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Building exterior 4 photos

SoMA

25 Water Street, NY 100044.0 ★ (134 reviews)
Rental building
Website

Summary

SoMA is a vast Financial District office conversion with modern apartments and roughly 100,000 square feet of work, fitness, wellness and recreation space. Residents praise the staff and amenity scope, while rushed finishes, unresolved construction-era problems and high add-on costs are the main drawbacks.

1,320 unitsOpened 2025Managed by GFP Real Estate

Reviews

SoMA’s staff, large apartments and extraordinary amenity range make a strong first impression. Resident feedback is much more mixed once unfinished work, management communication and the cost and rules of those amenities enter the picture.

Google
4.0
134 reviews
Openigloo
4.1
3 reviews

What residents praise

Front desk and service teams carry the experience

Residents repeatedly praise the doormen, package room, cleaning and maintenance teams for being warm, helpful and responsive.

The fitness and wellness program is unusually deep

The large gym, Pilates equipment, pools, spa and varied recreation rooms feel closer to a private club than a standard rental amenity floor.

Apartments feel spacious and polished at first

High ceilings, large windows, modern finishes and generous layouts are consistent positives in both resident and family accounts.

What residents complain about

The building opened with too much work unfinished

Early residents describe construction noise, incomplete neighboring apartments, failed fixtures and shared spaces that opened late or needed repair soon after launch.

Management communication is inconsistent

Residents and applicants report unanswered emails, slow move-in coordination and limited follow-through once a problem reaches the management office.

Amenity costs and access can feel misleading

The mandatory per-tenant fee, separate rooftop-pool pass and paid classes or events have surprised residents who expected the headline amenity program to be broadly included.

Amenities

SoMA has in-unit laundry, central air and a 24-hour attended lobby. Shared spaces include an athletic club, indoor and rooftop pools and outdoor terraces, with a communal laundry room, resident storage and package room with cold storage.

In the apartment
In-unit laundry
Central air
Dishwasher
In the building
24-hour doorman
Elevator
Fitness center*
Pool*
Shared outdoor space*
On-site parking*
Package service
Resident storage*

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

Also here: Bike storage · Spa with saunas and salt room · Bowling alley and arcade · Co-working lounge · Art and music studios · Children's playroom

Location

SoMA is located at 25 Water Street, New York, NY 10004. The building sits at Manhattan’s southern tip near the East River waterfront, Wall Street, South Ferry and several subway lines. Daily errands and commuting are easy without a car, while the immediate office-district setting is quieter outside business hours than denser residential neighborhoods.

TransitSupermarketsParks
  • 3 min
    Whitehall St-South Ferry1RW
  • 4 min
    South Ferry1RW
  • 6 min
    Bowling Green45
  • 6 min
    Broad StJZ
  • 7 min
    Wall St23
  • 8 min
    Wall St45

Building records

Housing complaints are relatively uncommon compared with similar buildings, with noise and ventilation the largest categories. Open ventilation and rodent violations make airflow and pest control worth checking, while alterations on the building may bring disruption.

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.

7 reports per 100 apartments, versus 28.9 for other comparable apartment buildings in New York.

CategoryReportsLatest
68
Sep 2026
8
Aug 2026
4
Aug 2026

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.
ConditionCitationsStatus
3
3 open
1
1 open
1
1 open

Construction nearby

Construction nearby
Construction projects on or near this building with active work permits.
ProjectDistanceLatest permit
On buildingDec 2025
650 ftMay 2026

Rent history

Studios ask about 14% more than the Financial District median. One-bedrooms ask about 22% 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
$4,695median / mo
+14% vs area
$3,990–$9,260
1 bed
$6,537median / mo
+22% vs area
$5,795–$8,440
2 beds
$9,395median / mo
+24% vs area
$8,395–$10,650
3 beds
$11,917median / mo
+11% vs area
$10,445–$12,800

Concessions

Historical concessions
Free-rent offers on listings that ended in the past year, including listings with no offer.
AllStudio1 bed2 beds3 beds4+ beds

97% of listings offered free rent. If the apartment you like doesn’t include an offer, it’s worth asking whether leasing can extend one.

No free rent recorded: 3%0.5 months: 1%1 month: 44%2 months: 44%2.5 months: 9%
97%of listings offered free rent
No free rent recorded
3%(4 of 147)
0.5 months
1%(2 of 147)
1 month
44%(64 of 147)
2 months
44%(64 of 147)
2.5 months
9%(13 of 147)

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