80 Clarkson (Rendering credit: DBOX)
In Lower Manhattan, where the cobblestone streets of the West Village blend into the quieter blocks of Hudson Square, construction is underway on a pair of dynamic residential towers that will reshape a low-rise section of the Hudson River waterfront.
Developed through a joint venture by Zeckendorf Development, Atlas Capital Group, and The Baupost Group, the condominium portion of the project, named 80 Clarkson Street, will officially kick off sales in spring 2026, bringing to market 113 ultra-luxury residences offering breathtaking views of the Hudson River and the Manhattan skyline from every room.
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80 Clarkson from the Hudson River
The Real Deal announced that the development team purchased the vacant 1.3-acre site from Westbrook Partners in February 2022, reportedly beating out the likes of Extell, Vornado, and Naftali Group for the site (h/t New York Post), and secured an initial $322M financing package from Blackstone that year. Earlier this fall the team announced they secured a $1 billion loan from Cale Street Partners and Farallon Capital Management to bring the ambitious mixed-use project to market.
With an expected total condo sellout exceeding $1 billion, dozens of eight-figure sales are anticipated, with units projected to average around $5,000 per square foot. Zeckendorf Group's portfolio includes such uber-luxury towers as 15 Central Park West and 520 Park Avenue.
With an expected total condo sellout exceeding $1 billion, dozens of eight-figure sales are anticipated, with units projected to average around $5,000 per square foot. Zeckendorf Group's portfolio includes such uber-luxury towers as 15 Central Park West and 520 Park Avenue.
COOKFOX Architects, in collaboration with SLCE, are responsible for 80 Clarkson's design, which will blend modern architecture with integrated greenery. The team is aiming for LEED Gold certification, meaning the project also intends to meet an array of sustainable design benchmarks.
COOKFOX, known for its innovative biophilic design approaches, has made a name for itself in recent years with new condos such as Flatiron House, 550 Vanderbilt, and 100 Vandam. The firm has also become a leader in the super-luxury market, with prestigious projects such as 150 Charles Street and The Giorgio Armani Residences.
COOKFOX, known for its innovative biophilic design approaches, has made a name for itself in recent years with new condos such as Flatiron House, 550 Vanderbilt, and 100 Vandam. The firm has also become a leader in the super-luxury market, with prestigious projects such as 150 Charles Street and The Giorgio Armani Residences.
Renderings show 80 Clarkson's exterior will feature a grid-like pattern of rectangular windows deeply inset within the structural frame, not unlike 432 Park Avenue. Recent renderings show the towers will be clad in warm-toned limestone and expansive multi-pane windows featuring bronze-colored accents. The towers' organic, asymmetrical silhouettes will be softened by garden terraces, providing the majority of condo units with private outdoor spaces.
The towers will rise from a shared four-story podium, which will house amenity spaces and 37,000 square feet of ground-floor retail. Amenities include a porte-cochère entrance, a swimming pool and spa, several lounges, and on-site parking for 69 vehicles.
Construction progress, early October 2024 with the senior housing component rising behind on Washington Street (CityRealty)
80 Clarkson Street, late September 2024 (CityRealty)
Hudson River Park in front of the site (CityRealty)
Pier 40 with 80 Clarkson Street on the rise (CityRealty)
As of last week, the concrete superstructure of the towers was just a few floors above ground level. The taller, west-facing tower will rise 38 stories along West Street, directly overlooking Hudson River Park and Pier 40. It will reach a height of 479 feet, just slightly shorter than the nearby Dominick Hotel (formerly Trump SoHo). As the tallest building in Manhattan between Spring and 22nd Street, the residences will offer stunning views stretching from Midtown to the East River, New Jersey, and beyond.
The eastern tower of 80 Clarkson is set to rise 29 stories, 409 feet high. It will be offset from the west tower to maximize views from the residences.
The eastern tower of 80 Clarkson is set to rise 29 stories, 409 feet high. It will be offset from the west tower to maximize views from the residences.
Adjacent to the eastern tower of will be the affordable housing component of the project. This separate 17-story building, to be known as 570 Washington Street, is being developed by Jonathan Rose Companies and Atlas Capital Group. The structure is currently about ten stories above ground. Upon completion in 2026, the building will offer 175 units for seniors earning 50% or less of the area median income.
570 Washington Street will be the affordable housing component of the project. (Rendering by COOKFOX Architects)
Additionally, the senior housing building will include 5,600 square feet of amenities, such as a community room with a warming kitchen, a health and wellness center, social service offices, meeting rooms, a computer room and library, and a fitness room.
The total cost of 570 Washington is $179 million, with $80 million provided by the city’s Department of Housing Preservation and Development. Additional financing includes a $60 million Citi Bank construction loan and a $65.5 million Freddie Forward permanent mortgage.
The entire development sits on a 1.3-acre, full-block site that was once part of the St. John’s Terminal Building. Originally built in 1934 as the terminus of the High Line, portions of the warehouse remain south of West Houston Street and have been renovated and expanded into Google's new Hudson Square headquarters at 550 Washington Street. The height of the new towers was made possible through amended zoning and the purchase of air rights from Pier 40.
Google's Hudson Square headquarters sits on the southern lot of the St. John's Terminal Building (Courtesy of Google)
The initial vision of the St. John's Terminal Building Redevelopment called for a more residential plan prior to Google's involvement
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