Description

Originally constructed in 1860 as a single 25-foot Federal-style residence, 449 and 449 ½ Hudson are rare opportunity to create a right-sized grand West Village residence. Currently a mirrored pair of twin single-family homes, the original structure was divided in the 1980s into two addresses with a 4” CMU firewall between them which, upon probing, appears non-structural and largely superficial. 449 and 449 1/2 Hudson are being offered exclusively as a pair for total asking price of $11,995,000. Property tax for 449 Hudson is $2,128/month and 449 1/2 is $2,102/month (total for the house is $4,230/month). Underlying geometry—aligned floorplates, four-windows at both East and West elevations, plus twin clerestory windows running North-South along the building roof—support a valuable return to full-width living and exceptional natural light from morning to night. Reunification restores the building to its intended scale and unlocks a program aligned with modern expectations: • Centralized vertical circulation, including elevator potential • Seamless connection from parlor to garden • Top Floor Level Master Suite with rooftop access • Full-width entertaining floors At this width, the building departs from the constraints of a typical narrow townhouse—enabling longer sightlines, improved daylight penetration, and materially more flexible floorplate planning. ARCHITECTURE + COMBINATION The original composition remains through continuous brick coursing across the facade, a unified cornice at the roofline, and precisely aligned floor levels. Working food-burning fireplaces and mirrored layouts further reinforce the building’s inherent symmetry. The path to integration is unusually clean: • Demising wall appears non-load-bearing • Removal expected to allow 25-foot column-free spans • Aligned layouts support efficient unification • A nearly perfect surface-to-volume ratio supports green building objectives EXPANSION POTENTIAL Zoning supports meaningful enlargement: • Current interior square footage: 4,432, with 3,324 SF above grade. Plus 160 SF sunrooms off the parlor leading to a private backyard space. • Allowable (FAR 3.44): ~5,779 SF (Unused rights: ~2,455 SF) LANDMARKS PRECEDENTS Nearby LPC approvals within the immediate context support rooftop and rear interventions, providing a credible path for expansion. Listing team is prepared to engage directly with purchaser’s architect and engineer to advance technical diligence, including CCD1/ZRD1 (Construction Code & Zoning Predetermination) filing. Please note figures contained herein are based on initial research and we ask all purchasers to confirm the opportunity with their own Architect and zoning experts. SHOWINGS Showings are by appointment only. Building 449 is rented out to market-rate tenants who vacate in June, 2026. Seller’s agent can show 449 ½ thoroughly through that date. The entire structure will be delivered vacant. ...
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