The Greenwich: Rafael Viñoly's 912-Foot FiDi Condo

The Greenwich by Rafael Viñoly is a 912-foot condominium tower at 125 Greenwich Street in the Financial District, recorded by the city as 22 Thames Street, with 272 residences.

After a long construction history it launched sales in 2024, with its amenities placed at the very top of the tower rather than penthouses. Here is what buying there involves.

1. What the Building Is

The tower stands at the corner of Greenwich Street and Thames Street, two blocks south of One World Trade Center. The marketing address is 125 Greenwich Street, while the Department of Finance records the condominium as 22 Thames Street, so search both when you look up records.

Rafael Viñoly Architects designed the 912-foot, 88-storey tower, with interiors by MAWD (March and White). Bizzi & Partners led the development, and Fortress Investment Group joined in 2023 to fund completion. Sales launched in March 2024 through Douglas Elliman Development Marketing.

The city's tax roll lists 272 residential condominium units and one commercial unit. Residences run from studios to three-bedrooms with ceilings above 10 feet. The site once held a ten-storey Western Electric building from 1888 to 1889, and the landmarked former American Stock Exchange building at 86 Trinity Place shares the block.

The location is on Google Maps.

2. A Slender Tower With a Long History

The project took a decade to reach the market. An early plan called for a taller tower with far fewer homes. The design was revised in 2017 to 912 feet and about 270 residences, and the tower topped out in 2019 before construction slowed. Fortress Investment Group came in as a partner in 2023 to finish it.

A tower of this height on a small Lower Manhattan lot means a limited number of homes per floor and a dependence on elevators for everyday movement. Ask how many elevators serve the residential floors, how service and move-ins are scheduled, and what the maintenance plan is for the high-floor amenity levels.

Inside, the residences were delivered with six-inch white oak floors, Miele appliances, Onda Argentata marble kitchen counters and Covelano marble in primary baths. Ask for a floor plan that shows column and window positions, since a slender tower's structure shapes furniture placement.

Ask which direction a given apartment faces, because harbour, river and city views are different propositions.

3. Amenities at the Top of the Tower

Instead of penthouses, the developers placed most shared spaces on the top three floors. Floor 86 has a screening room, a dining room for 14 with a catering kitchen and a relaxation room. Floor 87 has a 50-foot lap pool and a spa with sauna, steam and treatment rooms, and floor 88 holds the fitness centre with a yoga and Pilates studio.

Lower down, the 16th floor has a lounge with a coffee bar, an indoor and outdoor children's play area and a terrace with grills and a fire pit. The lobby is triple-height and attended. Each of these spaces carries staffing and maintenance costs that sit in the shared budget.

For transport, the Rector Street stations serve the 1 train on Greenwich Street and the R and W trains on Trinity Place, and the World Trade Center transit hub with PATH service is a short walk north.

Ask how the high-floor pool and spa are booked and staffed before you rely on them.

4. Buying Here as an Overseas Purchaser

Because The Greenwich is a condominium, there is no co-op board approval, and foreign buyers can purchase. In a building still selling sponsor units, the contract follows the offering plan and its amendments, so read the most recent amendment for current terms and any changes to the budget.

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 buy personally, through an entity or through a trust with tax counsel before contract. Lenders for foreign nationals expect larger deposits and fuller documentation, so start that conversation early.

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 106 sales of apartments at The Greenwich, at a median price of $1.94 million. Half of them closed between $1.56 million and $2.55 million; the highest was $4.76 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: Height, Views and a Young Condominium

The Greenwich offers what few downtown buildings can: very high floors, open views, a Viñoly design and a set of amenities placed near the top of a 912-foot tower. Its location puts the World Trade Center, the Financial District and the harbour within walking distance.

The trade-offs are those of a young, large condominium. Sales are still settling, the operating history is short, and the budget for a high-floor pool and spa has to be read with care. None of these are reasons to pass, but each belongs in the analysis.

Price a specific apartment from recorded sales on the same line and floor range rather than from a building-wide average, because height and exposure vary widely here. Then read the offering plan amendments, the budget and any board minutes before committing.

Request the offering plan amendments and the current budget 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.

Neighbourhood guide: Financial District.

More buildings worth knowing: The Treadwell, 212 West 72nd Street, 100 Eleventh Avenue. The full set is indexed under New York building profiles.