The Hudson Tea Building
Hudson Tea is Hoboken’s signature loft conversion: two separate buildings, 1500 Washington Street and 1500 Hudson Street, standing where the Lipton Tea plant once anchored the uptown waterfront. Light, volume, and proportions no new construction can match define the product.
Every Hoboken loft conversation ends up at Hudson Tea. The two buildings that were once Sir Thomas Lipton’s American tea works sit at the north end of the waterfront with roughly thirteen foot ceilings, windows the size of garage doors, and floor plates nobody can build today, and they have held their value against every newer tower around them for twenty years. I have sold three homes across the two Tea buildings and two more at 1425 Hudson, the community’s newest building, and this guide is what I tell clients before we walk in: how the two buildings differ, why two lofts of the same size can be $400,000 apart, and what the numbers look like in 2026.
Building facts
| Addresses | 1500 Washington Street and 1500 Hudson Street, Hoboken, NJ 07030 (uptown waterfront, 15th Street) |
|---|---|
| What it was | The Lipton Tea packaging and processing plant. Lipton chose Hoboken for its port and rail access; the plant ran until 1963, when operations moved to Englewood Cliffs |
| Conversion | Converted to rental lofts in the late 1990s and renamed the Hudson Tea Building; Toll Brothers City Living bought the property and converted the homes to condominiums beginning in 2005 |
| Residences | About 525 homes across the two buildings |
| Ceilings and windows | About 13 foot ceilings, oversized industrial windows, exposed columns in many homes; every home has a washer and dryer |
| Typical sizes | Studios about 735 sq ft; one bedrooms about 735 to 900; two bedrooms about 1,100 to 1,350; three bedrooms about 1,640 (per current listings; original layouts vary widely) |
| Ownership | Condominium; full Hoboken taxes; no abatement |
| HOA dues and taxes | Vary by building and unit; confirm the figures on any listing. Dues cover the full service staffing and common systems of a large conversion, so compare them to a newer building’s dues with that in mind |
| Parking | Garage parking in the complex; spaces are assigned or rented rather than universal, so confirm what conveys |
| Amenities | 24 hour concierge, fitness center, residents’ lounge, roof deck, shuttle to Hoboken Terminal; the Hudson Tea retail row at the base of the community (coffee, groceries, restaurants, a gym) |
| Transit | Steps from the 14th Street NY Waterway ferry (Midtown in eight to ten minutes); shuttle to the PATH and NJ Transit; 126 bus on Washington Street |
| The community | Toll Brothers went on to build 1450 Washington (2012, 159 homes), 1400 Hudson (2016, 236 homes), and 1425 Hudson (2019, 99 homes, the community’s boutique building with four bedroom homes) around the original Tea buildings; Harborside Lofts (2007, 116 homes) and Garden Street Lofts (29 homes) sit a block west |
| Famous neighbors | Eli Manning lived at Hudson Tea from 2008 to 2018; former Governor Jon Corzine was also a resident |
What Hudson Tea is like to live in
The proportions are the product. A 1,150 sq ft two bedroom here feels bigger than a 1,300 sq ft two bedroom in a new tower because the ceilings are twelve feet and the windows run nearly floor to ceiling across a wall. Original brick, timber, and concrete columns show up in many homes; others were fully modernized by owners over the years, and that split (original finish versus renovated) is the single biggest driver of price inside the building. The uptown strip at the base of the community has become one of Hoboken’s best blocks for coffee, groceries, and dinner, and Maxwell Place Park and the waterfront walkway are a two minute walk.
Why two lofts of the same size can be $400,000 apart
Light and orientation. East facing homes on the upper floors look over the river to Manhattan; courtyard and west facing homes are quieter and darker and trade at a discount. Renovation level. A gut renovated loft with a new kitchen, baths, and mechanicals trades in a different universe from an original finish home of the same size, and buyers here pay for the work rather than doing it. Layout. Because the buildings were converted from a factory, floor plans are irregular: some lofts have interior bedrooms or long entry halls, others have perfect corner plans. Building. 1500 Washington and 1500 Hudson have different budgets, different elevator and amenity arrangements, and slightly different buyer pools; price each against its own closed history.
Documented sales at Hudson Tea and 1425 Hudson
My own closings, all public record and listed on my Track Record page:
| Address | Unit | Year | Price |
|---|---|---|---|
| 1500 Hudson Street | 7R | 2025 | $1,800,000 |
| 1500 Hudson Street | 12S | 2025 | $750,000 |
| 1500 Washington Street | 8N | 2025 | $875,000 |
| 1425 Hudson Street | PH5 | 2024 | $2,000,000 |
| 1425 Hudson Street | 10E | 2023 | $1,830,000 |
The spread inside one year at 1500 Hudson, from $750,000 to $1,800,000, is the point: unit, exposure, and renovation set the price, not the building average. For context, in mid 2026 a 735 sq ft one bedroom at 1500 Washington was asking $799,900, rentals ran from about $4,500 for a studio to $6,800 for a two bedroom, and recent sales across the two buildings ranged from about $600,000 to $1.7 million.
What buyers should know
Buy the unit, not the building average. Ask for the last five closed sales in the same building and, if possible, the same line, and separate renovated from original finish before you compare. Read the association’s reserve study and recent financials; a 1900s industrial conversion has roofs, windows, and elevators on a replacement cycle, and the dues reflect it. Confirm the parking arrangement and whether it is assigned, rented, or deeded. Confirm the flood designation and the association’s flood coverage, since the community sits on the waterfront block. And walk both buildings before you decide; buyers who love the light in one often prefer the layouts in the other.
What sellers should know
Loft buyers shop for Hudson Tea by name, so marketing should lead with scale and light: photography that captures the windows, staging that shows the volume, and pricing built from renovated versus original finish comps inside your own building. If your home is original finish, the honest play is to price it as such and let the buyer see the value in the bones; if it is renovated, document the work with dates and permits, because that is what justifies the premium to an appraiser.
Quick answers about the Hudson Tea Building
Is the Hudson Tea Building a good building to buy in?
For buyers who want loft proportions, thirteen foot ceilings, and a waterfront address with a Midtown ferry commute, it is the reference building in Hoboken, and it has held value against newer towers for two decades. The caveat is that unit to unit variation is large, so the purchase decision is really about the specific loft.
Which is better, 1500 Washington or 1500 Hudson?
Neither is better; they are different. Each has its own association, budget, and layouts. I price them separately and walk clients through both, because the right answer depends on the specific units available that month.
What are the HOA fees at Hudson Tea?
They vary by building and unit and are higher than a new tower’s on a per square foot basis because a large full service conversion has more to maintain. Get the exact figure from the listing and compare it to the newer buildings next door (1400 Hudson runs about $0.85 per square foot) with that context.
Does Hudson Tea have parking?
Garage parking exists in the community, but a space is not automatic with every home. Confirm whether the unit you are considering comes with an assigned or deeded space or a rental arrangement.
Is Hudson Tea in a flood zone?
The community sits on the waterfront block. Upper floor homes carry only the building’s exposure; confirm the current FEMA designation and the association’s flood coverage in the condo documents before you close.
What is 1425 Hudson?
Toll Brothers’ 2019 boutique building in the Hudson Tea community: 99 homes over 12 floors, including four bedroom residences, with a newer finish package. I sold its penthouse 5 for $2,000,000 in 2024 and a tenth floor home for $1,830,000 in 2023; it is where Hudson Tea owners often move when they want the location with new construction.
Nearby buildings
1400 Hudson · 1450 Washington · Harborside Lofts · Garden Street Lofts · Maxwell Place · 2 Constitution Court · 1425 Hudson
Tools for this building
Condo carrying cost calculator · NJ seller net sheet · What HOA fees cover in a Hoboken condo · Do you need flood insurance in Hoboken?
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
Building-by-building comps and honest pricing for Hudson Tea lofts: 908-227-8226.