- Year built
- 2008
- Type
- Condominium
- Units
- 26
- Floors
- 8
- Amenities
- Part-time doorman supplemented by virtual doorman service, elevator, fitness center, below-grade parking garage, and a roughly 3,000-square-foot roof deck
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Pets
- Pets permitted; species and limits not stated
- Washer/dryer
- Permitted
- Doorman
- Part-time doorman
Every recorded sale at this building, 2010–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2026 to date
- $847
- floor-adjusted, 2 sales
- Listing discount
- 3.2%
- Recorded sales
- 50
- On record
- 2010–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at Windows on 123 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.
Windows on 123 is one of the defining products of central Harlem's 2008–2011 condominium wave: a design-forward glass mid-rise on a brownstone block, built on previously vacant lots between Lenox and Adam Clayton Powell, with the amenity set — deeded-style parking below grade, a fitness center, a 3,000-square-foot roof deck — that the surrounding rowhouse stock structurally cannot offer. The project was developed by R & B Development Group with C3D Architecture (Damir Sehic) designing, and was conceived as a pair: the 26-unit building at 117–123 West 123rd and an eight-unit floor-through sibling at 129 West 123rd, with the same team's curved-facade condominium at 50 West 127th Street completing the portfolio.
The timeline is itself a piece of diligence-relevant history. City records date construction to 2008; the condominium declaration was recorded in 2010 and marketing began around 2011 — a project that was financed (through Chinatrust Bank (USA), per the offering plan on file) and completed straight through the financial crisis before selling into the recovery. The offering plan, held in two volumes in The Roebling Research Library, documents the sponsor entity (West 123 LLC), the original specifications, the three-member board structure with the sponsor's transitional designation rights, and the opinion letter on the building's tax abatement and exemption — the document trail a buyer's attorney wants for any sponsor-era question.
The location argument is the 2/3 express: the 125th Street station is a short walk, putting Midtown within roughly fifteen minutes — the connectivity math that has anchored South Harlem's condo market for two decades. Marcus Garvey Park, the Mount Morris Park Historic District's brownstone blocks, and the restaurant corridors of Lenox Avenue and Frederick Douglass Boulevard frame the immediate neighborhood.
Architecture and unit composition
The building rises eight stories with a fully glazed, gridded street face — the oversized double-paned windows that named the project — over a lobby finished in white quartz stone with a commissioned light installation. The 26 residences run from one- to three-bedrooms, many with private balconies or terraces; the seventh floor steps back into terrace units, and the top of the building carries the shared roof deck with stainless-and-glass railings and open views across the district's low rooflines. Original specifications were genuinely upper-tier for the corridor's vintage: custom Italian kitchen cabinetry, stone countertops, Viking and Sub-Zero appliances, in-unit Bosch laundry, walnut double vanities and marble in the baths, radiant bathroom floors, white oak flooring, and central heating and cooling; they describe the original installation, and each apartment's current condition needs its own inspection.
Building operations
The service model is calibrated to 26 units: a part-time doorman supplemented by virtual doorman coverage, an elevator building with a small board (three managers under the by-laws on file, with sponsor designation rights during the transitional period; confirm from board records that the transition has ended). The below-grade garage is the operational headline; off-street parking is scarce in this district and carries real resale value. The fitness center and roof deck round out the stack. Buyers should review the condominium's financials, reserve posture, and capital plan with counsel — a 2008-vintage building is entering the age where first capital cycles (roof, facade sealants, elevator modernization, garage systems) begin to appear on board agendas.
Pets and in-unit washer/dryer
- Pets
- Pets permitted; species and limits not statedSource: The Roebling Team's building profile
- In-unit washer/dryer
- PermittedSource: The Roebling Team's building profile
Considering an apartment here? Send Corey the listing to confirm the pet and washer/dryer rules for that apartment.
Own an apartment here? Request an apartment-specific pricing review.
Monthly carrying charges in recent sales
- Common charges alone, per square foot
- $4.88 per square foot a monthMedian of 4 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
- Real estate taxes alone, per square foot
- $0.41 per square foot a monthMedian of 4 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
- Part-time doormanSource: The Roebling Team's building profile
- Virtual or video entry
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of City Planning records (PLUTO)
- Amenities noted
- Fitness room, roof deck, garageSource: 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. Outdoor space, parking and some facilities can belong to particular apartments or to a separate owner; confirm access for the specific apartment.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $13,721/yr
- Per unit / month range
- $0 – $44
- Modeled exposure split equally across 26 units (the residential count on the city's lot record). Not an assessed amount; condominium owners are typically charged by each unit's common-interest percentage.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed 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. A filed Safe grade is not a guarantee of current condition: owners still maintain the facade and, where required, observe parapets each year. Future inspection timing (Local Law 49 of 2025 changed the cycle framework from October 1, 2026), repair and any assessment decisions remain building-specific.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — a licensed professional engineer or registered architect who meets DOB’s FISP qualifications and signs the report (the independent expert, not the managing agent).
Penalties shown are amounts DOB assessed against filings on record across 2015–20 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 data last refreshed September 2026.
421-a Tax Abatement
- Last year of benefit
- FY2026
- Fully taxed from
- FY2027 (2026–27)
- Program
- 421-a (15-year)
The 421-a benefit has run its term, so taxes on these units have stepped up toward the full assessed amount. Get the current tax bill for the specific apartment and compare its tax component with any older listing: an earlier carrying-cost figure may reflect the benefit, or different common charges and assessments. Treat a comparable sale made while the abatement was still running as priced under different taxes.
Source: NYC Dept. of Finance property-tax exemption records (421-a), refreshed 2026-09-06 · The Roebling Research Library. Confirm the exact step-up schedule on the building’s DOF tax bill. Years shown are NYC tax years, which start July 1 — FY2027 runs July 1, 2026 to June 30, 2027. The benefit last appears on the 2026 assessment roll, which is what dates the end of the term.
The 421-a Expiration Wave — our study of when these benefits expire citywide, and what the resale record shows about pricing as they do.
Management & transfer contacts
- Policies and fees
- Min Down Payment: 20%
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 |
|---|---|---|---|---|---|
| Jun 5, 2026 | 4B | 1 BR · 1 BA · 835 sf | $750,000 | $898/sf | -11.2% |
| Jun 2, 2026 | 6D | 2 BR · 2 BA · 1,236 sf | $985,000 | $797/sf | -1.0% |
| Jun 27, 2022 | 3C | 2 BR · 2 BA · 1,311 sf | $1,410,000 | $1,076/sf | -2.8% |
| Oct 1, 2021 | 4A | 2 BR · 2 BA · 1,234 sf | $1,225,000 | $993/sf | — |
| Sep 16, 2021 | 3B | 1 BR · 1 BA · 834 sf | $899,000 | $1,078/sf | +0.0% |
| Jul 30, 2021 | 5C | 2 BR · 2 BA · 1,311 sf | $1,233,000 | $941/sf | -1.4% |
| Jun 17, 2021 | 7B | 3 BR · 2 BA · 1,884 sf | $2,125,000 | $1,128/sf | -3.2% |
| May 27, 2021 | 3A | 2 BR · 2 BA · 1,234 sf | $1,190,000 | $964/sf | -4.7% |
Market read. Most recent trades (2026 to date) cleared a median $847/sf (floor-adjusted) across 2 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 3.2% 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 1-01908-7504; each condominium apartment is its own tax lot). 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 Windows on 123, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 2 bedroom | 3 | $5,095 |
3 closed leases, October 2023 to September 2026. Most recent lease June 2025. Based on few leases. 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 Windows on 123 and nearby.
Buying here? Condo closing costs with a mortgage typically run 3 to 6% of the price. See NYC co-op and condo closing costs, line by line.
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What to know if you’re buying
Settle the tax picture first. The offering plan on file includes the abatement and exemption opinion letter from the sponsor era. Department of Finance exemption records list a 15-year exemption beginning in 2012 on the building's unit lots, still shown for the 2027 tax year — late in its schedule. Underwrite the unit on its full unabated taxes, confirm the current bill against the Department of Finance record, and run the True Monthly Carrying Cost Calculator on the post-abatement number.
Parking is the scarce asset. The below-grade garage distinguishes this building from nearly all of the surrounding rowhouse and small-condo stock. Confirm how parking is held — license, limited common element, or separate unit — because the structure affects both value and transferability.
Condo mechanics differ from a co-op's. There is no co-op board interview; confirm financing, leasing, pied-à-terre and LLC ownership rules in the current declaration, bylaws and house rules before relying on them.
Underwrite the building's age honestly. At roughly fifteen-plus years old, the first real capital cycle is the diligence question: review board minutes, reserves, and any planned assessments. The glass facade, terraces, and garage are the line items to ask about specifically.
Line selection matters. Seventh-floor setback terraces, balcony lines, and the rear/front light split drive the pricing spread in a 26-unit building. Same-line history is thin, so we comp against the sister building at 129 West 123rd and the corridor's peer condos as well.
What to know if you’re selling
Lead with the structural advantages. Parking, in-unit laundry, central air, a 3,000-square-foot roof deck, and express-train proximity are documented features of the building; a brownstone floor-through may or may not offer them, depending on the property. Name them specifically and confirm each one for the apartment.
Price to the post-abatement reality. If taxes have stepped up since the sponsor era, buyers will underwrite the current bill — meet them there rather than defending a stale carrying-cost narrative.
Position against newer development. Newer buildings nearby may offer different abatement terms, unit sizes and pricing. Support the pitch (finish quality, outdoor space, price per foot) with recent sales of comparable apartments, adjusted for size, floor, exposure, condition, common charges and the remaining tax abatement.
Comparable buildings
If you're considering 117 West 123rd Street, also evaluate:
- 129 West 123rd Street — the eight-unit floor-through sister building by the same developer and architect; the boutique alternative two doors west
- 50 West 127th Street — the same team's curved-facade condominium; the closest stylistic cousin
- 3 West 122nd Street (Mount Morris Court) — converted condominium at the edge of the Mount Morris Park Historic District; the character alternative
- 100 West 119th Street (The Normandie) — South Harlem condominium peer a few blocks south
- 380 Lenox Avenue (The Lenox) — the corridor's pioneering 2000s condominium on Lenox
- 1485 Fifth Avenue (5th on the Park) — large-scale condominium at Fifth and 120th; the amenity-tower alternative
- 2101 Eighth Avenue (Parc Standard) — new-construction condominium on the Frederick Douglass corridor; the newer-vintage alternative
- 88 Morningside Avenue — condop on the Morningside Park edge; the Morningside Park alternative
- 2280 Frederick Douglass Boulevard — full-amenity condominium on the FDB restaurant corridor; the service-building alternative
More Harlem buildings
- Graceline Court, 106 West 116th Street — 2006 condominium
- 109 West 117th Street — 1910 condominium
- 111 Central Park North — 2006 condominium by SLCE Architects
- 120 West 118th Street — condominium
- 125 Central Park North — condominium
- 127 West 112th Street (Parc North) — 2018 condominium by Karl Fischer Architects
The neighborhood
For the full corridor — architecture, 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. 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.
Considering a move at Windows on 123?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
646.939.7375 · c.cohen@compass.com