- Year built
- 2021
- Type
- Condominium
- Units
- 11
- Floors
- 8
- Landmark
- No
- Financing
- No financing ceiling applies at a condominium
Every recorded sale at this building, 2022–2024
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,613
- Listing discount
- 1.5%
- Recorded sales
- 13
- On record
- 2022–2024
This is a small building, and the page is short for that reason. Eleven residences on a 43-foot lot, eight stories, one retail unit at the base, no staff — the proposition is legible in a paragraph.
What distinguishes it is the elevation. TRA Studio clad the street face in sculptural panel imported from Italy, framing vertical columns of canted floor-to-ceiling glazing that fold in and out across the façade. On a 43-foot frontage between two ordinary neighbors that is a considerable amount of design attention for eleven units, and it is why the building registers on a block that otherwise reads as background. The rear southern elevation is conventional by comparison — a grid of long balconies and windows — and it is where the private outdoor space and the southern light actually come from.
The plan follows from the lot: two residences per floor across floors two through six, a penthouse above, ground-floor retail below. Every residence carries private outdoor space and in-unit laundry, and the interior specification runs to terrazzo and matte-glass kitchen cabinetry, large-format Spanish porcelain in the baths, and Poliform closets. Amenities are a lava-stone lobby, a bike room, private storage and a roof deck, with access handled by a virtual doorman rather than a payroll.
The building also carries a development history a buyer should know. Sinha Development filed for the site in 2017, demolished the existing four-story building that year, and had the structure close to topping out by late 2019 before construction stopped during 2020. Work resumed in 2021 and the building stood complete in early 2023, with the final certificate of occupancy not issuing until November 2024. In February 2023, with four residences still unsold, the Northwind Group filed a pre-foreclosure action against the sponsor alleging default on a $23.8 million loan secured by the condominium and a nearby rental property, as reported by The Real Deal. That episode is resolved in the public record: the residential unit lots were released from the project loan as they closed, the residential sellout completed in November 2024, and the loan appears recorded against the ground-floor retail unit when that unit transferred separately in June 2025. No residential unit lot carries that encumbrance today.
Architecture and unit composition
The lot is 43 feet wide and 98.75 feet deep, with the building occupying a 43-by-69-foot footprint. PLUTO records 19,821 square feet of building area — roughly 15,125 residential and 4,696 retail — against 25,357 square feet of total construction floor area on the new-building application; published accounts of 28,000 square feet reflect gross rather than zoning or assessed area. Built floor area of 4.67 FAR exceeds the 4.00 residential figure because the lot is split-zoned and the base is commercial.
With neighbors on both flanks, glazing concentrates on the north street elevation and the south rear elevation and the side walls are solid. The canted window geometry on the street face changes the sightline from inside each room, which is worth standing in a unit to judge rather than reading from an elevation photograph.
Building operations
Eleven residences and one retail unit is a very small operating base. There is no full-time staff, no attended lobby and no service program beyond the bike room, storage and roof deck. Common charges cover a lean budget, and the corollary is concentration: a capital item is spread across eleven owners.
We have not seen a budget or an audited statement for this condominium, and its operating baseline is still forming — the residential sellout only completed in November 2024. A buyer should ask for the current operating budget, the reserve position, the board minutes since sellout, and the commercial unit's relationship to the condominium: who owns the retail unit, what common charges it pays, and what voting interest it holds. In a twelve-lot condominium the commercial owner is a material governance participant, and that is the single most important diligence question at this address.
Policy framework
Ownership form: Condominium. Purchases close through a board right of first refusal rather than an interview.
Pied-à-terre, LLC, trust and foreign ownership: Permitted under the standard condominium framework.
Subletting: Permitted under the standard condominium framework; confirm minimum lease terms with the managing agent.
Financing: No building-imposed ceiling.
Pets and flip tax: Not documented in the records available to us. Confirm both with the managing agent.
Real estate taxes: No exemption on any unit lot in FY2024 through FY2027. Underwrite full unabated taxes on the specific unit.
Local Law 97
This building is below the 25,000 sq ft threshold at which LL97 emissions caps apply. No regulatory capital pressure from this law specifically, current or 2030.
See full Local Law 97 analysis →Recent sales
Closings ran from October 2022 through November 2024, and the residential sellout is complete; the retail unit transferred separately in June 2025. Through the third quarter of 2026 the building has produced essentially no resale record — every recorded residential deed traces to the original sellout.
Valuation here therefore has to be built from the sellout closings adjusted forward and from the surrounding NoMad and Kips Bay condominium set, not from same-building comparables. Price per square foot is the right unit of comparison, and the absence of a tax abatement is the adjustment most often missed against competing new-development inventory in the corridor. The building's minimal staffing cuts the other way, holding common charges below what an attended building of similar vintage would carry.
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 |
|---|---|---|---|---|---|
| Nov 21, 2024 | 6A | 2 BR · 2 BA · 1,292 sf | $2,109,071 | $1,632/sf | off-mkt |
| Nov 13, 2024 | PHA | 3 BR · 3.5 BA · 2,316 sf | $3,870,000 | $1,671/sf | -8.9% |
| Oct 8, 2024 | 6F | 2 BR · 2 BA · 1,292 sf | $2,109,071 | $1,632/sf | -1.9% |
| Jul 24, 2024 | 6B | 2 BR · 2 BA · 1,272 sf | $2,138,325 | $1,681/sf | +2.1% |
| Jun 27, 2024 | PH | 3 BR · 3.5 BA · 2,316 sf | $3,950,302 | $1,706/sf | -7.1% |
| Jun 21, 2024 | 4A | 2 BR · 2 BA · 1,292 sf | $1,950,000 | $1,509/sf | -8.2% |
| May 30, 2024 | 3A | 2 BR · 2 BA · 1,292 sf | $1,985,000 | $1,536/sf | +1.8% |
| Feb 12, 2024 | 3B | 2 BR · 2 BA · 1,272 sf | $1,912,500 | $1,504/sf | -3.2% |
Market read. Most recent trades (2024) cleared a median $1,613/sf across 6 sales. Median listing discount 1.5% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
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 1-00883-7501) 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
Ask who owns the retail unit and what it votes. In a twelve-lot condominium the commercial owner is a governance factor, not a footnote.
There is no abatement, and eleven units is a small denominator. Full unabated taxes apply from day one, and a capital item is spread across eleven owners. Get the budget, the reserve balance and the minutes since the November 2024 sellout.
PLUTO's build year is wrong. City data says 2019; the building was completed in 2021 and its final certificate of occupancy issued in November 2024. Anything keyed to the PLUTO year misstates the building's age.
There is no staff. Access runs on a virtual doorman system — a lifestyle question as much as a budget one.
Comparable buildings
If you're considering 128 East 28th Street, also evaluate:
- 181 East 28th Street — new-construction condominium on the same street; the nearest peer by product type
- 31 East 28th Street — a 1913 building converted to a 21-unit condominium in 2006; the loft-conversion alternative on the same street
- 30 East 29th Street — CetraRuddy Architecture new construction one block north
- 107 East 31st Street — 15 residences, completed 2007–2008; the prior-generation boutique condominium at similar scale
- 241 Fifth Avenue — ODA, 2012; the design-led NoMad condominium of the prior cycle
- 111 East 30th Street — Philip Birnbaum, 1984, roughly 52 residences; the larger-denominator alternative with a conventional service model
- 200 East 27th Street — the Kips Bay alternative one block south, at different scale and economics
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Flatiron — read The Roebling Team Guide to Flatiron.
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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