449 & 449½ Hudson Street

The Story

One townhouse, currently lived as two.

Originally constructed in 1860 as a single 25-foot Federal-style residence, 449 and 449½ Hudson are a rare opportunity to create a right-sized grand West Village home. The original structure was divided in the 1980s into two addresses with a 4-inch CMU firewall between them which, upon probing, appears non-structural and largely superficial.

Underlying geometry — aligned floorplates, four windows at both east and west elevations, plus twin clerestory windows running north-south along the roof — supports a valuable return to full-width living and exceptional natural light from morning to night.

The cornice runs unbroken across both halves. The sill lines align. The doors sit at a single, consistent height. Whether you keep the two homes as they are, reunite them, or imagine something new on top of it, the bones are extraordinary.

Front facade of 449 and 449½ Hudson Street

Continuous cornice line across both addresses

The cornice, brick coursing, and door heights run unbroken across both halves.

What you'll find inside

The character of the West Village, the comfort of a single-family home.

Two private gardens

Rare West Village outdoor space on each side, with 160 sq ft sunrooms off the parlor floor opening directly onto planted beds and a paved patio.

Eight bedrooms, five baths

Four bedrooms and two-and-a-half baths on each side, distributed across two upper floors with mirrored layouts and original proportions.

Federal-style pedigree

Uninterrupted brick coursing, a continuous black cornice, and the mirrored architectural symmetry of two red doors and a four-window span.

Sun rooms & living levels

Generous parlor floors with sun rooms, living rooms, full kitchens, and dining rooms — flowing to the garden on both sides.

Full basements

Finished lower levels with dining, kitchen, and utility space on each side — ready for a wine room, gym, or media den.

Endless flexibility

Live in one and rent the other, host extended family next door, or restore the building to a single grand townhouse.

Inside each home

Each side lives as a complete single-family house — turnkey today, with all the systems and conveniences a modern household expects.

· Central air & heat
· In-home washer/dryer
· Hardwood floors throughout
· Working wood-burning fireplaces
· Full kitchen with dishwasher
· Private garden each side
· Roof rights (449)
· City & garden views

Gallery

Step inside.

A full tour through both halves of the townhouse — parlor floor, gardens, bedrooms, kitchens, cellars, and the details that make the building.

Exterior & Setting

Front facade with two red doors — The Hudson Street facade — twin red entries, four-window span, continuous cornice.

Cornice detail — Unbroken cornice and brick coursing.

Rear garden and sunrooms — Rear elevation: twin sunrooms opening to private gardens.

Parlor Floor — Living, Dining, Sunrooms

Living room at 449 — 449 · Living room with wood-burning fireplace.

Living room at 449½ — 449½ · Mirrored living room.

Wood-burning fireplace — 449 · Original fireplace.

Dining and living — 449 · Dining flowing into living.

Dining area — 449 · Dining, reverse view.

Kitchenette — 449 · Parlor-floor kitchenette.

Living entry — 449½ · Entry into the living space.

Sunroom 449 — 449 · 160 sq ft sunroom opening to the garden.

Sunroom 449½ — 449½ · Mirrored sunroom on the parlor floor.

Living, reverse — 449½ · Full-length view through the parlor floor.

Bedrooms & Upper Floors

449 second-floor front bedroom — 449 · 2nd-floor front bedroom (Hudson side).

449½ second-floor front bedroom — 449½ · 2nd-floor front bedroom.

449 second-floor rear bedroom — 449 · 2nd-floor rear bedroom, garden side.

449½ second-floor rear bedroom — 449½ · 2nd-floor rear bedroom.

449 top-floor front bedroom — 449 · Top-floor front bedroom.

449 top-floor rear bedroom — 449 · Top-floor rear bedroom.

449½ top-floor rear bedroom — 449½ · Top-floor rear bedroom.

Circulation, Light, & Detail

Clerestory window 449 — 449 · Twin clerestory window — north-south daylight.

Clerestory window 449½ — 449½ · The mirrored clerestory at the roofline.

Working fireplace — Working wood-burning fireplaces on both sides.

Lower Level

449 cellar — 449 · Finished lower level.

449½ cellar dining — 449½ · Lower-level dining.

449 cellar kitchen — 449 · Full kitchen on the lower level.

Twin clerestory windows along the roofline

Light & Air

Twin clerestories. North-south light.

Long vertical clerestory windows run north-south along the building's roof, drawing natural light deep into the central core — a feature almost unheard of on a Manhattan block of this scale.

Combined with the four-window spans on both the east and west elevations, the building captures daylight from sunrise to sunset. Reunification only amplifies the effect: with the demising wall removed, light from one side reaches the other.

The original brickwork, the cornice, and the working wood-burning fireplaces on each side are still here — quietly, decade after decade, holding the building's character intact.

Combined Potential

Two doors today. One townhouse tomorrow — if you want.

The demising wall appears non-load-bearing — removal is expected to allow a 25-foot column-free span, a width almost impossible to find in a West Village townhouse. Reunification restores the building to its intended scale and unlocks a program aligned with modern expectations.

Centralized vertical circulation — including elevator potential.
Seamless parlor-to-garden flow — across the full width of the building.
Top-floor primary suite — with rooftop access.
Full-width entertaining floors — long sightlines and improved daylight penetration.
Green-building objectives — a nearly perfect surface-to-volume ratio supports sustainability goals.
Landmarks precedent — nearby LPC approvals support rooftop and rear interventions.

The listing team is prepared to engage directly with the purchaser's architect and engineer to advance technical diligence, including CCD1/SRD1 filing.

25 ft

Combined lot width

3.44

Current zoning FAR

+2,455

SF of unused development rights

All figures pre-habitable / development metrics, subject to architectural and zoning review. Buyer to verify.

Reunification rendering — facade restored to a single 25-foot residence.

Cutaway: full-width entertaining levels, sculptural circulation, top-floor primary.

Development Specifications

The numbers, side by side.

Existing footprint, lower-level inclusive, and what's still allowed above grade — per side and combined.

Metric	Per Side	Combined
Existing SF (Above Grade)	1,652 SF	3,324 SF
Total Existing SF (Incl. Lower Level)	2,216 SF	4,432 SF
Max Allowable SF (Above Grade)	2,889.6 SF	5,779.2 SF
Lot Width	12.5 ft	25 ft
Current Zoning FAR	3.44	3.44
Unused Development Rights	—	+2,455 SF

Development figures are pre-habitable metrics drawn from feasibility study. Buyer to verify with architect and NYC Department of Buildings.

Floor Plans

Mirrored on every level.

Basement, parlor, second, and third floors — each side a complete home, perfectly symmetrical to its neighbor.

Floor plans for 449 and 449½ Hudson Street

Basement · First Floor · Second Floor · Third Floor — both sides shown together.

The Neighborhood

The West Village, at its quietest and best.

A beloved pocket of lower Manhattan — colonial brownstones, towering trees, winding streets. Walk to the Hudson River in five minutes. Walk to Bleecker in three.

Nearby

Hudson River Park3 min walk
Bleecker Street shopping3 min walk
St. Luke in the Fields2 min walk
P.S. 3 Charrette School0.1 mi
St. Luke's School (Private)0.1 mi
Village Community School0.2 mi
Christopher St / 1 train4 min walk
14 St / A·C·E·L8 min walk

Inquire

Request a private viewing.

Showings are by appointment only. Submitting this form will open your email client addressed to Asit Parikh at Compass.

A note on access: 449 Hudson is currently rented to market-rate tenants who vacate in June 2026. The seller's agent can show 449½ thoroughly through that date. The entire structure will be delivered vacant.

Listing Agent

Asit Parikh

Compass

@ asit@compass.com ☏ 646-668-7480

For private showings, architectural diligence support, or any questions about the property.

West Village, Manhattan, NY 10014

Offered exclusively as a pair at $11,995,000

Request a viewing Email Asit