How Does One Manhattan Square Compare to Nearby Condos?
Summary: Extell's tower at 252 South Street is by far the biggest condo on the Lower East Side waterfront, and it's still selling years after its first closings. Here's how it stacks up against the other new condos around it, from the city's closing records and the offering plans.
Short answer: the typical sponsor closing at One Manhattan Square is $1.67 million, 13% below the median of the 23 other new condo buildings within a mile ($1.91 million). It's also much bigger than its neighbors and still selling: 73% of its 815 homes have closed.
One Manhattan Square vs. Nearby Condos at a Glance
| One Manhattan Square | Nearby median (23 buildings) | |
|---|---|---|
| Homes | 815 | 52 |
| Homes closed so far | 73% | 100% |
| Typical sponsor closing price | $1.67 million | $1.91 million |
"Nearby" means every condo building in the same borough within a mile whose offering plan was accepted since 2015, with at least 20 homes and at least one recorded closing.
Price: How Its Closings Compare
By typical sponsor closing price, One Manhattan Square ranks No. 14 of 24 buildings in the comparison, with 13 nearby buildings closing higher. Its typical closing is 13% below the nearby median.
Good to know: a building's typical closing price reflects its mix of apartments as much as its pricing. A building full of studios and one-bedrooms will look cheaper than one full of three-bedrooms, even at the same price per square foot. Compare similar layouts before reading too much into the gap, and check each apartment's price and size in the offering plan's Schedule A.
Sales Pace: How Much Is Left
One Manhattan Square has closed 595 of 815 homes (73%), 23 of them in the last 12 months. The typical neighbor has 52 homes and has closed 100% of them: 20 of the 23 are sold out or nearly so.
That matters for buyers in two ways. Many unsold homes in one building means more choice and, often, more room to negotiate with the sponsor, especially on closing costs. It also means the sponsor may own a large share of the building, and control its board, for a while. See what a condo board does.
The Nearest New Condos
These are the closest buildings in the comparison. 3 of the nearby buildings are still selling, with about 65 homes not yet closed between them; the rest are mostly resales now.
| Building | Distance | Homes | Closed | Typical closing |
|---|---|---|---|---|
| 171 Henry Street | 0.3 mi | 25 | 16% | $445,000 |
| 86 Canal | 0.4 mi | 32 | 100% | $552,000 |
| 222 LES Tower + Lofts | 0.4 mi | 60 | 32% | $995,000 |
| 242 Broome, Essex Crossing | 0.5 mi | 55 | 100% | $2.09 million |
| One Essex Crossing | 0.5 mi | 83 | 100% | $2.13 million |
| 208 Delancey | 0.6 mi | 85 | 99% | $1.13 million |
What Sets One Manhattan Square Apart
- Scale. It's the largest building in the comparison by a wide margin, so there are usually several similar apartments on the market at once, from the sponsor and from resellers.
- A cellar full of amenities. The plan describes a bowling alley, basketball and squash courts and three pools.
- Shared with affordable rentals. The tower is part of a larger condominium that also holds about 205 affordable rental apartments, retail and a garage. See sharing a condo with a rental building.
- A tax break tied to those rentals. The sponsor planned a 20-year 421-a abatement. Check how many years remain for the apartment you're looking at.
- Sponsor control. The sponsor can rent unsold homes instead of selling them, so owners may not control the tower board for a long time.
For the finishes, amenities, staff and first-year budget, read our One Manhattan Square buyer's guide. Search any building on The Condo Book Project to read its plan.
What to Ask Before You Buy
- How many homes have closed, and how many does the sponsor still own? Closings are public; contract counts are the sales office's word. See sales progress.
- Has the price list changed? Price changes are filed as amendments. See how to find offering plan amendments.
- Will the sponsor pay any closing costs? In a building with many unsold homes, it's worth asking. See closing costs for a new NYC condo.
- What are the common charges and taxes for this apartment? They're in Schedule A, and they vary a lot between buildings. Compare on the common charge benchmarks.
How This Is Counted
Closings are the deeds recorded in ACRIS, the city's property records, through September 2026. A home's first deed is its sponsor sale; later deeds are resales and are left out. Only deeds for a single apartment of $100,000 or more count toward the typical (median) price, and each building's median is compared with the median of its neighbors' medians. A building counts as still selling if it has closed under 95% of its homes and recorded a sponsor closing in the last 12 months.
FAQ
Is One Manhattan Square more expensive than nearby condos?
Its typical sponsor closing, $1.67 million, is 13% below the median of the 23 other new condos within a mile ($1.91 million). Apartment mix explains part of any gap, so compare similar layouts.
How many apartments at One Manhattan Square have sold?
595 of 815 homes (73%) had closed through September 2026, per city records.
What is the closest new condo to One Manhattan Square?
171 Henry Street, 0.3 mi away.
Where this comes from: deeds recorded in NYC's ACRIS system through September 2026, matched to each building's tax lots, and the offering plans filed with the New York Attorney General for One Manhattan Square (CD150185) and its neighbors. This is general information, not investment advice. Updated October 2026.
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