220 East 9th Street, Downtown's Next Iconic Condo, Now Under Construction

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Downtown Manhattan is about to welcome a striking new addition with the arrival of 220 East 9th Street—a boutique, architecturally distinct condominium that blends classic industrial charm with modern luxury. Rising at the convergence of Astor Place, the East Village, NoHo, and Greenwich Village, this red-brick gem from Arcus, the team behind 150 Wooster and The Wythe Lane Townhouses, is designed to stand the test of time. The hand-laid façade features oversized arched and factory-style windows, nodding to the area’s iconic loft aesthetic while offering a refined residential experience unlike anything else on the market.

Inside, each of the 18 one- to four-bedroom homes is uniquely laid out and appointed with soaring board-formed concrete ceilings, custom oak kitchens, and American-made finishes that emphasize both quality and craft. With seven residences featuring large private terraces—including three exceptional penthouses—220e9th offers indoor-outdoor living that’s as rare as it is luxurious. Amenities include a 24-hour attended lobby, a fitness center with a dedicated Pilates studio, a sauna, a pet grooming station, and a Japanese-style viewing garden, all tailored to elevate the daily experience of its future residents.

Now under construction, 220e9th is slated to launch sales this fall, exclusively with The Hudson Advisory Team at Compass (Clayton Orrigo & Stephen Ferrara). With private on-site parking and a location that blends the energy of Downtown with the tranquility of a tree-lined street, this development is already being hailed as one of the most thoughtfully designed new builds in the city.

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Designing and Developing 32-34 Walker Street in Tribeca

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By Cedric Abboud, Principal of Urban Capital Group and SOMA Projects

Tribeca remains one of New York’s most architecturally distinct neighborhoods, celebrated for its 19th-century cast-iron buildings, loft style luxury living, and vibrant, close-knit community. For architects and developers, building in a landmarked district like Tribeca means more than creating something new. It means respecting the neighborhood’s industrial legacy while contributing thoughtful, contemporary design.

At 32 Walker Street, we faced a unique challenge, we set out to merge a historic cast-iron building from 1850, once a textile warehouse, with a new structure to create a unified building that is contextual, visually striking, and financially viable. The result is an irreplicable boutique luxury residence in the landmark district, offering ceiling heights ranging from 12 to 16 feet, direct southwest exposure, and rare unobstructed views within the architectural fabric of Tribeca.

By collaborating early with Higgins Quasebart, our historic Consultant, under the oversight of the Landmarks Preservation Commission (LPC), we embraced a design approach that sought dialogue rather than disruption. We began by studying the block’s architectural DNA, repetitive window rhythms, and richly textured façades. Tribeca’s industrial buildings are timeless, defined by generous proportions, large volumes, and oversized windows. Our first move was to follow the window pattern of the original structure and align the floor levels, ensuring the new and historic elements read as a single, cohesive building.

Natural limestone gradually evolved as the right material choice, a subtle nod to the area’s classical heritage and the character of old New York. The design draws inspiration from Judd House, the quintessential cast-iron reference, as well as from Tadao Ando’s 152 Elizabeth and One Kensington Gardens in London by David Chipperfield, with an emphasis on simplicity and elegance. Inside, the architecture is guided by a principle of quiet luxury, with high ceilings, restrained detailing, and robust, natural materials. The interiors feature natural oak, natural stone, and top-tier fixtures sourced from some of the finest vendors and fabricators in the world.

Designing in a landmark district inevitably comes with challenges. A building’s bulk and visibility are closely scrutinized by the LPC. These factors directly impact sellable square footage and the overall feasibility of a project. There was significant skepticism early on about whether the penthouse floor would be approved as proposed. As the project advanced and gained traction as we partnered with Prosper Property Group on the development, and then engaged with The Turett Collaborative (TTC), a New York architecture firm with extensive experience in Tribeca to succeed in the process. The team’s expertise was instrumental in refining the design, addressing regulatory requirements, and navigating the Department of Buildings process.  Through close collaboration, we earned unanimous LPC support. 

Tribeca is not just a neighborhood. It is an archive of New York’s mercantile and architectural history. Every new project should enhance that legacy by being contextual to its neighborhood and a positive addition. At 32 Walker, we are proud to add a quiet, confident new chapter. By honoring the site’s history, simplifying complexity at every stage, and embracing collaboration, we have achieved an optimized design with layouts that support modern living, all while aiming to deliver the project under budget and at record speed for the historic district.

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The Unintended Consequences of Nominating a Socialist Mayor

As a longtime broker working with New York’s most discerning clients, I’ve come to recognize subtle shifts in psyche long before they materialize in market data. Following the results of last night’s mayoral election, one of those shifts is underway.

While no mass exodus is occurring, the conversations among high-net-worth property owners are different today than they were even a week ago. There is concern—measured but real—about the direction the city may take under this new administration. For many, it’s not just about politics; it’s about values, stability, and the long-term vision for the city they’ve invested in, both financially and emotionally.

Some are beginning to weigh their options. These aren’t panic-driven decisions, but calculated ones. The potential for increased taxation, changes to property policies, concerns for safety, and a broader sense of unease about the city’s leadership are causing people to ask: Is now the time to consider a change?

For some, that might eventually mean selling and relocating to states where the financial and political climate feels more aligned with their priorities. For others, it may simply mean watching closely and holding decisions for a later date. But the conversation is undeniably happening.

New York is always in flux—that’s part of its identity. What we’re seeing now is not an end, but a turning point. Whether this moment becomes a footnote or a catalyst will depend, in part, on how the election unfolds in the coming months.

— Steven Cohen

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Upper East Side in Bloom: Why Downtown is Still Flocking Uptown

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By Lisa Simonsen, Brown Harris Stevens

Even after the first Monday in May, the Upper East Side remains undeniably hot. The renewed buzz isn't just about the allure of new luxury condos like The Surrey and The Giorgio Armani Residences; it's a cultural and residential renaissance that continues to draw significant attention. With a vibrant mix of established and new restaurants, Frida Escobedo’s innovative Met wing design underway, and the newly unveiled, stunningly renovated Frick Collection welcoming visitors, the UES is a thriving hub of activity. Bloomberg’s recent recognition of the Upper East Side as a top travel destination for 2025 is well-deserved.

We're still witnessing a "Great Migration" of downtown dwellers drawn by the UES's dynamic restaurant scene, exclusive private clubs like Casa Tua, unparalleled high-end retail, and, crucially, its top-tier private schools. When clients seek their uptown dream homes, the blend of classic charm and modern vibrancy, access to world-class culture, exceptional quality of life anchored by Central Park, and consistently excellent schools remain key selling points.

Elegant pre-war architecture and white-glove service in many buildings add to the timeless appeal of the UES. The significant influx during and post-Covid was fueled by the need for more spacious residences, immediate proximity to green spaces, and the strong sense of established community offered by these uptown enclaves during uncertain times.

Meanwhile, securing a coveted reservation at some of the newer culinary hotspots requires planning! The retail landscape is ever-evolving and now includes an expanded presence of new boutiques, along with established luxury brands along Madison Avenue like Chanel, Ralph Lauren, Hermes, and Maison Goyard. Boutique stores like Ludivine offer curated collections from luxury and contemporary designers. The Upper East Side is competing with downtown’s “perfume Alley” on Elizabeth Street, with many notable perfumeries opening along Madison Avenue.   Culturally the reopening of the beautifully renovated Frick Collection by Annabelle Selldorf is a major draw.

We continue to observe a gradual shift towards greater pragmatism among coop boards regarding financing and the streamlining of their application processes, likely influenced by sustained market demand. Some buyers prioritize proximity to their children’s schools, and while breathtaking park views are always desirable, practical considerations often take precedence.

The Simonsen Team consistently has access to a curated selection of exceptional uptown properties both on and off the market, with current strong buyer interest focused on fully renovated, move-in ready condominiums offering modern amenities and meticulously restored pre-war coops in prime locations. The market for elegant townhouses also remains highly competitive due to limited availability.

Currently, we are seeing a particularly strong trend towards high-end, meticulously renovated condominiums that offer immediate occupancy and modern conveniences, alongside a steady demand for beautifully maintained pre-war coops in premier buildings. Outdoor space remains a particular draw across all price points.

The Upper East Side undoubtedly has renewed energy and cultural richness right now. The downtown migration continues as buyers recognize the exceptional lifestyle offered by this iconic Manhattan neighborhood. It’s an opportune time to experience the enduring and evolving appeal of the neighborhood.

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No. 79 Bar & Terrace Is the Lower East Side's Chic New Cocktail Spot—With Charlotte Voisey Behind the Bar

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A new bar has arrived on the Lower East Side—and it’s bringing more than just good drinks. No. 79 Bar & Terrace, from nightlife impresario Nur Khan, officially opens at 79 Rivington Street with a seductive blend of vintage French design, downtown energy, and sweeping skyline views. The space features a street-level bar with hydraulic hangar doors and a second-floor terrace overlooking Manhattan, wrapped in a retro-chic aesthetic that channels the golden age of cocktail culture.

Behind the drinks is acclaimed mixologist Charlotte Voisey, whose spring-to-summer cocktail menu is as elegant as it is playful. Expect polished twists on classics like the LES Spritz with Hendrick’s Gin and mint, the bold Smoke Show with mezcal and tamarind, and an Espresso Old Fashioned crafted with Michter’s Bourbon. Executive Chef Chris Skoda (formerly of Sartiano’s) complements the lineup with elevated takes on nostalgic bar bites like gourmet chicken nuggets and skewered snacks.

With a playlist curated by Khan himself and interiors decked out in moody black-and-white photography by Sante D’Orazio, No. 79 is designed to be more than just a bar—it’s a scene. Open Thursday through Saturday from 5 p.m. until late, this new spot invites locals and nightlife veterans alike to sip, snack, and soak up the LES energy with a perfectly chilled drink in hand.

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