111 West 56th Street (ONE11 Residences)
111 West 56th Street, New York, NY 10019
BBL 1010097502 · BIN 1023455
- Year built
- 1981
- Type
- Condominium
- Units
- 99
- Floors
- 41
- Financing
- Confirm early. Units in hotel condominiums are underwritten differently from conventional condominiums and are frequently not agency-warrantable. Assume a portfolio lender and a larger down payment until proven otherwise
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Doorman
- Full-time doorman
ONE11 Residences at Thompson Central Park sales history: 103 recorded sales
Every recorded sale at this building, 2023–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf (floor-adjusted)
- $2,705
- Listing discount
- 4.1%
- Recorded sales
- 103
- On record
- 2023–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at ONE11 Residences at Thompson Central Park would likely sell for today, what it costs to sell, and what you’d walk away with — reviewed personally against condition, exposures, renovation quality, and the competition actually on the market.
ONE11 is one of a small number of Manhattan addresses where you can buy an apartment inside a working hotel, and the structure — not the finishes — is the thing to understand first.
The tower is Philip Birnbaum's, and it opened on March 13, 1981 as the Hotel Parker Meridien, developed by the Jack Parker Corporation on the site of the 1910 Hotel Great Northern, a 13-story, 400-room house whose façade ran along West 56th Street and whose main entrance sat in a narrow slot at 118 West 57th. The height of Birnbaum's replacement was itself a negotiated outcome: in 1979 the City Planning Commission allowed a 40-story building on a lot that would otherwise have supported roughly 32 stories, in exchange for the through-block public atrium that still runs between 56th and 57th Streets. That atrium is the reason the building reads as taller than its neighbors, and it is a permanent public easement rather than a private lobby.
The hotel ran for nearly four decades as Le Parker Meridien and later simply the Parker New York, and it acquired a genuine New York identity along the way — Norma's, and the Burger Joint concealed behind a curtain off the lobby, were fixtures of that era. In 2019 GFI Capital Resources Group and Elliott Management bought the property. The hotel closed for a full repositioning, joined Hyatt's Thompson collection on November 1, 2021, and reopened in March 2022 as the Thompson Central Park New York.
The residential piece followed immediately. In March 2022 the ownership moved to carve 99 residential condominium units plus a single commercial unit out of the top of the tower; sales launched that October under the name ONE11 Residences, with interiors by Thomas Juul-Hansen and pricing that opened at roughly $1.325 million. The offering is deliberately narrow — one- and two-bedroom residences from approximately 549 square feet, plus two four-bedroom penthouses running to roughly 3,042 square feet with private terraces and direct Central Park outlook. Turnkey furniture packages were offered at launch.
Then, in September 2024, the hotel unit itself changed hands: Gencom paid approximately $308 million for the Thompson Central Park in what the trade press reported as the firm's New York debut. This is the single most important structural fact on the page. The hotel is a separate condominium unit under separate ownership from the residences. The service package that makes ONE11 attractive — concierge, housekeeping, fitness, the lounge — is delivered by an operator the residential board does not control and did not select. That is not a defect; it is how every hotel condominium in Manhattan works, at Essex House, at The Plaza, and here. But it means the diligence question at ONE11 is not "how good is the apartment," it is "what exactly does the hotel unit owe the residential units, and for how long."
The compensating advantage is location and light. The residences begin roughly 400 feet in the air on a block between Sixth and Seventh Avenues, one block south of West 57th Street, which means unobstructed north-facing Central Park views from a price point far below what the same view costs at One57, 111 West 57th Street or 220 Central Park South. A high-floor Central Park view starting near $1.3 million is a genuine anomaly in this corridor, and the anomaly exists because of the hotel structure, not in spite of it.
Architecture and unit composition
Birnbaum's tower is a late-modern Midtown slab — not an architectural argument in the way its Billionaires' Row neighbors are, and not trying to be. Its virtues are practical: a large floor plate for the era, a through-block site that guarantees light on two long elevations, and a height above the surrounding 1920s and 1930s stock that puts the upper floors clear of everything between the building and the park.
The 99 residences occupy the top nine floors. The mix is unusually tight for a Manhattan condominium of this vintage: predominantly one- and two-bedroom layouts, starting at approximately 549 square feet, topping out in two four-bedroom penthouses of roughly 3,042 square feet with private terraces. There are no sprawling mid-tier family layouts here — this is a pied-à-terre and small-household building by design.
Thomas Juul-Hansen's interiors are the same hand that shaped 720 West End Avenue on the Upper West Side: restrained, material-forward, and calibrated to read as finished rather than as a canvas. Every residence carries floor-to-ceiling glass, a Miele kitchen appliance suite, a Miele washer and ventless dryer, and four-pipe fan-coil HVAC with zoned climate control — the fan-coil system being a direct inheritance of the hotel's central plant and worth understanding before you buy, since it means the residences share mechanical infrastructure with the hotel below.
Building operations
Operations here are hotel operations. The residential units draw on the hotel's staff and physical plant for fitness, concierge and optional housekeeping, and residents share the third-floor lounge with the hotel's "Upper Stories" guest tier. The concierge package includes a priority reservations line, discounted room rates in the house, and restaurant, theater and car-service booking.
Three operational questions follow from that, and every buyer should get written answers:
What is the actual monthly cost stack? In a hotel condominium the resident typically pays residential common charges plus a defined share of shared-facility costs, and sometimes a separate amenity or services fee. Ask for all of it, in writing, alongside the current real estate tax bill for the specific unit.
What is the hotel unit obligated to provide, and for how long? The shared-facilities agreement or reciprocal easement agreement between the residential and commercial units is the governing document. Read it. It is where the answer lives to what happens if the hotel rebrands, closes for renovation, or is sold again.
Who controls the mechanical systems? Shared central plant means shared risk. Ask what happens to residential heating and cooling during a hotel plant shutdown, and how capital costs on shared systems are allocated between the two unit owners.
None of this is unusual for the format. All of it is invisible if you only read the listing.
Policy framework
Ownership form: Condominium — 99 residential units and one commercial unit (the hotel). LLC, trust and foreign purchase are permitted under the standard condominium framework, and the board's remedy on a sale is a right of first refusal rather than cooperative-style approval.
Financing: The material constraint. Lenders treat hotel-condominium units as a distinct asset class; agency warrantability is often unavailable, and portfolio lenders typically require larger down payments and price the loan accordingly. Establish financing feasibility before signing a contract, not after.
Pets, pied-à-terre and subletting: Not publicly documented. The building's unit mix and service model suggest it was designed with pied-à-terre and part-time use in mind, but that is an inference, not a rule. Confirm the house rules and any leasing restrictions with the managing agent.
Short-term rental: Do not assume that proximity to a hotel operation permits transient use of a residential unit. No mandatory or optional rental program is documented in the public record. Ask.
Taxes: The condominium lot was created recently and assessments on newly created residential lots move unevenly in the first years. Pull the current DOF bill on the specific unit.
Monthly carrying charges in recent sales
- Common charges + taxes, per room
- $840 per room a monthMedian of 101 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges + taxes, per square foot
- $3.78 per square foot a monthMedian of 100 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges alone, per square foot
- $2.05 per square foot a monthMedian of 76 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
- Real estate taxes alone, per square foot
- $1.67 per square foot a monthMedian of 76 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
Common charges plus real estate taxes, combined into one monthly figure the way New York condominium listings show them. Add a mortgage payment for the monthly outlay. The split into common charges and taxes comes from the listings that also give the annual tax, a different sample, so the two lines need not add up exactly to the combined median; a tax abatement can hold taxes below the full amount until it expires. A summary of recorded sales and listings, not a current bill; charges change.
Building staffing and amenities
- Doorman
- Full-time doormanSource: recent listing records
- Concierge
- YesSource: recent listing records
- Elevator
- YesSource: NYC Department of Buildings elevator records
- Amenities noted
- Fitness room, residents' loungeSource: The Roebling Team's building profile
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent.
Local Law 97
- 2024–2029 annual penalty
- $214,560/yr
- 2030–2034 annual penalty
- $600,053/yr
- Per unit / month range
- $181 – $505
- Modeled exposure split equally across 99 units (the city tax-lot count). Not an assessed amount; co-op shareholders are typically charged by share allocation.
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 →Facade safety — Local Law 11
The latest available FISP filing classified the facade as Safe — no repairs were required at that inspection. Facade inspections run on a fixed five-year cycle; future inspection, repair, and any assessment decisions remain building-specific.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent).
Penalties shown are amounts DOB assessed against filings on record across 2005–10 to 2020–25. The FISP dataset does not record whether they were paid, contested or remain open, so treat the figure as history rather than a current balance and confirm the building’s standing with the managing agent.
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City record last verified September 2026.
Recent sales
Recent closings at this building, from The Roebling Research Library. 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 |
|---|---|---|---|---|---|
| Sep 9, 2026 | 39L | 2 BR · 2.5 BA · 1,196 sf | $3,175,000 | $2,655/sf | -9.3% |
| Sep 1, 2026 | 41K | 2 BR · 2.5 BA · 1,420 sf | $4,250,000 | $2,993/sf | -5.6% |
| Jun 12, 2026 | 37B | 1 BR · 1 BA · 693 sf | $1,880,000 | $2,713/sf | -6.0% |
| Mar 16, 2026 | 40ASponsor Sale | 1 BR · 1 BA · 707 sf | $2,225,000 | $3,147/sf | -3.3% |
| Feb 25, 2026 | 41A | 2 BR · 2 BA · 1,081 sf | $3,300,000 | $3,053/sf | -5.6% |
| Feb 24, 2026 | 38L | 2 BR · 2.5 BA · 1,196 sf | $3,200,000 | $2,676/sf | -3.0% |
| Jan 23, 2026 | 41I | 2 BR · 2 BA · 1,366 sf | $2,800,000 | $2,050/sf | +0.2% |
| Dec 15, 2025 | 38ASponsor Sale | 1 BR · 1 BA · 707 sf | $2,100,000 | $2,970/sf | -2.3% |
Market read. Most recent trades (2026) cleared a median $2,705/sf (floor-adjusted) across 7 sales. Floor-adjusted means each sale is restated to a constant mix of floors, so the figure can differ from the plain median of the sales listed above. Median listing discount 4.1% 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 1-01009-7502). Apartment-level facts (line, condition, asking-price context) curated and cross-verified in The Roebling Research Library. 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.
Closed rents at ONE11 Residences at Thompson Central Park, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 1 bedroom | 14 | $6,400 |
| 2 bedroom | 6 | $10,600 |
21 closed leases, October 2023 to September 2026. Most recent lease September 2026. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
What would your apartment rent for?
The figures above are the building's closed leases. Enter your apartment and I'll send you what yours would rent for, from comparable leases at ONE11 Residences at Thompson Central Park and nearby.
At the recent median sale of $2.1M (43 sales since 2024), a buyer putting 25% down would pay about $89,129 to close, or 4.2% of the price.
- Mansion tax: $26,250
- Mortgage recording tax: $30,319
- Title insurance: $9,450
- Attorneys, lender, building fees, reserves and filings: $23,110
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
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What to know if you’re buying
Solve financing first. This is the step that ends deals in hotel condominiums, and it ends them late. Get a lender who has closed in this asset class on the file before you go to contract.
Read the shared-facilities agreement. It is the document that defines what you are actually buying. The hotel is separately owned — Gencom acquired it in 2024 — and the residential board's leverage over service levels is contractual, not managerial.
Get the full carrying cost. Common charges plus shared-facility allocation plus any services fee plus taxes. Run all of it through a carrying-cost model before you decide the price is attractive.
Buy the exposure. The north-facing Central Park view is the reason this building exists as a residential offering. A south-facing unit at ONE11 is a different — and much more replaceable — product.
Understand what you are not buying. There is no private residential amenity floor, no residents' pool, no residential garage. The amenity package is the hotel's, on the hotel's terms.
What to know if you’re selling
Your buyer pool is narrower than the price suggests. Financing constraints screen out a meaningful share of otherwise qualified purchasers. Price and market to cash and portfolio-lender buyers, and expect longer marketing times than a conventional Midtown condominium at the same number.
Lead with the view and the service package. Those are the two things the building has that its price-tier competitors do not.
Have the documents ready on day one. Shared-facilities agreement, current budget, tax bill, house rules. In this format, a seller who can answer the structural questions immediately closes materially faster than one who cannot.
Comparable buildings
If you're considering ONE11 Residences, also evaluate:
- Essex House (160 Central Park South) — the closest structural comparable in Manhattan: condominium residences inside a continuing hotel, directly on the park
- The Plaza (1 Central Park South) — condominium residences combined with an operating hotel; the trophy end of the same format
- 106 Central Park South (Trump Parc) — the 1988 conversion of the Barbizon-Plaza Hotel; a hotel building fully converted to residential, for the contrast
- Metropolitan Tower (146 West 57th Street) — same block; a residential condominium above a separately held commercial condominium, with the same two-unit structural logic
- CitySpire (150 West 56th Street) — Helmut Jahn's mixed-use tower directly across the street; residences above commercial floors
- 112 West 56th Street (Le Premier) — 1983 condominium conversion on the same block; the conventional alternative
- 162 West 56th Street (Carnegie Plaza) — Bing & Bing condominium a block west
- The Centurion (33 West 56th Street) — I.M. Pei's boutique condominium two blocks east
- One57 and 111 West 57th Street — the Billionaires' Row park-view tier, for buyers weighing the view against the structure
More Central Park South buildings
- 100 Central Park South (Trump Parc East) — 1918 condominium
- 100 West 58th Street — 1926 condominium
- 106 Central Park South (Trump Parc) — 1930 condominium
- 112 West 56th Street — 1980 condominium
- 116 Central Park South — 1950 condominium
- 120 West 58th Street — 1923 condominium
The neighborhood
For the full corridor — architecture, transit, and pricing across Central Park South — read The Roebling Team Guide to Central Park South.
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. Where this page compares one building or neighborhood to another, that is our analysis of the recorded record — it names the measure, the period and the sample it rests on, and it is an observation about medians rather than a prediction about any particular apartment.
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