A one-of-a-kind condominium in Manhattan’s West Village that centers on a two-story wooden “treehouse” has been listed for $11.25 million, according to a StreetEasy listing update.
Owners Michael Holtz and Megan Genualdi, who market properties under DDReps, combined two units at 165 Charles into a roughly 3,500-square-foot residence and completed a roughly $4.5 million renovation that included the loft-like treehouse installation. The three-bedroom, 4.5-bath condo features a double-height living room, two kitchens, a family room that can convert to a fourth bedroom and flexible built-in cabinetry.
The architectural feature was designed and built by No Architecture of New York City, with Chief Architect Andrew Heid leading the project, according to the owners and prior coverage. The two-winged wooden structures rise to the living-room ceiling, about 22 feet high, and include netted seating that the owners and architects described as a “soft space.” That distinction was used to avoid the permitting requirements that typically apply to constructed loft platforms.
The installation is visible from the street through floor-to-ceiling windows and is accessed internally by a spiral staircase. The living area is central to the condo’s circular flow, and pocket doors and sliding cabinetry allow rooms to move between private and public configurations; a swiveling bookshelf separates the family room from the main living space. The family room includes an ensuite bathroom and may function as an additional bedroom.
Holtz and Genualdi’s remodel drew national attention after a Wall Street Journal feature in 2022 that highlighted the unconventional centerpiece as an unusual solution to the constraints of typical New York apartments. Holtz, who previously founded a luxury travel agency and has been involved in multiple Manhattan property deals, purchased interests in the Richard Meier-designed 165 Charles building through acquisitions between 2005 and 2008. Public records cited by the Journal put his combined purchase price for four units at about $9.9 million.
The owners had attempted to sell the four-unit assemblage on prior occasions and delisted the property in 2017 before embarking on the recent redesign that combined two units into the current residence. Holtz and Genualdi told listing agents they have since sought a more traditional, child-friendly home as their family has grown.
Jon Capobianco of Douglas Elliman, who is handling the listing and has described the property as “The Urban Treehouse,” said the condo generated interest quickly. Within days of going public, the property had two scheduled showings and several additional inquiries, Capobianco told The Post.
The renovation aimed to emphasize communal-style living by creating a central social space and adaptable adjacent rooms. Built-in bookshelf-like cabinetry in the kitchen and family room moves to open or close spaces as needed. The owners and architects said the design preserves sight lines to the Hudson River from the elevated seating in the treetop nets.
The listing follows a pattern in New York and other dense cities where homeowners, designers and architects pursue inventive interior interventions to make dramatic use of large vertical volumes in older or architecturally notable buildings. The work at 165 Charles remains subject to the building’s condominium rules and city regulations; the owners and their design team framed specific elements of the installation to comply with permitting requirements.
The condo’s official listing is on StreetEasy and is being marketed by Douglas Elliman. Additional images of the conversion have circulated in news coverage since the renovation, which brought renewed attention to the Richard Meier-designed condominium building on a narrow West Village block.