on the property policy
- Service contracts: about $600,000 for things like HVAC upkeep and fire protection
- Utilities: gas for heating, cooking and hot water, common-area electricity, and water and sewer
For more, see why NYC condo operating costs differ, plus our common charge and operating expense benchmarks.
Good to know: The plan sets up no reserve fund at the start. At closing, you pay two months of common charges into a working capital fund.
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. Since it can rent unsold units, owner-occupants may never hold a majority.
- 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.
Who's Behind It
- Sponsor: VS 125 LLC, c/o Bizzi & Partners Development
- Architect: Rafael Viñoly Architects
- 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
Common Questions
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.