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One can never have enough space in New York City. Still, making the most of all available spaces is easier said than done. Although many houses, multi-unit residential buildings, and high-rises in New York City include basements or cellars (and, as this article explains, in NYC, these aren’t the same thing), they have historically been underused. Recently, this has begun to change, especially in luxury buildings where basements are being transformed into hubs for sought-after amenities.
In this article:
Lawful use of subterranean space
In New York City, the words “basement” and “cellar” are not interchangeable. As per local bylaws, “A basement has at least one-half of its height above curb level, while a cellar has less than one-half of its height above curb level.” These spaces aren’t just different in name—they are also different in legal usage. A cellar can primarily be used for storage and not much else. A basement, however, can occasionally being used for living and, more often, as an extension of a larger above-ground living space.
Lawful occupation of basements in both one- and two-family homes is possible, but only under rare conditions. First, the space must comply with the Housing Maintenance Code (e.g., meet minimum size requirements). In addition, the ceiling height must be at least 7 feet. If required by NYC Housing Preservation & Development, underground walls may also need to be waterproofed. There are also restrictions on who can occupy a basement—only family members of those occupying the rest of the dwelling. If you want to rent a basement to a non-family member, there are additional restrictions (visit NYC Housing Preservation & Development for details).
Fortunately, when a basement in a house or building with multiple units is used as an extension of an existing living space, the rules for use are considerably more relaxed. The basement simply needs to meet the same habitability standards as the floors above ground—adequate ceiling height, ventilation, and egress. This makes the city’s subterranean spaces natural candidates for home offices, gyms, and playrooms—in luxury buildings, subterranean spaces are increasingly be used to add a host of other sought-after and unique amenities.
Subterranean spaces as luxury escapes
From luxury condo towers to landmarked Tribeca townhouses, subterranean living spaces appear to be having a moment in New York City. Don’t imagine your grandparents’ rec room stuffed with an old sofa and an abandoned ping pong table—many of these spaces feature elevated design and sought-after amenities.
Residential buildings with subterranean pools and spas
11 Beach Street (CityRealty)
The condominium at 11 Beach Street includes three triplex townhouse units. In the basement of each townhouse, residents will find a 50-foot pool, steam room, and sauna. Between the private basement pools and access to all of the condo's shared amenities, it's akin to having your very own resort in the heart of Manhattan.
11 Beach, #THA (Compass)
Residents of the recently restored Woolworth Tower building don’t have access to their own pool, but there is a 55-foot lap pool in the basement, as well as accompanying hot tubs and saunas. Interestingly, the pool isn’t new—a pool and Turkish bath was included in the 1913 plans for the building, and despite claims that it was added for founder Frank W. Woolworth’s personal use, there is evidence that it was actually included to help attract prospective tenants.
The Woolworth Tower Residences, #35A
$7,499,000 (-5%)
Tribeca | Condominium | 3 Bedrooms, 3.5 Baths | 3,282 ft2
The Woolworth Tower Residences, #35A (Sothebys International Realty)
Brooklyn residents looking for luxury amenities beneath the surface will find a 65' basement saltwater pool complete with swim lanes, separate hot tub, granite walls, and illuminated celestial cutouts at Brooklyn Point. If swimming underground isn’t appealing, however, Brooklyn Point also features a stunning rooftop infinity pool.
Brooklyn Point, #21E (Serhant)
More subterranean amenities
One Manhattan Square (Evan Joseph)
At One Manhattan Square, residents who venture below ground can enjoy a wide range of recreation and entertainment amenities, including a bowling alley with two lanes and lounging area for spectators.
One Manhattan Square, #46K
$2,495,000
Lower East Side | Condominium | 2 Bedrooms, 2 Baths | 1,123 ft2
One Manhattan Square, #46K (Serhant)
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At Waterline Square, residents have access to over 100,000 square feet of amenities as part of the Waterline Club. These include a unique communal underground garden where edible produce is grown under synthetic light.
One Waterline Square, #32D
$3,850,000 (-3.6%)
Riverside Dr./West End Ave. | Condominium | 2 Bedrooms, 2 Baths | 1,419 ft2
One Waterline Square, #32D (Compass)
130 William Street (Corcoran Group)
If underground gardening isn’t your thing, downtown Manhattanites can enjoy a private IMAX theatre and a basketball court in the basement of 130 William Street.
130 William, #52D (Corcoran Sunshine Marketing Group)
NYC listings with cellar/garden-level bonus space
Gates Condos, #1A (Casa Blanca Real Estate)
Decatur Lofts, #1A (Compass)
88 Marion Street, #1A (Corcoran Group)
The Harmony, #1A (Brown Harris Stevens Residential Sales LLC)
122 Palmetto Street, #1L (Douglas Elliman Real Estate)
The Brooklyn Loft Condominiums, #1C
$799,000
South Slope - Greenwood Heights | Condominium | Studio, 1.5 Baths | 937 ft2
The Brooklyn Loft Condominiums, #1C (Douglas Elliman Real Estate)
463 West 142nd Street, #GA
$839,000
Hamilton Heights | Condominium | 1 Bedroom, 1.5 Baths | 1,190 ft2
463 West 142nd Street, #GA (Bohemia Realty Group LLC)
1226 Saint Marks Avenue, #1B (Corcoran Group)
106 Graham Avenue, #GARDEN (Compass)
473 Bainbridge Street, #1
$999,000 (-9.2%)
Bedford-Stuyvesant | Condominium | 2 Bedrooms, 1.5 Baths | 1,470 ft2
473 Bainbridge Street, #1 (Compass)
594 Marcy Avenue, #1B (Douglas Elliman Real Estate)
46 Kossuth Place, #1A (Corcoran Group)
1404 Bushwick Avenue, #1F (Compass)
506 East 119th Street, #1 (Douglas Elliman Real Estate)
52 Convent Avenue, #1C
$1,349,000 (-9.8%)
Hamilton Heights | Condominium | 3 Bedrooms, 3.5 Baths | 2,472 ft2
52 Convent Avenue, #1C (Bizzarro Agency LLC)
NINE52, #TH215 (Corcoran Group)
NINE52, #TH213 (Corcoran Group)
26 Monitor Street, #1 (Compass)
800 Dean Street, #GARDEN
$1,850,000
Prospect Heights | Condominium | 2 Bedrooms, 2.5 Baths | 1,729 ft2
800 Dean Street, #GARDEN (Compass)
193 22nd Street, #A
$1,999,000
South Slope - Greenwood Heights | Condominium | 2 Bedrooms, 2.5 Baths | 2,255 ft2
193 22nd Street, #A (Douglas Elliman Real Estate)
Arborstone Brooklyn, #A
$1,999,000
South Slope - Greenwood Heights | Condominium | 3 Bedrooms, 2.5 Baths | 2,022 ft2
Arborstone Brooklyn, #A (Serhant)
574 Washington Avenue, #1
$2,399,000 (-7.7%)
Clinton Hill | Condominium | 3 Bedrooms, 3 Baths | 2,078 ft2
574 Washington Avenue, #1 (Compass)
561 5th Street, #1 (Douglas Elliman Real Estate)
Linden Lane, #GARDENA (Brown Harris Stevens Development Marketing LLC)
Rothko House, #GARDEN (Corcoran Group)
Would you like to tour any of these properties?
Just complete the info below.
Or call us at (212) 755-5544
Would you like to tour any of these properties?
Contributing Writer
Cait Etherington
Cait Etherington has over twenty years of experience working as a journalist and communications consultant. Her articles and reviews have been published in newspapers and magazines across the United States and internationally. An experienced financial writer, Cait is committed to exposing the human side of stories about contemporary business, banking and workplace relations. She also enjoys writing about trends, lifestyles and real estate in New York City where she lives with her family in a cozy apartment on the twentieth floor of a Manhattan high rise.
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