235 W Van Buren Chicago: Loop High-Rise Condo Guide

The Building

Rising 490 feet at the eastern end of the Eisenhower Expressway, 235 W Van Buren makes a deliberate architectural statement: its mass is split into two slabs, with a grid-like north facade nodding to the historic Chicago School and a glass south facade wrapped in an undulating concrete ribbon with seemingly random balconies facing the open expressway and skyline.

The base holds roughly 10,000 square feet of ground-floor retail — including a grocery store with interior building access and a men's salon — above an 11-story parking structure.

Notable details

• Architect: Perkins&Will; developer: CMK Companies
• AIA honors including a Distinguished Building Award and a Mies van der Rohe recognition
• Ground-floor grocery (South Loop Market) and salon with building access
• Roughly 1,000,000 square feet across 46 floors

Units & Policies

Residences range from studios to three-bedroom homes, with loft-style layouts, floor-to-ceiling windows, 10-foot ceilings, exposed concrete accents, and private balconies. Interiors typically feature granite counters, stainless steel appliances, and in-unit laundry, and top-floor penthouses enjoy the widest lake and river views.

HOA & fees

Monthly assessments vary widely by unit — roughly $100 to $700 in public records, with parking and storage units at the low end — and typically cover gas, heat, water, scavenger, security and door staff, exterior maintenance, snow removal, and air conditioning.

Pets & parking

The building is pet-friendly. Deeded parking is available in the 11-story garage (roughly 572 spaces on floors 2–12), and some spaces can be purchased by non-residents.

Building Services

• 24-hour door staff and secured, controlled access
• Package receiving with Amazon Hub Lockers
• On-site management and full-time maintenance
• A digital residential platform for building services
• 11-story on-site parking garage with deeded spaces

Ground-Floor Conveniences

• Grocery store with interior building access
• Men's salon on-site
• Approximately 10,000 sq ft of ground-floor retail
• Loft-style residences with private balconies
• Floor-to-ceiling windows and broad city views

An Award-Winning Design

235 Van Buren was conceived as a transition between two very different site conditions: the dense commercial grid of the Loop to the north and the open space of the expressway interchange and a small park to the south. Perkins&Will answered with two distinct facades — a Chicago School-style grid facing the Loop and a glass wall wrapped in an undulating concrete ribbon facing the highway.

The design earned several American Institute of Architects honors, including a 2010 Distinguished Building Award citation and a Mies van der Rohe recognition, making it one of the more celebrated residential towers of its era in Chicago.

A Loop-Edge Address

For clarity on location: 235 W Van Buren sits on the southwest edge of the central Loop, in the Financial District, right at the seam where downtown meets the South Loop. It's a distinct area from the Printer's Row and Prairie District pockets a few blocks to the east and south.

In practical terms, residents are steps from Willis Tower, the Board of Trade, and the Chicago River, with the Loop's offices, trains, and theaters all within a short walk.

At the Heart of Downtown

From 235 W Van Buren, residents are within a block or two of some of Chicago's most recognizable landmarks. Willis Tower is essentially next door, and the Chicago River and its Riverwalk are just steps away.

• Willis Tower and the Skydeck
• Chicago Board of Trade and the Financial District
• Chicago River and the Riverwalk
• The Loop Theatre District and State Street

Everyday Anchors

Downtown puts groceries, services, and dining within a few minutes, with the West Loop's restaurant scene just across the river.

• Ground-floor grocery in the building
• West Loop dining across the river
• Loop retail along State Street and Wacker Drive
• Financial-district offices within walking distance

Restaurants

235 W Van Buren sits within easy reach of both the Loop's lunch scene and the West Loop's acclaimed dining just across the river.

• Financial-district lunch spots and steakhouses
• West Loop's Randolph Street "Restaurant Row" nearby
• Riverwalk bars and seasonal dining
• Theatre District pre-show