11 Hancock Place (Eleven Hancock)
11 Hancock Place, New York, NY 10027
BBL 1019517501 · BIN 1059296
- Year built
- 2020
- Type
- Condominium
- Units
- 71
- Floors
- 12
- Landmark
- No
- Pets
- Permitted without board consent, per the offering plan on file, subject to the board's right to require removal of a pet that becomes a nuisance
Every recorded sale at this building, 2021–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,169
- Listing discount
- 1.0%
- Recorded sales
- 76
- On record
- 2021–2026
Hancock Place is a fragment of a street — a single short block where Morningside Avenue meets West 124th, one turn off the 125th Street corridor and one stop from Midtown on the express train. Nothing about the location suggests a 130,000-square-foot mixed-use condominium, and that is precisely the argument. Eleven Hancock replaced a church building on a wide, deep lot in a commercial zoning district that permitted far more bulk than the surrounding low-rise blocks, and the result is a building with no structural peer for several blocks in any direction.
The design leans into that. Isaac & Stern's habit elsewhere in Manhattan is masonry restraint on prewar blocks; here the firm did the opposite, banding the elevation in zinc and rust-toned metal and pushing the residential floors out over the commercial base on a deep cantilever that is the building's signature and the thing people on the block argue about. The residential entrance is on Hancock Place; the commercial base — roughly 30,000 square feet across the lower levels, held as one separate condominium unit — faces the retail corridor.
What makes the building unusual for buyers is not the architecture, though. It is the tax posture. A ground-up Manhattan condominium completed in 2020 would ordinarily be expected to carry an abatement, and the pattern in the surrounding blocks is that many new buildings do. This one does not. We checked it two ways: the Department of Finance's historical J-51 file carries no entry for the property, and the FY2026 and FY2027 assessment rolls show zero exemption on every residential unit lot but one, where the exemption is owner-specific rather than structural. Every apartment here has paid full unabated real estate taxes from its first closing. That is not a defect — it is a fact that has to be in the monthly math from the beginning, and it is the single most common thing buyers get wrong when they compare this building against abated Harlem inventory.
The third structural fact is the commercial unit. Because the residential units make up less than 85 percent of the building's square footage, the condominium does not qualify as a homeowners association under Section 528 of the Internal Revenue Code — the offering plan says so directly. Governance is split between a Residential Board and a Condominium Board, and the commercial unit owner appoints one of the three Condominium Board seats. Buyers should understand that they are joining a mixed-use condominium with a commercial partner at the table, not a purely residential building.
Architecture and unit composition
Twelve stories, roughly 130,000 square feet gross, with commercial space on the lower levels and residences beginning on the third floor. The unit mix runs studios through four-bedrooms across 71 residences, and roughly half carry private outdoor space — terraces, balconies, or cabanas, each recorded as a limited common element appurtenant to the residence. Interiors are by Lemay + Escobar.
The outdoor space deserves attention on both sides of the ledger. It is the building's most durable value item and the most common source of water infiltration in new construction of this vintage. Under the by-laws, ordinary maintenance of a terrace, cabana or balcony falls to the residence owner; structural and extraordinary repairs, including leaks not caused by owner negligence, fall to the board as a common expense. Read the board minutes for that history before you buy an outdoor-space line.
The cantilever and the banded metal elevation mean the building has more exposed envelope and more detailed flashing conditions than a conventional masonry box. That is a maintenance question, not a defect, and it is worth asking the managing agent what the facade inspection cycle has produced.
Building operations
Full-time door staff, an attended lobby, and a third-floor amenity level with a resident lounge, media room, fitness center, children's playroom and pet spa, opening onto two landscaped outdoor terraces with cooking and lounge areas and private cabanas. Storage rooms sit on the sixth floor. Roughly 6,000 square feet of indoor and outdoor amenity space serves 71 residences, which is a favorable ratio to use and a demanding one to fund — in a building of this size, amenity operating cost and any capital event divide across a small number of common interests.
The commercial unit carries its own share of common charges and its own board seat. Ask for the current allocation of common interest between the residential and commercial sections, and read how shared building systems and their costs are apportioned between them. In mixed-use condominiums this is where the real economics live.
Policy framework
Ownership form: Condominium. Resales clear through a right of first refusal — the board has thirty days to elect, after which the seller has sixty days to sign a contract — rather than a cooperative-style approval. The offering plan states expressly that the board has no right to approve or disapprove a purchaser.
Investor ownership: Uncapped. The plan warns that there may always be a substantial percentage of non-resident owners. Confirm the current owner-occupancy percentage with the managing agent — it matters to some lenders.
Leasing: Permitted, with a thirty-day minimum lease term and the board's right of first refusal applying to leases as well as sales. Short-term rental is prohibited.
Pets: Permitted without board consent, subject to the board's right to require removal of a nuisance animal.
Smoking: Prohibited inside the residences, on all terraces, cabanas and balconies, throughout the common elements, and within twenty-five feet of the residential entrance. This is stricter than most and worth knowing before you buy.
Family and entity transfers: Transfers to a spouse, adult child or grandchild, parent, grandparent or adult sibling, and to a related or controlled entity, are exempt from the right of first refusal.
Alterations: Structural work requires prior written board approval; no roof, terrace, cabana or balcony construction without approved plans, a DOB permit, and board consent.
Real estate taxes: No abatement of any kind. Underwrite the full unabated bill on the specific unit.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $0 (under cap)
- Per unit / month range
- —
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City record last verified September 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Recent sales
The building's transaction record is dominated by its own sellout. Sponsor closings began in July 2021 and continued in declining volume through the middle of this decade; genuine arm's-length resales remain a small handful, and several recorded transfers on the unit lots carry no stated consideration and appear to be family or entity transfers rather than market sales. Pricing here is therefore set by original sponsor contracts and by comparable new-construction inventory in Harlem rather than by a deep same-building resale record — which means line-specific and floor-specific analysis, and careful attention to which residences carry outdoor space, matters more here than a building average would. Studios and one-bedrooms make up the entry tier; the large layouts with terraces sit well above it. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent closings at this building, curated by The Roebling Team research desk. Prices are the transfer amounts recorded with the NYC Department of Finance; apartment-level detail is checked against the building’s own file in The Roebling Research Library before publishing.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Jul 31, 2026 | 304 | 2 BR · 2 BA · 1,281 sf | $1,450,000 | $1,132/sf | -5.5% |
| Jan 29, 2026 | PH102 | 2 BR · 2 BA · 1,217 sf | $1,700,000 | $1,397/sf | -8.1% |
| Jan 8, 2026 | 708 | 2 BR · 2 BA · 1,228 sf | $1,435,000 | $1,169/sf | -2.7% |
| Dec 2, 2025 | 501 | 2 BR · 2 BA · 1,001 sf | $1,150,000 | $1,149/sf | -3.8% |
| Mar 17, 2025 | 709 | 1 BR · 1 BA · 753 sf | $892,000 | $1,185/sf | -2.7% |
| Sep 9, 2024 | 802 | 2 BR · 2 BA · 1,149 sf | $1,365,000 | $1,188/sf | -4.2% |
| Aug 13, 2024 | PH103 | 1 BA · 469 sf | $680,000 | $1,450/sf | -2.2% |
| Aug 12, 2024 | 1004 | 1 BA · 453 sf | $645,000 | $1,424/sf | -0.8% |
Market read. Most recent trades (2026) cleared a median $1,169/sf across 3 sales. Median listing discount 1.0% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Full closing history with price-per-square-foot over time, the complete retrade record, and every line that has traded.
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01951-7501) and verified listing data. Apartment-level facts (line, condition, asking-price context) curated and cross-verified by The Roebling Team research desk. Not all transactions cross-verify with ACRIS records — sponsor and LLC purchases sometimes record at stipulated values rather than market price; square footage from recorded condo declarations and offering plans.
What to know if you’re buying
Underwrite full taxes from day one. There is no 421-a, no 485-x, and no J-51. The tax line on this building is not going to step up on a schedule, because there is no schedule — it is already at full assessment. Run the True Monthly Carrying Cost Calculator against the current bill for the actual unit, not against a projection.
Do not assume the neighboring building's abatement applies here. Nearby developments in Harlem carry live 421-a benefits running into the 2030s. This lot does not, and the difference in monthly carry between an abated unit and an unabated one of the same size is substantial. Confirm the tax position lot by lot.
Read the mixed-use structure carefully. A commercial unit occupying roughly 30,000 square feet appoints one of three Condominium Board seats, and the residential section falls below the 85 percent threshold that would let the condominium be taxed as a homeowners association. Have your attorney read the by-laws on cost allocation between the sections.
Ask about the sponsor's remaining position. Sponsor closings ran for several years. Where a sponsor still holds units, its consent rights over board action — on reserves, staffing, service contracts and borrowing — persist until its common interest falls below the threshold set in the plan or the control period expires.
Test the outdoor space and the envelope. Roughly half the residences have terraces or balconies. Ask for the leak history, the facade inspection record, and the reserve position before you pay a premium for the outdoor line.
Walk the block at different hours. Hancock Place is quiet; the corridor a block north is not. Both are part of the address, and the express train that makes the commute short is the reason the corridor is busy.
What to know if you’re selling
Be direct about the tax posture. Sophisticated buyers and their attorneys will find it in diligence. Presenting the full unabated number up front, paired with the carrying-cost analysis, produces better outcomes than letting it surface at contract.
Sell the policy stack. No board approval beyond a right of first refusal, pets permitted without consent, pied-à-terre and entity ownership permitted, thirty-day minimum leases. Against the Harlem cooperative stock, that is a genuinely different product and a materially faster closing.
Lead with outdoor space where you have it. It is the building's scarcest feature and the one comparable buildings on the corridor cannot replicate.
Expect a thin same-building comparable record. With few true resales, one print sets the reference for the next year. Price against current new-construction inventory in the corridor, and be prepared to defend the number with line-level analysis.
Comparable buildings
If you're considering 11 Hancock Place, also evaluate:
- 371 West 123rd Street — the closest new-construction condominium comparable, one block west; check its abatement position against this one, because they differ
- 88 Morningside Avenue — the Morningside Avenue frontage alternative
- 117 West 123rd Street — nearby ownership housing at smaller scale
- 301 West 118th Street and 309 West 118th Street — the South Harlem condominium set
- 285 West 110th Street (Circa Central Park) — the park-front new-development benchmark for the corridor
- 111 Central Park North and 145 Central Park North — park-facing condominiums at the northern edge of Central Park
- 545 West 110th Street and 610 West 110th Street — the Morningside Heights alternative, prewar and cooperative rather than new and condominium
- 2101 Eighth Avenue — new-construction condominium on the Frederick Douglass corridor
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Harlem — read The Roebling Team Guide to Harlem.
How to read the facts on this page. Items attributed to an offering plan describe the building as it was offered at that filing — unit mix, square footage, the amenity program as planned. They are not a statement about how the building operates today. Tax and compliance figures are sourced separately to current City records and carry their own dates. House rules, staffing and fee policy can change by board resolution without any public filing: treat every policy line here as a starting point for diligence and confirm it with the managing agent.
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