Office condominium · Financial District, Manhattan
55 Water Street
43 Water Street, New York, NY
55 Water Street (43 Water Street) is a 53-floor office condominium in the Financial District, Manhattan, built in 1973, with about 3.6 million square feet of office space according to city records.
Also at 23-43 Old Slip and 43-73 Water Street.
- Office space
- 3.6M SF
- Floors
- 53
- Year built
- 1973
- Zoning
- C6-9
The 2nd largest of the 106 office buildings we track in the Financial District. Compare it with 6 neighbors
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Compared with its neighbors
How 55 Water Street compares
Next to the 6 nearest large office buildings, all within a 2 minute walk, 55 Water Street is the largest by office floor area. It went up in 1973; the median neighbor dates from 1976. Its estimated property tax, about $8.20 a square foot of floor area before abatements, is below the neighbors' median of $10.82.
| Building | Office space | Floors | Built | Tax / SF | Last sale |
|---|---|---|---|---|---|
| 55 Water Street, 43 Water Street | 3.6M SF | 53 | 1973 | $8.20 | n/a |
| 7 Hanover Square | 669K SF | 29 | 1983 | $9.38 | n/a |
| 77 Water Street | 541K SF | 26 | 1969 | $12.64 | n/a |
| 77 Front Street | 930K SF | 36 | 1987 | $13.16 | Apr 2015, $198M |
| 125 Broad Street | 1.1M SF | 40 | 1970 | $11.00 | n/a |
| 85 Broad Street | 994K SF | 31 | 1983 | $10.63 | May 2017, $652M |
| J. & W. Seligman & Company Building, 1 William Street | 105K SF | 12 | 1907 | $9.06 | n/a |
Sources: NYC Department of City Planning, PLUTO 26v2 for size, floors and year built; NYC Department of Finance 2026/27 roll for tax (taxable value times the class rate, before abatements, over the whole floor area); ACRIS for the last deed that moved the whole lot for a real price (a price for several lots is their combined price; condominiums sell by the unit and show n/a). Large means at least 35,000 SF of the building's main use. Walking times are straight-line estimates.
NYC tax lot records
Building facts
- Building name
- 55 Water Street
- Other addresses
- 23-43 Old Slip; 43-73 Water Street
- ZIP code
- 10004 (PLUTO); 10041 (Finance roll)
- Building type
- Office condominium (city class RB)
- Total floor area
- 3,553,553 SF
- Commercial floor area
- 3,553,553 SF
- Office
- 3,553,553 SF
- Height
- 53 floors
- Average floor
- About 67,000 SF (floor area divided by floors)
- Year built
- 1973
- Lot area
- 160,692 SF
- Zoning district
- C6-9
- Built FAR
- 22.11
- Max commercial FAR
- 15
- Tax lot (BBL)
- 1000327501
Nearest subway
- Whitehall St-South Ferry
- Broad St
- Wall St
Source: NYC Department of City Planning, PLUTO 26v2, pulled 2026-10-16; addresses from the Property Address Directory (PAD) 26b; building name checked against Wikipedia, 55 Water Street; subway stations from the MTA Subway Stations dataset, pulled 2026-10-16. Floor areas are the city's estimates for the whole building, not available space. Walking times are straight-line estimates. How we build these pages. Something wrong on this page? Tell us.
NYC storefront registry (Local Law 157)
Storefronts and vacancy
Owners registered one storefront at 55 Water Street for December 31, 2025, the newest annual filing the city has published, and it was not vacant that day.
- Storefronts registered for December 31, 2025
- 1
- Vacant that day
- 0
- Share vacant across the Financial District
- 16.3%
- Share vacant citywide
- 9.2%
- Condominium tax lots that filed
- 1
Vacant on December 31, by year
Need a storefront in the Financial District? Get matchedNYC storefront vacancy report
Source: NYC Department of Finance, Storefronts Reported Vacant or Not (Local Law 157), annual filings for 2019 to 2025, pulled 2026-10-16. Owners of buildings with ground- or second-floor storefronts register each one every year with its status on December 31; counts are by tax lot, summed over the condominium's unit lot that filed, as the owners filed them. The 2025 filing was due June 1, 2026, so a storefront vacant then may have been leased since. A vacant storefront is not always on the market, and none here is listed on Leasemark unless it shows above.
NYC Department of Finance records
Owner, property tax and assessed value
55 Water Street is a condominium of 54 tax lots. NEW WATER STREET CORP, one of 3 owners of record on the roll, owns the units that make up 73% of its market value. For tax year 2026/27 the city values 55 Water Street at $666.5 million and assesses it at $299.9 million. After phase-ins and exemptions its taxable value is $268.6 million; at the Class 4 rate of 10.848% (tax year 2025/26, the latest rate the Department of Finance lists) that comes to about $29.1 million a year before abatements, roughly $8.20 per square foot of floor area. Commercial leases here often pass a tenant's share of tax increases over a base year through as additional rent.
- Largest unit owner
- NEW WATER STREET CORP (73% of market value)
- Tax class
- Class 4 (commercial and industrial)
- City market value
- $666,486,002
- Land market value
- $145,000,000
- Assessed value
- $299,918,714
- Taxable value (phased in)
- $283,746,448
- Exemptions
- $15,181,885
- Estimated yearly tax
- About $29.1 million
- Tax per SF of floor area
- About $8.20
- Condominium tax lots
- 54
- Owners of record
- 3
Manage or lease this building? Claim this page. Requests are reviewed by hand.
How to find who owns any NYC buildingSource: NYC Department of Finance, Property Valuation and Assessment Data (2026/27 roll, summed over 54 condominium tax lots; owner names as the roll records them, which cuts some long names short), pulled 2026-10-16; tax rate from the Department of Finance tax rates page, checked 2026-09-28. The estimate is the taxable value times the class rate. It leaves out abatements, payment-in-lieu-of-taxes agreements and charges, so the actual bill can differ.
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SEC filings (EDGAR)
Companies with offices here
One public company gives 43 Water Street as its office address in SEC filings.
Public company
Source: U.S. Securities and Exchange Commission, EDGAR, Financial Statement Data Sets (2025 Q4 to 2026 Q3) and Form 13F Data Sets (through August 2026), pulled 2026-10-24; names as filed. The address is the one each company reports to the SEC. This is not a tenant roster: private companies and most smaller firms do not file with the SEC, a company can report a building it owns, and an address can trail a move by a quarter. Care-of addresses, blank check companies and asset-backed issuers are left out.
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NYC energy benchmarking (Local Law 84)
Energy score, grade and emissions
55 Water Street reported an ENERGY STAR score of 78 out of 100 for 2024 in its Local Law 84 benchmarking filing. Under Local Law 33 that score earns a B (70 to 84). Its site energy use came to 64.2 kBtu per square foot, 31% below the national median of 93.3 for a similar property. Its greenhouse gas emissions were about 22,761 metric tons of CO2e (6.53 kg per square foot).
- ENERGY STAR score (2024)
- 78 of 100
- Grade this score earns (Local Law 33)
- B (70 to 84)
- Property type (Portfolio Manager)
- Office
- Site energy use intensity
- 64.2 kBtu/SF
- National median for the type
- 93.3 kBtu/SF
- Greenhouse gas emissions
- 22,761 t CO2e
- Emissions per SF
- 6.53 kg CO2e
- Floor area in the filing
- 3,486,407 SF
- ENERGY STAR certified
- 2017, 2018, 2019, 2020, 2023, 2024
ENERGY STAR score by year
Energy sources in 2024
Source: NYC Department of Buildings and Mayor's Office of Climate and Environmental Justice, NYC Building Energy and Water Data Disclosure for Local Law 84 (2024 filing), pulled 2026-10-16; grade cutoffs from the Department of Buildings energy grades page. Figures are as the owner filed them in ENERGY STAR Portfolio Manager. The grade is the one the filed score earns under the law's cutoffs; the Department of Buildings assigns the grade a building posts, which can differ.
Local Law 97 of 2019, estimated
Local Law 97 emissions limit
At its 2024 energy use, 55 Water Street comes to about 16,566 metric tons of CO2e a year under Local Law 97's coefficients, against a limit of 26,948 tons for 2024 to 2029 (61% of the limit), so it would owe no penalty. From 2030 the limit drops to 9,727 tons and the same energy use counts as about 9,624 tons, still under the limit.
- Period
- 2024 to 2029
- Emissions limit
- 26,948 t CO2e
- Estimated emissions
- 16,566 t CO2e
- Under the limit by
- 10,382 t CO2e
- Estimated penalty a year
- None
- Period
- 2030 to 2034
- Emissions limit
- 9,727 t CO2e
- Estimated emissions
- 9,624 t CO2e
- Under the limit by
- 103 t CO2e
- Estimated penalty a year
- None
Estimated from the owner's 2024 Local Law 84 filing, which reports energy by source and floor area by use: Restaurant 20,658 SF; Office 3,425,847 SF; Data Center 24,537 SF; Bank Branch 15,365 SF. It applies the coefficients and per-use limits in Department of Buildings rule 1 RCNY 103-14 and Administrative Code 28-320.3.1.1 (as the Department lists them) and the $268 per ton penalty, checked 2026-10-04. It is not the building's Local Law 97 report: that report can count renewable energy credits, solar and storage deductions and, for 2024 and 2025, the law's occupancy group limits where higher, and penalties can be reduced for good faith efforts.
Change these numbers in the Local Law 97 calculator to see what a cut in energy use would do to the penalty.
How Local Law 97 works: who is covered, the 2030 limits and what owners, tenants and buyers should check.
Own or manage 43 Water Street? List a space here free and we match it against every active requirement.
NYC Department of Buildings permits
Work permits and build-outs
In the 12 months to October 2026, the Department of Buildings issued first permits for 13 jobs at 55 Water Street. In the last two years, interior work was permitted on 12 floors (floors 1 to 3, 10, 11, 13, 14, 32, 38, 44, 52 and 53, the cellar, the concourse, the ground floor and the sub-cellar). The newest build-out, on floors 13 and 14, was first permitted in October 2026 (construction, structural; filed cost estimate $2 million). A sidewalk shed permit here is active until January 12, 2027.
- New jobs, last 12 months
- 13
- Initial permits, last 12 months
- 26
- Newest job first permitted
- October 2026
- Interior build-outs, last 24 months
- 15
- Floors with interior work, last 24 months
- 1 to 3, 10, 11, 13, 14, 32, 38, 44, 52 and 53, cellar, concourse, ground floor, sub-cellar
- Facade and sidewalk jobs, last 24 months
- 2
- Sidewalk shed permit
- Active until Jan 12, 2027
Recent build-outs
New jobs by year
Build-outs across the Financial DistrictWhere NYC offices are being built out
Source: NYC Department of Buildings, DOB NOW: Build Approved Permits, pulled 2026-10-24 (permits issued through 2026-10-22). A job counts once, when its first permit is issued; renewals are not new work. A build-out groups jobs on the same floors first permitted within 120 days of each other. Costs are the estimates filed with the jobs. Jobs filed before DOB NOW (in the older BIS system) are not counted. A permit is approval to do the work; it does not say who the work is for or whether it is finished.
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Questions about 55 Water Street
How big is 55 Water Street?
55 Water Street has about 3.6 million square feet of floor area in total, including 3.6 million square feet of office, according to NYC PLUTO 26v2. These are the city's estimates for the whole building, not space that is available.
When was 55 Water Street built?
City records list 1973 as the year built. The building is 53 floors tall.
What is the address of 55 Water Street?
55 Water Street is at 43 Water Street in the Financial District, Manhattan. City records list 23-43 Old Slip and 43-73 Water Street on the same tax lot (BBL 1000327501). A space listed on Leasemark at any of these addresses shows up on this page.
What is the ZIP code of 43 Water Street?
City records give two ZIP codes for this tax lot: 10004 in NYC PLUTO 26v2 and 10041 on the Department of Finance's assessment roll. Some large New York buildings have a ZIP code of their own beside the area's, so check with the building's management which one it uses before you rely on either.
What is the zoning at 55 Water Street?
The lot is in the C6-9 zoning district. PLUTO lists a built floor area ratio (FAR) of 22.11 and a maximum commercial FAR of 15 for this lot.
What subway station is closest to 55 Water Street?
The closest subway station to 55 Water Street is Whitehall St-South Ferry (the R, W and 1 trains, connected to South Ferry), about 0.2 miles away in a straight line, roughly 4 minutes on foot. Also nearby: Broad St (the J and Z trains), 5 min walk; Wall St (the 2 and 3 trains), 5 min walk. Walking times are straight-line estimates; the street route is longer.
Who owns 55 Water Street?
55 Water Street is a condominium of 54 tax lots. NEW WATER STREET CORP, one of 3 owners of record on the roll, owns the units that make up 73% of its market value. That is from the NYC Department of Finance's 2026/27 assessment roll (BBL 1000327501). Deeds and mortgages for each unit are public in ACRIS, the city's property records system.
Who are the tenants at 55 Water Street?
Leasemark does not have the building's tenant roster, but SEC filings name companies with offices at 55 Water Street. One public company reports the address as its principal executive office: S&P GLOBAL INC. (SPGI). Private companies do not file with the SEC, so the full list of tenants is longer, and a company can also report a building it owns.
What is the energy grade of 55 Water Street?
55 Water Street reported an ENERGY STAR score of 78 for calendar year 2024 in its Local Law 84 benchmarking filing. Under Local Law 33, as amended by Local Law 95 of 2019, a score of 85 or higher earns an A, 70 to 84 a B, 55 to 69 a C and under 55 a D, so 78 earns a B. The Department of Buildings assigns the grade a building posts, so the posted label can differ if a filing was corrected. Its site energy use came to 64.2 kBtu per square foot, 31% below the national median of 93.3 for a similar property. Its greenhouse gas emissions were about 22,761 metric tons of CO2e (6.53 kg per square foot).
Does 55 Water Street meet Local Law 97?
At its 2024 energy use, 55 Water Street comes to about 16,566 metric tons of CO2e a year under Local Law 97's coefficients, against a limit of 26,948 tons for 2024 to 2029 (61% of the limit), so it would owe no penalty. From 2030 the limit drops to 9,727 tons and the same energy use counts as about 9,624 tons, still under the limit. This is an estimate from the owner's 2024 benchmarking filing using the coefficients and per-use limits in the law and the Department of Buildings rule, at $268 per ton over. It is not the building's Local Law 97 report, which can count credits and deductions this estimate cannot.
Is there construction at 55 Water Street?
In the 12 months to October 2026, the Department of Buildings issued first permits for 13 jobs at 55 Water Street. In the last two years, interior work was permitted on 12 floors (floors 1 to 3, 10, 11, 13, 14, 32, 38, 44, 52 and 53, the cellar, the concourse, the ground floor and the sub-cellar). The newest build-out, on floors 13 and 14, was first permitted in October 2026 (construction, structural; filed cost estimate $2 million). A sidewalk shed permit here is active until January 12, 2027. These are the Department of Buildings' DOB NOW work permits for tax lot 1000327501. A permit is approval to do the work; it does not say who the work is for or whether it is finished.
What are the property taxes at 55 Water Street?
The Department of Finance's 2026/27 assessment roll lists a taxable value of $268.6 million for 55 Water Street (the sum of its 54 condominium tax lots). At the Class 4 rate of 10.848% (tax year 2025/26, the latest rate the Department of Finance lists), that is about $29.1 million a year, roughly $8.20 per square foot of floor area, before abatements such as ICAP. The city's property tax records for BBL 1000327501 show the actual bill.
What is the assessed value of 55 Water Street?
For tax year 2026/27, the NYC Department of Finance puts the market value of 55 Water Street at $666.5 million ($145 million of it land) and its assessed value at $299.9 million, the 45% of market value the city assesses for Class 4 property.
Are there vacant storefronts at 55 Water Street?
Owners registered one storefront at 55 Water Street for December 31, 2025, the newest annual filing the city has published, and it was not vacant that day. These are the owners' filings with the Department of Finance under Local Law 157, so a storefront may have come free since. Owners and brokers can list a storefront on Leasemark for free.
Is there office space for lease at 55 Water Street?
No space at 43 Water Street is listed on Leasemark right now. Owners and brokers can list space here for free, and tenants can post a requirement to be matched when space opens up.
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