80 Clarkson (Rendering credit: DBOX)
In Lower Manhattan, where the cobblestone streets of the West Village blend into the quieter, more commercial blocks of Hudson Square, construction is well underway on a pair of dynamic residential towers that are reshaping a medium scale section of the Downtown 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 bring to market 131 ultra-luxury residences, with most mid- and upper floor units offering breathtaking views of the Hudson River and the Manhattan skyline from every room.
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80 Clarkson Street is among the most anticipated sales launches of 2025, but the first batch of homes has been quietly selling off market. The total expected sellout is expected to tally up to well over $1 billion, with dozens of eight-figure sales anticipated. The 131 units have an average price/ft2 of around $5,000. The homes will range from low-floor studios to a massive seven-bedroom penthouse with 360-degree views of the city and surrounding areas. Initial prices have two-beds starting at $4.9 million and three-bedrooms from $9.7 million, and the New York Post notes that prices have already been raised four times.
COOKFOX Architects, in collaboration with SLCE, are responsible for 80 Clarkson's design, which appears to blend contemporary design trends with integrated greenery, sometimes dubbed biophilic design. The team is aiming for LEED Gold certification, meaning the project will also meet an array of sustainable design benchmarks that would reduce energy and water use, while sourcing materials more responsibly.
COOKFOX's biophilic design approaches can be seen locally in newly finished condos such as Flatiron House, 550 Vanderbilt, and 100 Vandam. The firm has also recently become a lead designer in the super-luxury market with prestigious projects such as 150 Charles Street, home of a record-breaking Downtown sale, and The Giorgio Armani Residences.
COOKFOX's biophilic design approaches can be seen locally in newly finished condos such as Flatiron House, 550 Vanderbilt, and 100 Vandam. The firm has also recently become a lead designer in the super-luxury market with prestigious projects such as 150 Charles Street, home of a record-breaking Downtown sale, and The Giorgio Armani Residences.
80 Clarkson from the Hudson River
Construction is quickly rising with both towers likely to top out in about a month. The few released renderings show the towers' exterior will don a grid-like pattern of oversized rectangular windows deeply inset within the structural frame, not unlike 432 Park Avenue. However, unlike the polished concrete of that troubled supertall, these towers will be finished in warm limestone. 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 are rising 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 fitness center, swimming pool and spa, sauna/steam room, several lounges, a game room, squash court, a music studio and recording rooms, a sports simulator, screening room, kids room, library, amenity kitchen and dining room, and a private restaurant on the third floor. Private storage units, wine cellars, and 105 on-site parking spaces will be available for separate purchase.
As of May 2025, the concrete superstructures of the towers are closing in on their final height. The taller, west-facing tower will soar 38 stories over West Street, directly looking onto Hudson River Park and Pier 40. It will reach a height of 479 feet, slightly shorter than the nearby condo-hotel The Dominick (formerly Trump SoHo). As the tallest building in Manhattan between Spring and 22nd Streets, the residences will offer stunning views stretching from Midtown to the East River, New Jersey, and beyond. The eastern tower along Washington Street is nearly topped out at 29 stories, 409 feet high. It will be offset from the west tower to maximize views from the residences. Completion is estimated for 2027.
Construction progress as of mid-May 2025 (CityRealty)
The west tower has about six stories to go before topping out (May 2025)
Looking north from West Street and Google's new Hudson Square headquarters
Hudson River Park in front of the site (CityRealty)
In February 2022, The Real Deal announced that the development team purchased the vacant 1.3-acre site from Westbrook Partners for $340 million, reportedly beating out the likes of Extell, Vornado, and Naftali Group (h/t New York Post), and secured an initial $322 million financing package from Blackstone later that year.
In fall 2024 the Zeckendorf-led 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. Zeckendorf's portfolio includes high-end developments such as 15 Central Park West and 520 Park Avenue, and the takeover of The Treadwell.
In fall 2024 the Zeckendorf-led 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. Zeckendorf's portfolio includes high-end developments such as 15 Central Park West and 520 Park Avenue, and the takeover of The Treadwell.
570 Washington Street will be the affordable housing component of the project. (Rendering by COOKFOX Architects)
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.
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.
Limestone cladding fully enclosing the affordable housing component at 570 Washington Street (May 2025)
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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