Hamilton Square
Hamilton Square turned the former St. Francis Hospital campus into Hamilton Park’s full-service condominium: doorman living with a 6,000 square foot rooftop terrace, a block from one of downtown’s prettiest squares.
Hamilton Square is the only full service condominium in the Hamilton Park district, and it exists because Silverman turned the former St. Francis Hospital campus into a doorman building instead of another tower: about 125 homes behind a brick and glass facade on the park’s north side, with a 24 hour doorman and concierge, a 6,000 sq ft rooftop terrace, a health club, valet parking, and a lobby that rotates art exhibitions. Hamilton Park itself is the reason people buy here; the building is the reason they can do it without giving up a doorman.
Building facts
| Address | 232 Pavonia Avenue, Jersey City, NJ 07302, with a second entrance at 25 McWilliams Place (the north side of Hamilton Park, between McWilliams Place and Erie Street) |
|---|---|
| Completed | 2009, with closings continuing into 2011 |
| Developer | Silverman |
| History | The St. Francis Hospital campus, redeveloped and partly rebuilt as residences |
| Height | 10 stories |
| Residences | About 125 condominiums, studios to three bedrooms |
| Typical sizes | Studios about 530 to 680 sq ft; one bedrooms about 585 to 1,275; two bedrooms about 860 to 1,840; three bedrooms about 1,620 to 2,000 |
| Ownership | Condominium |
| Property taxes | Confirm whether the building carries an abatement and its schedule with the Jersey City Tax Assessor; listing tax lines vary widely and should be read against that answer |
| HOA dues | About $0.75 per square foot per month, with recent listings from about $650 to $1,220 a month averaging about $1,000, with heat, hot water, water, and gas included; confirm the current figure and inclusions on any listing |
| Parking | Indoor valet parking for an additional monthly fee, subject to availability; confirm on the listing |
| Pets | Allowed, with association rules |
| Amenities | 24 hour doorman and concierge, 6,000 sq ft rooftop terrace with grills, garden seating, and a catering kitchen, health club, landscaped courtyard, private storage lockers, rotating art exhibitions in the lobby, ground floor retail |
| Interiors | High ceilings, open plans, oversized windows, private terraces on some homes; views of Hamilton Park, the skyline, or the harbor depending on the line |
| Transit | Grove Street PATH about ten minutes on foot and Newport PATH about the same (World Trade Center in about eight minutes from Grove Street, 33rd Street in about 15 from Newport); the Hudson-Bergen Light Rail at Harsimus Cove; the Harborside ferry about 15 minutes; Walk Score 96 |
| Neighborhood | The Hamilton Park Historic District: the park with its farmers market, playgrounds, and tennis courts, the brownstone blocks around it, the restaurants on the park’s edges, and the Newport towers a few blocks east |
What Hamilton Square is like to live in
It is a brownstone neighborhood with a doorman. The park is across the street, the farmers market is on the park in season, the neighborhood restaurants are on the corners, and the building handles the packages, the car, and the roof. The rooftop is one of the largest in Downtown and the view runs from the park to the skyline. The residents are families who wanted the park and a doorman in the same purchase, downtown professionals, and NYC transplants who chose Hamilton Park over the waterfront for the neighborhood and kept the service; the rental share is low. The trade offs are the dues that fund the staff, the valet parking fee, and the view from the interior lines, which is the courtyard rather than the park.
The lines that set the price
Park side first: the homes facing Hamilton Park on the upper floors are the reason this building commands a premium over the neighborhood’s walk ups, and a park facing two bedroom with a terrace is the best product in the building. Skyline side second: the upper floor homes facing east catch the skyline over the Newport towers. Layout third: the two bedrooms near 1,200 to 1,500 sq ft are the core product, and the three bedrooms near 2,000 sq ft are scarce. Terrace fourth. Parking is a monthly fee here rather than a deed, so it moves the monthly number rather than the price.
Sales context
I have sold in the Hamilton Park district, including a $2,480,000 brownstone on Pavonia Avenue in 2021, and I price Hamilton Square against the district’s renovated brownstone condos and against the Newport towers on price per square foot and monthly cost. For context, in the summer of 2026 unit 312, a 961 sq ft one bedroom, was asking $695,000, and the building’s price band runs from the mid $500,000s for studios to about $1.5 million for the largest park facing homes.
What buyers should know
Settle the tax question with the assessor first. Confirm the parking availability and fee. Read the association’s financials and reserve study; a 2009 building with a 24 hour staff, a rooftop of this size, and a health club has a real operating budget, and the campus includes older structures from the hospital era whose maintenance cycles differ from the new construction. Then compare the true monthly number with the brownstone condos across the park and the Newport towers; Hamilton Square usually wins on the combination of neighborhood and service, which is the reason to buy it.
What sellers should know
Hamilton Park trades on charm, and full service buildings here are scarce, which is your advantage. Lead with the park, the roof, and the doorman, name the exposure in the listing, and price from the building’s own closed history rather than from the Newport towers or the neighborhood’s walk ups; park facing homes carry a premium the comps outside the building do not show.
Quick answers about Hamilton Square
What was Hamilton Square before it was condos?
The St. Francis Hospital campus on the north side of Hamilton Park, redeveloped by Silverman into about 125 condominiums completed in 2009.
Does Hamilton Square have a doorman?
Yes, a 24 hour doorman and concierge, which makes it the only full service condominium in the Hamilton Park district.
What are the HOA fees at Hamilton Square?
About $0.75 per square foot per month, with recent listings from about $650 to $1,220 a month and heat, hot water, water, and gas included; confirm the current figure and inclusions on any listing.
Does Hamilton Square have parking?
Indoor valet parking is available for an additional monthly fee, subject to availability; confirm for any unit.
Which homes at Hamilton Square have the best views?
The park facing homes on the upper floors, which look across Hamilton Park, and the east facing upper floor homes, which catch the skyline over Newport.
How close is Hamilton Square to the PATH?
About ten minutes on foot to either Grove Street or Newport, which between them reach the World Trade Center and 33rd Street.
Nearby buildings
88 Morgan · 10 Provost · The Oakman · Mandalay on the Hudson · Cooke Lofts (140 Bay)
Tools for this building
Condo carrying cost calculator · NJ seller net sheet · Jersey City Abatement Checker · What HOA fees cover in a Jersey City condo
Reviewed August 2026 by Anthony Vetrano, Associate Broker. Building details are provided as general guidance and change over time; confirm specifics for any unit with your agent and attorney.
Know the building before you make your move
Hamilton Park comps and pricing for Hamilton Square: 908-227-8226.