---
title: "145 Hudson Street Penthouse: $59.5M Buyer Analysis"
description: "Buyer analysis of Bobby Axelrod’s Billions penthouse at 145 Hudson Street in Tribeca, including its $59.5M price, terrace, history and costs."
url: "https://realestaterebatesnewyork.com/guides/145-hudson-street-tribeca-penthouse-buyer-analysis"
source: "Real Estate Rebate Team"
---

Real Estate Rebate Team


Licensed Broker NY & NJ · License: 10491211335


## Why Bobby Axelrod’s Billions penthouse is more than a celebrity listing


The glass penthouse at [145 Hudson Street](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10013/145-hudson-street-ph-PH-ny-10013) became familiar to television audiences as Bobby Axelrod’s home in _Billions_, played by Damian Lewis. Robb Report identifies the duplex as a prominent filming location during seasons three through five, while 6sqft and Mansion Global also connect the residence to the Showtime series.

That visibility gives the Sky Lofts penthouse an unusually recognizable identity. It does not determine what a buyer should pay. The durable case rests on a James Carpenter glass-and-steel pavilion above a 1929 Tribeca printing factory, approximately 7,493 square feet of interior space, about 4,500 square feet of wraparound terrace, double-height entertaining rooms and three dedicated parking spaces.

At $59.5 million, the buyer is underwriting architecture, privacy, outdoor space, condition, operating costs and scarcity. The Bobby Axelrod association can support attention and storytelling, but it should not replace comparable-property analysis, condominium review or physical due diligence.


### The penthouse under analysis

#### 145 Hudson Street #PH, New York, NY 10013
Price$59,500,000
Space4 beds, 4.5 baths
NeighborhoodTribeca
BoroughManhattan


[View the current listing](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10013/145-hudson-street-ph-PH-ny-10013)


Courtesy of Compass


The active 145 Hudson Street penthouse listing is co-listed by Compass and The Modlin Group through REBNY RLS.


At the current asking price, the purchase price plus estimated mansion tax is approximately $61.82 million before legal fees, title costs, financing, insurance and advisory expenses.

Current asking price, interior area, terrace area, price per interior square foot, estimated mansion tax and reported fixed ownership costs for the penthouse at 145 Hudson Street.Item
Amount
Basis
Current asking price
$59,500,000
Active REBNY RLS listing reviewed August 3, 2026
Reported interior area
7,493 square feet
Structured REBNY RLS listing data
Reported private terrace
Approximately 4,500 square feet
Current listing description
Asking price per interior square foot
Approximately $7,941
Calculated from $59.5 million and 7,493 reported interior square feet
Estimated New York State mansion tax
$2,320,500
3.9% of the current asking price, assuming a purchase above $25 million
Reported fixed costs including current assessments
Approximately $48,759 per month
Monthly common charges of $22,031, annual taxes of $233,040, and stated monthly assessments totaling $7,308


The penthouse asks $59.5 million for 7,493 reported interior square feet and about 4,500 square feet of terrace. The asking price is approximately $7,941 per interior square foot. Estimated mansion tax is $2.3205 million, and reported fixed monthly costs including current assessments are approximately $48,759.


### The glass pavilion is the asset, not merely the view
[View full size](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/15c3f6f8-dab3-4506-8399-905d55a6c858.png)
The penthouse was conceived by architect James Carpenter as a glass residence above the historic industrial building. Listing image courtesy of Compass and The Modlin Group through REBNY RLS.

The residence does not behave like a conventional penthouse inserted into a new tower. It sits above a 1929 industrial building as a distinct glass pavilion, set back from the historic facade below.

The current listing describes UV-coated, high-performance insulated glass designed to admit filtered natural light while helping protect the interiors and artwork. That technical specification matters because the glass envelope is both the residence’s defining feature and a major long-term maintenance question.

A buyer should understand the facade as a building system, not only as an aesthetic gesture. Replacement responsibility, warranties, access, condensation history, seal performance, solar gain, shading and insurance treatment deserve specialist review.


### The rooftop pavilion reads as a separate house above Tribeca
[View full size](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/45c7a7f8-6f29-4432-a93e-4087f77a5fdd.jpg)
The James Carpenter glass pavilion rises above the historic Sky Lofts building. Listing image courtesy of Compass and The Modlin Group through REBNY RLS.

The exterior view makes the property’s architectural proposition immediately clear. The residence is not simply the top floor of the building. It is a transparent two-level pavilion set above the original industrial structure, with the terrace wrapping around it.

That separation supports privacy, light and identity, but it also means the roof, terrace and glass enclosure operate as interconnected systems. Their maintenance history should be reviewed together.


## The terrace changes the category of the property


Approximately 4,500 square feet of wraparound private terrace is not a minor amenity attached to the apartment. It is a second living environment with exposure in multiple directions and direct access from the principal entertaining rooms.

The terrace creates a type of indoor-outdoor scale that is difficult to reproduce in Tribeca. It also introduces obligations that are easy to understate in marketing: waterproofing, drainage, membrane history, pavers, railings, wind conditions, irrigation, landscaping, snow removal and rules governing structures, lighting and large gatherings.

The buyer should review whether the terrace is owned, limited common element or subject to another legal designation, and determine which repair costs belong to the owner versus the condominium.


## The renovation may save years, but only for the right buyer


The interiors were recently renovated by PHDesign with a highly specific material program: cerused oak, silver travertine, brass, custom Italian millwork, smoked-oak herringbone floors, hand-troweled plaster and integrated art lighting.

For a buyer whose taste aligns with the existing work, the apartment may avoid years of design development, Landmarks review, condominium approval, procurement and construction. That time value can be substantial in a property with a complex glass envelope and highly customized systems.

The premium becomes less transferable when the buyer plans to change the kitchen, staircase, lighting, paneling or bedroom configuration. Reproduction cost and resale value are different figures, particularly when craftsmanship is tailored to one owner’s collection and way of living.


### The renovation is designed around art, materials and long sightlines
[View full size](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/cb47fe74-4f9e-417c-a3ca-5e5a500fec4c.png)
Custom millwork, polished concrete and integrated art display shape the living areas. Listing image courtesy of Compass and The Modlin Group through REBNY RLS.

The living areas show how the PHDesign renovation uses cerused oak, stone, brass and restrained furnishings to keep attention on the artwork and the city beyond. The custom millwork is not incidental decoration. It defines circulation, storage and the visual rhythm of the rooms.

A buyer who appreciates this approach may be acquiring a highly resolved interior. A buyer planning major changes should assume that alterations may affect several connected custom elements rather than one isolated finish.


## The plan separates spectacle from privacy


The lower level is organized for entertaining. A private elevator opens into a south-facing double-height great room with approximately 18-foot ceilings, a two-story hearth and direct access to the terrace. The same level includes formal dining, a chef’s kitchen, den, library or media room and a game room with an en-suite bath that is marketed as a possible fourth bedroom.

The upper level contains three dedicated bedrooms. The corner primary suite has Hudson River and city exposures, a wood-burning fireplace, two walk-in closets and a travertine bathroom. Two additional bedrooms have en-suite baths and easterly views.

The listing is marketed as four bedrooms and four and a half bathrooms because the game room can serve as the fourth bedroom. A buyer should decide whether that flexible room works as a permanent bedroom or whether the home should be understood as a three-bedroom residence with an additional en-suite game room.


### The entertaining floor is expansive, but highly programmed
[View full size](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/4f0735e5-43c8-4e4d-9c05-7d8b15ac904b.jpg)
The lower level is arranged for large-scale entertaining and art display. Listing image courtesy of Compass and The Modlin Group through REBNY RLS.

The dining room illustrates the scale and specificity of the lower level. Large rooms flow into one another, yet artwork, screens, lighting and millwork give each zone a distinct function.

This is an advantage for formal entertaining and collection display. It may be less flexible for a buyer seeking a simpler open loft or a more conventional family plan. Furniture placement, acoustics and circulation should be tested during more than one visit.


- Building origin
### 145 Hudson Street was built as a Tribeca printing factory
The underlying Art Deco industrial building dates to 1929 and was later converted into the boutique Sky Lofts condominium.**When:** 1929
- Penthouse creationImportant
### James Carpenter designed the glass pavilion above the historic building
The penthouse was added during the early-2000s condominium conversion. Contemporary reporting notes that the rooftop addition drew prolonged Landmarks scrutiny before becoming one of downtown Manhattan’s most distinctive residences.**When:** Early 2000s
- Benchmark saleImportant
### William Duker purchased the penthouse for $30.5 million
The 2009 transaction set a downtown Manhattan apartment benchmark at the time. Developer Stanley Scott was the seller.**When:** 2009
- Prior asking priceImportant
### The penthouse was offered at $45 million and did not sell
The property returned to the market at $45 million in March 2017 and was taken off the market that September. CNBC revisited the residence in 2019 while discussing the Billions filming location. The current $59.5 million ask is approximately 32.2% above the unsuccessful 2017 price.**When:** 2017 to 2019
- Television history
### The penthouse became Bobby Axelrod’s home in Billions
The residence appeared prominently in the Showtime series, with press coverage placing it in seasons three through five.**When:** Series era
- Major renovationImportant
### PHDesign completed a comprehensive interior renovation
The current offering presents the residence as newly renovated with cerused oak, brass, travertine, smoked-oak flooring, hand-troweled plaster and integrated lighting and climate systems.**When:** Before the 2026 listing
- Current offeringImportant
### The renovated Sky Lofts penthouse returned at $59.5 million
The active listing markets the home as four bedrooms and four and a half bathrooms. The physical plan contains three dedicated bedrooms plus an en-suite game room that can serve as the fourth bedroom, along with approximately 7,493 interior square feet, about 4,500 square feet of terrace and three parking spaces.**When:** June 2026


The penthouse combines historic industrial context, James Carpenter architecture, repeated prior marketing, a record-setting sale and Billions recognition. The unsuccessful $45 million offering is especially relevant when evaluating the current $59.5 million ask.


## The earlier asking prices are more useful than the 2009 sale alone


William Duker purchased the penthouse from developer Stanley Scott for approximately $30.5 million in 2009. At the time, the transaction was described as a downtown Manhattan apartment price benchmark.

The more useful negotiating fact is that the penthouse later returned to market at $45 million in March 2017 and was taken off the market that September without a sale. CNBC covered the residence again in 2019 in connection with its use in _Billions_. The current $59.5 million asking price is $14.5 million, or approximately 32.2%, above the unsuccessful 2017 ask.

The comparison is not perfectly like-for-like because the residence has since undergone a major PHDesign renovation. Even so, the prior exposure matters. A buyer should ask how much of the increase is supported by renovation cost and quality, how much reflects broader market movement, and how much is being assigned to rarity and cultural recognition.

The 2009 purchase price also remains context rather than a direct appraisal benchmark. A 2026 buyer should focus on current alternatives, terrace scarcity, replacement difficulty, legal rights, condition, carrying costs and the seller’s prior attempts to establish a market price.


The strongest value arguments are architectural scarcity, outdoor space, condition and parking. The television association is real, but its financial value is subjective and should not carry the underwriting.

Major value components and the corresponding buyer review for the 145 Hudson Street penthouse.Value component
Why it may support value
What must be reviewed
James Carpenter glass architecture
A singular pavilion above a landmark industrial building is difficult to reproduce.
Glass performance, warranties, maintenance history, repair responsibility and insurance.
Approximately 4,500 square feet of terrace
Large wraparound outdoor space with multiple exposures is scarce in Tribeca.
Legal designation, waterproofing, drainage, rules, repair obligations and assessment history.
Recent PHDesign renovation
May save a buyer substantial design, approval and construction time.
Permits, approvals, warranties, contractor records, system access and replacement availability.
Three dedicated parking spaces
Multiple deeded or dedicated spaces are unusual and operationally valuable downtown.
Ownership, transfer rights, recurring charges, taxes and whether spaces can be sold separately.
Billions association
Creates recognition and a distinct ownership story.
Treat as cultural context rather than a measurable or guaranteed resale premium.


The table identifies five value components: the James Carpenter glass architecture, approximately 4,500 square feet of terrace, the recent PHDesign renovation, three parking spaces and the Billions association. It explains why each may matter and what the buyer should verify.


## The current assessments need a precise expiration schedule


The listing states a monthly capital assessment of $1,325 and a monthly special assessment of $5,983, both inclusive of the parking spaces. Together they add $7,308 per month to the reported common charges and property taxes.

A buyer should obtain the board resolutions, purpose, start date, remaining balance and expected end date for each assessment. It is also important to determine whether additional work is under discussion and whether the seller will pay, escrow or prorate any remaining obligation at closing.

Assessments are not automatically a sign of financial weakness. They may reflect responsible capital work. Their meaning depends on the project being funded, the condominium’s reserves and the likelihood of further calls on owners.


## A second-home buyer should model the non-primary residence surcharge


A buyer planning to use the penthouse as a pied-à-terre or other non-primary residence should review New York City’s new non-primary residence property surcharge before signing a contract. The surcharge is based on the Department of Finance market value, not the $59.5 million asking price, so it cannot be calculated accurately from the listing alone.

For a condominium, the relevant DOF market-value threshold begins at $1 million. The buyer should obtain the current Notice of Property Value, confirm the DOF market value and review the intended occupancy structure with tax and legal advisers. Read the [NYC pied-à-terre tax deadline and eligibility guide](https://realestaterebatesnewyork.com/guides/nyc-pied-a-terre-tax-september-18-deadline) for the current rules, exemptions and September 18, 2026 deadline.


## Due diligence should extend beyond a standard condominium review

- Confirm the offering-plan square footage and the legal status of the terrace and parking spaces.
- Review the glass facade, roof interfaces, seals, shading systems, water history and maintenance access with qualified specialists.
- Obtain all renovation plans, permits, Landmarks approvals, condominium approvals, warranties and contractor records.
- Inspect the three wood-burning fireplaces and verify permits, flues, maintenance and building rules.
- Test the Lutron system, security, climate control, humidification, radiant heating, elevator access and custom lighting.
- Review terrace waterproofing, drainage, railings, pavers, landscaping systems and wind conditions.
- Confirm the remaining duration and purpose of the capital and special assessments.
- Review audited financials, reserves, insurance, litigation, capital plans and any discussion of future assessments.
- Verify whether common charges and taxes for each parking space are fully reflected in the listing figures.
- Model staffing, landscape care, glass cleaning, systems maintenance, insurance and art-related environmental controls in the annual operating budget.


## Who is the property best suited to?


The strongest fit is a buyer who values architectural identity, substantial outdoor space and large-scale entertaining more than the amenities of a new supertall tower. The residence also favors someone who appreciates Tribeca’s lower-rise context and wants privacy above a boutique condominium rather than a heavily programmed amenity building.

The fit is less straightforward for a buyer who requires single-level living, four fixed bedroom suites, extensive staff quarters or a large building wellness program. A buyer who dislikes the existing material palette may face an expensive and technically complex alteration project.

The three parking spaces may be especially meaningful to a household with multiple drivers, security needs or regular movement between Manhattan and secondary residences.


### The private level offers views and separation from the entertaining rooms
[View full size](https://realestaterebatesnewyork-bucket.nyc3.cdn.digitaloceanspaces.com/3150544f-bf70-444b-940c-38efe66727d8.jpg)
The bedroom level combines skyline views with separation from the entertaining floor. Listing image courtesy of Compass and The Modlin Group through REBNY RLS.

The bedroom level is quieter and more restrained than the public floor below. Full-height glazing preserves the panoramic experience, while the upper-level location separates sleeping rooms from the principal entertaining spaces.

The primary suite and bathrooms deserve the same technical review as the public rooms, including glazing performance, privacy, climate control, radiant heating, plumbing access and the condition of custom stone and millwork.


## My assessment: an irreplaceable property still needs a disciplined basis


The penthouse has several qualities that cannot be reduced to a standard comparable-sales grid. Its glass pavilion architecture, wraparound terrace, double-height rooms, Tribeca setting and parking package create legitimate scarcity.

The current renovation strengthens the turnkey case, but it also concentrates value in highly personal finishes and specialized building systems. The reported assessments and substantial annual carrying costs deserve the same attention as the visual impact.

A buyer should not dismiss the asking price simply because conventional price-per-square-foot comparisons are imperfect. The buyer should also not accept the premium merely because the apartment is famous or difficult to replicate.

The negotiation should be built around verified square footage, terrace rights, physical condition, assessment exposure, current trophy alternatives and the cost of reproducing a comparable residence.


## Private buyer representation for 145 Hudson Street


At $59.5 million, the work should begin before an offer is submitted. I would compare the penthouse with current downtown alternatives, coordinate the legal and technical review, examine the assessments and carrying costs, and build the offer around the buyer’s actual options.

Buyer-side compensation is negotiable. Depending on the transaction and compensation offered, potential Buyer Savings or a Commission Share may be available and should be discussed before representation begins.

[Contact Régis Roumila](https://realestaterebatesnewyork.com/contact) for private buyer representation, confidential property comparisons and access coordination.


## Sources and methodology


This article was written by **[Régis Roumila](https://realestaterebatesnewyork.com/regis-roumila)**, founder of Real Estate Rebate Team and a licensed real estate broker in New York and New Jersey with more than 25 years of experience in the New York City market.

Current asking price, apartment specifications, common charges, taxes, assessments, listing description, images and amenity information come from the active REBNY RLS listings for the penthouse at 145 Hudson Street, reviewed August 4, 2026. The co-listing is led by Jim St. André and Trevor Stephens of Compass, with Adam Modlin and Andrew Nierenberg of The Modlin Group. Current 6sqft listing attribution also names Michael Maniawski on the Compass side.

Robb Report, 6sqft, Mansion Global, CNBC and current public listing histories were reviewed for recurring entities and factual coverage. These sources identify 145 Hudson Street, the Sky Lofts condominium, Tribeca, architect James Carpenter, the 1929 printing-factory origin, the residence’s use as Bobby Axelrod’s home in _Billions_, the reported $30.5 million 2009 sale, the unsuccessful $45 million 2017 offering and the 2026 asking price of $59.5 million.

The publications do not agree on every secondary measurement. Mansion Global’s article text refers to 3,500 square feet of terrace, while its image caption and the current REBNY RLS listing report approximately 4,500 square feet. This article uses the current listing figure and flags all dimensions for independent confirmation.

The price-per-square-foot calculation uses the $59.5 million asking price and 7,493 square feet reported in the structured listing feed. The mansion-tax estimate applies the 3.9% New York State rate for residential purchases of $25 million or more. Fixed monthly costs combine the reported $22,031 common charges, $233,040 annual property taxes and stated monthly assessments of $1,325 and $5,983.

This article separates listing facts and reported history from buyer analysis. It does not independently verify condominium documents, square footage, terrace rights, parking ownership, financials, litigation, assessments, engineering conditions, alteration approvals, taxes, title, future views or system performance. Buyers should confirm those matters with their attorney, accountant, tax adviser, architect, engineer, inspector, lender, insurance professional and other appropriate specialists.

### Related links
- [View the current listing for the 145 Hudson Street penthouse](https://realestaterebatesnewyork.com/buy/newyorkcity/manhattan/10013/145-hudson-street-ph-PH-ny-10013)
- [Read about the NYC non-primary residence surcharge and September 18 deadline](https://realestaterebatesnewyork.com/guides/nyc-pied-a-terre-tax-september-18-deadline)
- [Estimate NYC buyer closing costs](https://realestaterebatesnewyork.com/calculators/buyer-closing-cost-calculator)
- [Read the Q2 2026 NYC real estate market report](https://realestaterebatesnewyork.com/guides/nyc-real-estate-market-report-q2-2026)
- [Contact Régis Roumila for private buyer representation](https://realestaterebatesnewyork.com/contact)


Private Advisory • Régis Roumila

## Have Questions Before You Buy?

Whether you are just starting your search or ready to make an offer, expert guidance is paramount. Connect directly with Regis for high-level guidance, custom market reports, or to discuss the Buyer Commission Share.
[Schedule a Consultation](https://realestaterebatesnewyork.com/contact)


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145 Hudson Street Penthouse: $59.5M Buyer Analysis

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