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Building exterior 3 photos

Pearl House

160 Water Street, NY 100384.6 ★ (128 reviews)
Rental building
Website

Summary

Pearl House is a large Seaport rental conversion with smart-home apartments, in-unit laundry and more than 30,000 square feet of club-style amenities across three dedicated levels. Residents praise the front desk, modern finishes and shared spaces, while paid room reservations, management consistency, sound transfer and early building-system problems are the main drawbacks.

588 unitsOpened 1972

Reviews

Pearl House makes a strong visual impression and its front desk team is the clearest resident favorite. The building is still relatively new as a rental conversion, and critical accounts focus less on the amenity list itself than on what costs extra, uneven management and apartment or elevator systems that have not always worked reliably.

Google
4.6
128 reviews
Openigloo
4.3
4 reviews

What residents praise

The front desk gives the building a personal feel

Residents repeatedly praise the concierge team for warm greetings, delivery help and thoughtful support during move-in and everyday life.

Amenities and events are a major draw

The lounges, roof terrace, gym, spa and entertainment rooms give residents many places to work or socialize, with events adding to the community feel.

Apartments feel modern and well finished

Residents like the new interiors, in-unit laundry, smart-home features and general cleanliness, with some describing the layouts as spacious for the price.

What residents complain about

Some amenity rooms require expensive reservations

Residents say certain rooms stay locked unless booked and paid for, making parts of the advertised amenity program less useful for casual everyday access.

Management and leasing can be inconsistent

Critical accounts describe missed tours, difficult move-out accounting and uneven treatment from management or front-desk staff despite the many positive service reviews.

Noise, elevators and HVAC have caused early problems

Residents report thin walls, elevator-door issues and heating or air-conditioning failures, with occasional power and hot-water trouble adding to the concern.

Amenities

Pearl House has in-unit laundry, central air and a 24-hour attended lobby. Shared spaces include a fitness center, rooftop Sky Terrace and spa with a cold plunge and whirlpool, alongside resident storage and package service.

In the apartment
In-unit laundry
Central air
Dishwasher
In the building
24-hour doorman
Elevator
Fitness center*
Pool
Not available
Shared outdoor space
On-site parking
Not available
Package service
Resident storage*

* Fees apply to marked amenities. See Costs in the Availability tab.

Also here: Bike storage · Bowling alley · Golf simulator · Spa with sauna and steam room · Coworking areas and library · Screening lounges

Location

Pearl House is located at 160 Water Street, New York, NY 10038. Pearl House is in the Seaport, two minutes from City Acres Market and about five minutes from Fulton Street and the 2 and 3 at Wall Street. The East River, small neighborhood parks and multiple groceries are close, with most Lower Manhattan subway lines within a ten-minute walk.

TransitSupermarketsParks
  • 5 min
    Fulton St2345ACJZ
  • 5 min
    Wall St23
  • 8 min
    Cortlandt St23ACERW
  • 8 min
    Wall St45
  • 9 min
    Broad StJZ
  • 9 min
    Whitehall St-South Ferry1RW

Building records

Housing complaints are relatively uncommon compared with similar buildings, and most concern noise. Nearby building conversions may bring construction disruption around the property.

Reported housing complaintsPast 3 years

Reported housing complaints
Housing-related reports submitted to NYC 311 by residents or the public. A report describes a reported issue, not a confirmed violation.

2.2 reports per 100 apartments, versus 28.8 for other comparable apartment buildings in New York.

CategoryReportsLatest
8
Jul 2026
2
May 2026
1
Dec 2024

HPD housing-code violationsPast 3 years

HPD housing-code violations
Housing-code violations issued by NYC’s Department of Housing Preservation and Development after an inspection. Routine administrative filings and notices are excluded.

No housing-condition violations recorded in this period.

Construction nearby

Construction nearby
Construction projects on or near this building with active work permits.
ProjectDistanceLatest permit
200 ftJul 2026
550 ftJun 2026
650 ftMay 2026

Rent history

Studios ask about 9% more than the Financial District median. One-bedrooms ask about 12% more than the Financial District median.

Typical rents

Typical rents
Final asking rents from listings that ended in the past year, compared with the same apartment size across buildings in Financial District.
Studio
$4,500median / mo
+9% vs area
$3,995–$6,600
1 bed
$5,980median / mo
+12% vs area
$4,595–$8,475
2 beds
$8,147median / mo
+8% vs area
$6,825–$11,500

Concessions

Historical concessions
Free-rent offers on listings that ended in the past year, including listings with no offer.
AllStudio1 bed2 beds

About one in four listings offered free rent, most commonly one and a half months.

No free rent recorded: 75%0.25 months: 3%0.5 months: 6%1 month: 8%1.5 months: 9%
25%of listings offered free rent
No free rent recorded
75%(89 of 119)
0.25 months
3%(3 of 119)
0.5 months
6%(7 of 119)
1 month
8%(9 of 119)
1.5 months
9%(11 of 119)

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