Elevators rising, prices falling: Where to look for a penthouse on the LES
Tip-Top: 2BR Under $3M
Next up in the Tip-Top Series: two-bedrooms under $3M. The top floor delivers peace from street noise, extra privacy, and the best chance at sweeping views.
List Price: $2,395,000
Overview
Monthly carrying costs: $4,214 (Taxes $1,583 + CC $2,631)
2 bed / 2 bath
Condo
Highlights
800+ sq ft of outdoor space, including a duplex private terrace
Sublime views
Considerations
Initially listed in 2015 at $3.2M, that’s it’s available for shy of $2.4M now says something was wrong then, now, or both!
Summary
Boutique condo penthouse with many obvious attractions; requires due diligence to know if this is a steal or a swindle!
List Price: $2,200,000
Overview
Monthly: $4,069 (Taxes $2,677 + CC $1,392)
2 bed / 2 bath • 1,445 sq ft • PPSF $1,522
Condo
Highlights
Duplex layout with outdoor space
Private, keyed elevator and in-unit laundry
Part of the unique Switch Building (which looks like a column of patterned switches)
Considerations
It has a living room view of a parking lot. (Cue the Big Yellow Taxi song.)
Summary
Balanced value offering a sizable unit with tasteful furnishings and amenities, including two bathrooms, elevator access, and laundry.
List Price: $2,395,000
Overview
Monthly carrying costs: $3,559 (Taxes $2,719 + CC $840)
2 bed / 2 bath • 1,255 sq ft • PPSF $1,908
Condo
Highlights
4 private outdoor spaces, including a rooftop terrace
Private, keyed elevator and in-unit laundry
360-degree views
Considerations
High price per sq ft, particularly given the amount of outdoor space that may be un- or less usable during winter months.
Summary
Enticing for those who want a full building floor, spectacular city views, and nearness to Houston Street.
List Price: $2,995,000
Overview
Monthly carrying costs: $9,256 (Taxes $3,901 + CC $5,355)
2 bed / 3 bath • 2,500 sq ft • PPSF $1,198
Condo
Highlights
Magnificent outdoor space, including a private terrace
Duplex layout, with extensive views and light
Privacy and status, all together in one big, modern space
Considerations
Plenty. This is located in the BLUE Residential Tower. If you’ve been to the LES, you’ve seen it (and you might feel a certain way about it.) Also, this unit was listed for $4M in 2024; it’s now on offer for 25% less, an indication of misalignment (somewhere).
Plus, there are a lot of windows to clean!
Summary
Largest by far with true duplex penthouse scale and best PPSF; very steep monthlies will matter for carrying or investment returns.
M4L’s Recommendation
Best overall pick: 50 Clinton Street is the most intriguing option, assuming the due diligence comes back suggesting it was “only” overpriced. The unit at 148 Attorney Street is also eye-catching—and less expensive—but Clinton Street has more to offer, not just the rooftop sights but the action on the ground.
