# 22 Thames Street, Manhattan

Condominium · 272 units · built 2016 · Block 51, Lot 7502.

On Umarelli: https://umarelli.org/nyc/1000517502/22-thames-street

More construction in Financial District: https://umarelli.org/nyc/manhattan/financial-district.md

## Building permits

- Alteration, filed Mar 2, 2026, estimated cost $22K, described as “Minor renovation within existing unit 21D per plans. No change in use, egress or occupancy.”
- No Work, filed Oct 3, 2024, described as “TPA request for the Artemest Cocktail Event at The Greenwich by Rafael Violy to be held on Thursday, October 10th of 2024, from 6:00pm-9:00pm, maximum occupant load 80 people in the lobby area on the first floor with 2 fireguards at all…”
- No Work, filed May 16, 2024, described as “TPA request for The Greenwich by Rafael Vinoly Launch Event to be held on May 21st of 2024, from 5:30pm-7:30pm, maximum occupant load 100 people, 2 fireguards circulating at all times.”
- Alteration, filed Dec 12, 2023, estimated cost $15K, described as “Temporary pipe scaffold as per drawings. Scaffold shall comply with ch #33 of the NYC bc. No change in use, occupancy or egress under this application.”
- Alteration, filed Aug 8, 2023, estimated cost $1K, described as “Install boiler associated with new building construction. NB filed under 121183799. Energy reviewed and approved at time of full building approval in 2016.”
- Alteration, filed Mar 21, 2023, estimated cost $10K, described as “Suspended scaffold as shown on plans”
- Alteration, filed Mar 10, 2023, estimated cost $1K, described as “Installation and use of temporary mini crane. No change in use, egress or occupancy.”
- Alteration, filed Mar 10, 2023, estimated cost $1K, described as “Installation and use of temporary mini crane. No change in use, egress or occupancy.”

## Property taxes

- Assessment: $59,708,246
- 2026–27 tax: $7,161,169
- Market value (city estimate): $132,684,983
- Taxable value: $59,399,727
- Assessed land: $4,056,278
- Assessed improvements: $55,651,968
- Condo units with their own tax lots: 273

## Tax breaks

- Co-op and condo abatement, with no end date, a $185,727 credit this tax year.

## Zoning

C5-5: floor area ratio 34.78 built, above the 15.00 base zoning allows, which bonuses, transfers or older rules can permit.

## Recent sales

- Sep 10, 2026: $3,105,000, Apt 27D
- Sep 10, 2026: $1,915,000, Apt 77A
- Aug 28, 2026: $2,385,000, Apt 79B
- Aug 25, 2026: $1,825,000, Apt 55B
- Aug 7, 2026: $1,880,000, Apt 56B
- Aug 5, 2026: $3,050,000, Apt 25D
- Jul 16, 2026: $1,985,000, Apt 68B
- Jul 7, 2026: $2,000,000, Apt 66B
- Jun 22, 2026: $1,605,000, Apt 51A
- Jun 15, 2026: $1,935,000, Apt 65B

The 10 most recent of 108 open-market sales since 2016, from the Department of Finance’s sales files.

## Flood zone

Current FEMA flood map: zone X, minimal flood hazard.

## In the news

[The Greenwich Nears Completion at 125 Greenwich Street in Financial District, Manhattan](https://newyorkyimby.com/2024/12/the-greenwich-nears-completion-at-125-greenwich-street-in-financial-district-manhattan.html), New York YIMBY, Dec 27, 2024.

From New York City and Jersey City public records, refreshed within a day of each release. Sources: https://umarelli.org/sources. Methodology and corrections: https://umarelli.org/methodology