--- title: "95 Vandam Street #2R, New York City, NY 10013" description: "95 Vandam Street #2R, New York City, NY 10013 — Hudson Square, New York City, NY. Listing Price $2,650,000. 3 bed, 2 bath, 2,200 sqft Illustrative Buyer Commission Share of $39,750 at closing, based on a 3% buyer-broker commission." url: "https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10013/95-vandam-street-2r-ny-10013" source: "Real Estate Rebate Team" dateModified: "2026-09-09T12:40:30.699Z" status: "Active" --- # 95 Vandam Street #2R, New York City, NY 10013 Hudson Square, New York City, NY Courtesy of Compass Last updated: September 9, 2026, 8:40 AM ## At a Glance - **Listing Price**: $2,650,000 - **Beds**: 3 - **Baths**: 2 - **Sqft**: 2,200 - **Common Charges**: $1,304 / mo - **Monthly Taxes**: $1,507 / mo - **Price per Sqft**: $1,205 - **Brokerage Fee**: Share Eligible ## The Private Brokerage Advantage As an independent luxury buyer representative, Régis shares 50% of the buyer-side commission he actually receives on your purchase. Eligible buyers receive that Buyer Commission Share directly at closing to offset closing costs, down payments, or renovations. The figures below are illustrative, based on a **3% buyer-broker commission**; your share follows the commission offered on the transaction. - **Contract Purchase Price**: $2,650,000 - **Illustrative Buyer Commission Share**: -$39,750* - **Illustrative Net Cost**: $2,610,250 *Illustrative Buyer Savings of $39,750 — 50% of a 3% buyer-broker commission, shared at closing.* [Request a private tour](https://realestaterebatesnewyork.com/contact) · [Estimate your Buyer Commission Share](https://realestaterebatesnewyork.com/calculators/buyer-closing-cost-calculator) ## Photos (10) ![95 Vandam Street #2R, New York City, NY 10013 — photo 1 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/281ddc65-6d34-45f0-961f-29fd81be487a.png) ![95 Vandam Street #2R, New York City, NY 10013 — photo 2 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/935573d8-2f65-402b-8492-57a09f1f0578.jpg) ![95 Vandam Street #2R, New York City, NY 10013 — photo 3 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/42ebf6a4-905f-4025-b2c7-f6d96abd0bc3.png) ![95 Vandam Street #2R, New York City, NY 10013 — photo 4 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/8d042ef3-a11a-4efa-98ee-c2d7ed745884.png) ![95 Vandam Street #2R, New York City, NY 10013 — photo 5 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/ac7adbbf-514a-47d3-a5d5-9ce300becf0e.png) ![95 Vandam Street #2R, New York City, NY 10013 — photo 6 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/202c01fe-6b34-40ab-a795-4f639880df6a.jpg) ![95 Vandam Street #2R, New York City, NY 10013 — photo 7 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/a6bd1932-4c1a-4107-989d-75b069096bbc.jpg) ![95 Vandam Street #2R, New York City, NY 10013 — photo 8 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/ff335a9e-85e5-4afa-ba6d-cf47ab7f2577.jpg) ![95 Vandam Street #2R, New York City, NY 10013 — photo 9 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/119de8f4-b209-4aed-a2b8-e4bb313cccff.jpg) ![95 Vandam Street #2R, New York City, NY 10013 — photo 10 of 10](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/66e7ade1-7ba1-4db0-9239-cb88a722249c.jpg) ## Property Overview A rare opportunity to own an expansive artist loft in the heart of Hudson Square! Apartment 2R at 95 Vandam Street offers approximately 2,228 square feet of beautifully renovated living space, soaring ceilings, and the authentic character that makes downtown loft living so special. Currently configured as two bedrooms plus a home office with two full bathrooms, the home opens into an impressive L-shaped great room with approximately 11-foot ceilings. Generous living, dining, and entertaining areas flow effortlessly into the newly renovated open kitchen, creating a comfortable space for both everyday living and large-scale gatherings. The kitchen has been thoughtfully redesigned with an oversized breakfast bar, concealed dry bar, and a set of new high-end stainless steel appliances. Expansive walls throughout the great room provide an ideal backdrop for displaying artwork, while the scale of the space allows for multiple seating and dining areas without sacrificing its open, airy feel. The two exceptionally spacious bedrooms are positioned on opposite sides of the loft, offering excellent privacy. Each comfortably accommodates a king-size bed along with additional furniture and workspace. The primary suite features a generous walk-in closet and a beautifully renovated en-suite bathroom with a jacuzzi tub. The second bedroom is equally impressive in size and offers an entire wall of custom-built closets. A second full bathroom, distinguished by its vintage glass-block shower, is conveniently located off the main living area. Near the entrance, there is a home's laundry room. An additional flexible room provides valuable bonus space and can function beautifully as a home office, nursery, dressing room, or oversized walk-in closet. 95 Vandam Street is an intimate condominium offering key-locked elevator access and just two residences per floor, providing an exceptional level of privacy. With its remarkable scale, 11-foot ceilings, renovated interiors, abundant storage, and unmistakable loft character, Residence 2R presents a unique opportunity to enjoy downtown living in one of Manhattan's most dynamic neighborhoods. ## Property Details - **Property Type**: Condominium - **Beds**: 3 - **Baths**: 2 - **Rooms**: 5 - **Sqft**: 2,200 sqft - **Stories**: 6 - **Year Built**: 1901 - **Price per Sqft**: $1,205 - **Common Charges**: $1,304 / Monthly - **Monthly Taxes**: $1,507 / mo - **Listed On**: Sep 9, 2026 - **Days on Market**: 1 Days ### Residence Features - Common On Floor - Common Area - Laundry Room - In Unit - Entrance Foyer - High Ceilings - Walk-In Closet(s) - Hardwood ## Sales Evidence ### How this price compares The median closed price for comparable condo three-bedroom sales in Hudson Square is $4,512,500, based on 16 sales between November 2024 and June 2026. This home is asking $2,650,000, $1,862,500 below that median. The middle half of those sales closed between $3,593,750 and $5,250,000. - **Median closed price**: $4,512,500 - **Middle half**: $3,593,750 – $5,250,000 - **Based on**: 16 condo three-bedroom sales in Hudson Square - **Period**: November 2024 – June 2026 - **Median $/ft²**: $2,093/ft² Across the 14 of these sales with a published asking price, the median closed at 94.1% of what it originally asked. 86% of them closed below the original ask. This building has not had enough comparable sales of its own in the period to support a median, so the benchmark is drawn from Hudson Square instead. ### How these sales were negotiated - **Sold vs original ask**: 94.1% of the original ask - **Closed below ask**: 86% of 14 sales - **Listed → in contract**: 210 days (about 30 weeks) - **In contract → closed**: 68 days (about 10 weeks) Across the 14 of these sales with a published asking price, the median closed at 94.1% of what it originally asked. 86% of them closed below the original ask. Half of these homes were in contract within 210 days (about 30 weeks) of coming to market, based on the 14 with a recorded listing date. Once a deal was agreed, closing took a further 68 days (about 10 weeks), based on the 14 with both dates recorded. These are two separate periods measured on different clocks — time to find a buyer, and time from agreed deal to closing. They are medians of different sets of sales and do not add together into a single "days on market" figure. Based on 16 condo three-bedroom sales in Hudson Square, November 2024 – June 2026. Each figure counts only the sales that recorded the dates it needs, which is why the denominators differ. ### Price trend Median sold price for condo and house three-bedroom sales in Hudson Square, 2019 to 2023. The series is held to one bedroom count and one ownership type for the same reason: an unfiltered median tracks which apartments sold, not what they were worth. | Year | Median sold price | Sales | | --- | --- | --- | | 2019 | $6,282,500 | 12 | | 2021 | $4,650,000 | 17 | | 2023 | $4,992,500 | 10 | This building does not have enough sales with a recorded floor area to chart its own price per square foot, which is usual for a co-op. The series above follows comparable homes across Hudson Square instead. Sale prices are the consideration recorded with the City in ACRIS, and each sale is dated by the day the City recorded it. A closing date reported to the MLS typically falls one to two weeks earlier. Recorded sales describe what has already happened and are not an appraisal, a valuation, or an estimate of what this home will sell for. [See every recorded sale at 95 Vandam Street](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/95-vandam-street) ## Price and Property History for 95 Vandam Street, Unit 2R Review the recorded listing activity for 95 Vandam Street, Unit 2R, including asking-price changes and prior market dates. - **Last sold (recorded)**: $1,850,000 on November 17, 2020 | Date | Price | Listing event | | --- | --- | --- | | November 17, 2020 | $1,850,000 | Sold — recorded sale price | | August 17, 2020 | $1,950,000 | Entered contract | | July 8, 2020 | $1,950,000 | Listed for sale by The Corcoran Group | ## About The Building ### 95 Vandam Street 95 Vandam Street, New York, NY 10013 A building in the neighborhood, currently featuring 1 active listing. - **Year Built**: 1901 - **Total Units**: 1 - **Floors**: 6 [View the building page](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/95-vandam-street) ### Available Residences — For Sale (1) | Unit | Beds | Baths | Size | Price / Ft² | Price | Listing Office | Listed Date | Days on Market | | --- | --- | --- | --- | --- | --- | --- | --- | --- | | [2R](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10013/95-vandam-street-2r-ny-10013) | 3 | 2 | 2,200 sqft | $1,205 | $2,650,000 | Compass | Sep 9, 2026 | 1 days | ## Estimated Monthly Payment **$16,211 / month**, assuming a 20% down payment ($530,000), a 6.5% interest rate and a 30-year term. The page's calculator lets a buyer change all three. - **Principal & Interest**: $13,400 - **Property Taxes**: $1,507 - **Common Charges**: $1,304 Estimates only. Actual payments may vary. Confirm terms with your lender. ## Potential NYC Second-Home Tax This property may be subject to New York City’s non-primary residence surcharge if it is not used as a qualifying primary residence. The surcharge is based on the NYC Department of Finance market value, not the listing price. [Estimate the Potential Surcharge](https://realestaterebatesnewyork.com/calculators/nyc-second-home-tax-calculator) ## Hudson Square Overview of Hudson Square [Explore Hudson Square](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/hudson-square) · [All Neighborhoods](https://realestaterebatesnewyork.com/neighborhoods) ### Nearby Hudson Square - [Civic Center real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/civic-center) - [SoHo real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/soho) - [Little Italy real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/little-italy) - [Battery Park City real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/battery-park-city) - [Chinatown real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/chinatown) - [Nolita real estate for sale](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/nolita) ## Related Links - [95 Vandam Street — building page](https://realestaterebatesnewyork.com/buildings/new-york-city/manhattan/95-vandam-street) - [Hudson Square neighborhood guide](https://realestaterebatesnewyork.com/neighborhoods/new-york-city/manhattan/hudson-square) - [Estimate your Buyer Commission Share and closing costs](https://realestaterebatesnewyork.com/calculators/buyer-closing-cost-calculator) - [Contact Régis Roumila](https://realestaterebatesnewyork.com/contact) --- > RLS IDX Data display by Real Estate Rebate Team. This information is not verified for authenticity or accuracy and is not guaranteed and may not reflect all real estate activity in the market. ©2026 The Real Estate Board of New York, Inc., All rights reserved. IDX information is provided exclusively for consumers’ personal, non-commercial use and it may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. > All information furnished regarding property for sale, rental or financing is from sources deemed reliable, but no warranty or representation is made as to the accuracy thereof and same is submitted subject to errors, omissions, change of price, rental or other conditions, prior sale, lease or financing or withdrawal without notice. All dimensions are approximate. For exact dimensions, you must hire your own architect or engineer and the number of bedrooms listed is for informational purposes and is not a legal conclusion. Please consult with your own architect or engineer for exact dimensions and legal specifications.