77 Greenwich Street: FiDi Condo Above a Public School

77 Greenwich Street is a 90-home condominium tower in the Financial District by FXCollaborative and Trinity Place Holdings, rising above a new public elementary school and the restored Robert and Anne Dickey House of 1810.

Homes begin on the 15th floor, with Deborah Berke Partners interiors and a penthouse-level club. Here is what the building is and what buying there involves.

1. What the Building Is

77 Greenwich Street fills a lot running between Greenwich Street and Trinity Place at the southern end of the Financial District, on a site that once held a Syms clothing store. Trinity Place Holdings developed it, and FXCollaborative designed the pleated glass tower and its cast-stone base.

The base holds a 476-seat public elementary school, sold to the New York City School Construction Authority as a separate commercial condominium unit in 2020. The 90 residences start on the 15th floor, with interiors by Deborah Berke Partners, ten-foot ceilings, white oak floors and floor-to-ceiling windows.

The tower is marketed at 42 storeys and about 500 feet, and the city's tax roll lists 90 residential condominium units. Sales launched in 2019. Because the landmarked Dickey House is part of the property, the tax lot is flagged as an individual landmark in city planning data.

The location is on Google Maps.

2. A Tower, a School and an 1810 House

The Robert and Anne Dickey House at 67 Greenwich Street was built in 1809 and 1810 for the merchant Robert Dickey. It is a Federal-style house of Flemish bond brick on a brownstone base, with an elliptical three-bay bow on its rear facade. The Landmarks Preservation Commission designated it on June 28, 2005, over the objections of its owners at the time.

The tower plan went through the Commission because it touches a landmark. An earlier design with stepped cantilevers over the house was sent back in 2016, and a revised plan was approved. The house was restored and folded into the new school, so the landmark and the residences share one development but have separate uses.

For a buyer, the practical point is that the school is a separate owner within the condominium. Ask how shared costs, building systems, entrances and any future work on the landmark are divided between the residential and school units.

Ask for the condominium declaration's description of the school unit before contract.

3. Amenities and the Neighbourhood

The amenity program centres on Cloud Club 77, a penthouse-level club with a lounge and rooftop garden, including a Japanese rock garden designed by Future Green Studio. Lower down there is a terrace with pergolas and a dog run, a double-height fitness centre programmed by Jay Wright, a private dining room with a catering kitchen and a children's playroom.

Directly beside the building, Elizabeth H. Berger Plaza occupies the triangle formed by Edgar Street, Greenwich Street and Trinity Place. The Rector Street stations serve the 1 train on Greenwich Street and the R and W trains on Trinity Place, and Battery Park and the harbour are a short walk south.

With 90 homes sharing these spaces, ask for the current operating budget and staffing plan, since a full concierge and club floor are spread over relatively few owners.

Ask how the club floor and terraces are booked before you rely on them.

4. Buying Here as an Overseas Purchaser

Because 77 Greenwich is a condominium, there is no co-op board approval, and foreign buyers can purchase. Some lenders offer financing to foreign nationals, but they expect larger deposits and fuller documentation than for a US borrower, so open that conversation before you make an offer.

At closing the buyer pays New York's mansion tax on residential purchases of $1 million or more, charged on the whole price at graduated rates from 1% between $1 million and $2 million up to 3.9% at $25 million and above. On a later sale by a foreign owner, FIRPTA withholding of 15% of the gross price applies unless an IRS withholding certificate reduces it.

A non-resident who is not a US citizen has only a $60,000 US estate tax exemption on US-situs assets, so settle whether to hold personally, through an entity or through a trust with tax counsel before contract.

Settle structure and financing first, then make the offer.

Recorded Sales: What the Public Record Shows

NYC's Department of Finance records every sale with its address and price. Between January 2023 and September 2026 it recorded 56 sales of apartments at 77 Greenwich, at a median price of $2.86 million. Half of them closed between $2.19 million and $3.21 million; the highest was $4.4 million.

A median across a whole building mixes small and large apartments, low floors and high ones, so it describes the building rather than any one residence. Use it to see how often apartments here change hands and where the building's prices sit. Price a specific apartment from recorded sales on the same line and floor range, which can be pulled from the deed records before you make an offer.

These are recorded deed prices, not asking prices, and none of them is a Reinvent NY transaction. A sale appears in the record weeks after closing, and a deed price can include a parking space or storage unit bought at the same time.

Final Thoughts: A Small Condominium With a Civic Base

77 Greenwich combines things rarely found together: a 90-home tower, a public school in its base, an 1810 landmark restored within the project and harbour views from the upper floors. For buyers who want a newer condominium at the southern tip of Manhattan, it is one of the few of its size.

The trade-offs come from the same mix. A mixed-use condominium needs a clear split of costs and responsibilities between the residential owners and the school, and a small owner base carries a full amenity program.

Price a specific apartment from recorded sales on the same line and floor range rather than from a building-wide average, because views change sharply with height. Then read the declaration, the offering plan, the latest financial statements and the board minutes before committing.

Request the declaration and recent financials before you schedule a viewing.

Figures here describe the building, not any one apartment. Asking prices, monthly carrying costs, tax abatement status and sublet rules are established unit by unit from the offering plan, the most recent financial statement and the managing agent.

Reinvent NY Inc. provides real estate and business expansion consulting in New York. This article is for informational purposes only and does not constitute legal, tax or investment advice.

More buildings worth knowing: 100 Eleventh Avenue, 111 West 57th Street, 130 William. The full set is indexed under New York building profiles.