- Year built
- 2017
- Type
- Condominium
- Units
- 13
- Floors
- 14
- Pets
- No pet, animal or bird restrictions in the building, per the offering plan on file
Every recorded sale at this building, 2024–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,736
- Listing discount
- 1.4%
- Recorded sales
- 13
- On record
- 2024–2026
The stretch of West 26th between Sixth and Seventh is a working block — parking, wholesale, older loft buildings, a landmarked Art Deco tower at the Seventh Avenue corner — and it has almost no purpose-built residential ownership housing. Novum W26 is a 25-foot-wide interior lot developed into thirteen full-floor apartments, one per floor, on a site that most developers would have declined as too narrow to make a plan work.
That geometry is the building's entire proposition. On a 25-foot lot, one residence per floor means every apartment runs the full depth of the building with light at both ends: north over West 26th Street, south over the interior of the block. There is no interior corridor above the lobby, no shared landing, and direct elevator entry into each home. Buyers who have looked at boutique Chelsea condominiums where a 40-foot lot is divided into two apartments per floor will recognize immediately what the trade produced — no corner exposure, no cross-ventilation on the long axis, but no neighbor sharing a floor and no shared hallway either.
The second thing to understand about this building is its timeline, because it is unusual and it shapes the resale market. The new-building application was filed in August 2017. The structure was substantially up by 2021 — the year city records carry as year built. But the offering plan was not accepted for filing by the Attorney General until June 2023, was not declared effective until February 2024 on the strength of two signed contracts, and the new-building job was not signed off until April 2025. Nearly all of the thirteen residences closed inside a seven-month window in 2024. That means the building's entire sales history is compressed into a single market moment, and that resale pricing has no long comparable series to draw on.
The third fact is the one that most changes the monthly number. There is no tax abatement. The offering plan says so in terms, twice: no real estate tax abatement benefits are available to the units. That is not an oversight — a thirteen-unit homeownership condominium filed in this window fits neither the expired 421-a program nor the 485-x framework that replaced it, both of which were built around rental development and affordability commitments that a small for-sale building cannot practically meet. Department of Finance records confirm the outcome: no exemption on the billing lot, none on any unit lot. Residences here have been taxed at full assessment from the first closing, and the tax line does not step up later because it never stepped down.
Architecture and unit composition
The building rises fourteen stories on a 25-foot frontage, faced in a contemporary idiom with casement-style windows running floor to ceiling. It is built to a floor-area ratio of 8.48 against a permitted 12.0 in the underlying M1-8A/R11 Special Mixed Use zoning — the building is well under its envelope, which is a normal outcome on a narrow interior lot where setback, egress and elevator core requirements exhaust the practical buildable area long before the zoning does.
Residences are numbered 2 through 14, one per floor, and are configured as three-bedroom, two-bath plans with north-facing living space, a south-facing primary suite, and a north-facing third bedroom or home office. Ceiling heights run above nine feet. Kitchens were delivered in two palettes. The plumbing and mechanical fit-out is contemporary: multi-zone central air, in-unit laundry, five-fixture primary baths.
The outdoor space needs care in reading. The offering plan assigns twelve balconies to Units 3 through 14 and the roof terrace to Unit 2, all as Limited Common Elements of individual residences rather than as shared amenity. Sponsor marketing materials have described a common roof deck with a shared grill; the plan governs, it assigns the roof terrace to a single unit, and it prohibits open fires and barbecues on balconies and the roof terrace outright. Confirm what any specific residence conveys against the recorded declaration, and do not underwrite a shared roof deck as an amenity of the building.
Building operations
This is a self-managed-scale building, and the operating model follows the unit count. The first-year budget in the offering plan funds a part-time, non-union superintendent and no other staff. There is no doorman, no concierge, no live-in resident manager and no amenity program beyond the private outdoor spaces. Packages, deliveries and building access are handled without an attendant.
For thirteen owners, that is the correct answer economically — a full-time doorman across thirteen units would add several hundred dollars a month per residence — but it is a real difference in daily experience from the larger Chelsea condominiums a few blocks away, and buyers coming from doorman buildings should price the difference honestly rather than treating low common charges as a free lunch.
Because the building exceeds six stories, it falls inside the Local Law 11 façade inspection cycle, and the offering plan discloses the recurring five-year cost of engaging a registered architect or engineer for that inspection. On a thirteen-unit denominator, a façade cycle that requires remediation is a materially larger per-unit number than it would be in a hundred-unit building. That is the principal capital risk in a building this small, and it is worth asking the board about reserve funding against it.
Policy framework
Ownership form: Condominium. Resales close on the board's right of first refusal — 30 to 45 days is typical.
Pets: The offering plan on file states there are no pet, animal or bird restrictions in the building. Confirm whether the board has since adopted house rules on the point.
Subletting, pied-à-terre, LLC, trust and foreign ownership: All permitted under the standard condominium framework.
Outdoor space: No open fires, charcoal, natural gas or LPG barbecues on balconies or the roof terrace. Balconies and the roof terrace are uninhabitable space and cannot legally be used as living, sleeping or dining rooms.
Working capital: Sponsor purchasers contributed the equivalent of two months' common charges at closing; the sponsor made no contribution. Confirm the current fund balance.
Flip tax: Not documented in the records reviewed. Confirm any resale capital contribution with the managing agent.
Real estate taxes: Full unabated assessment from the first closing. Underwrite the current bill on the specific unit lot — not a projected schedule, and not a comparison to abated new-development inventory.
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
The building's residences closed from sponsor between May and December 2024, with a single early resale recorded in 2026. Every residence is a floor-through three-bedroom of comparable size, which makes the internal comparable set unusually tight and unusually useful: the spread across the stack is almost entirely a function of floor height and outdoor space rather than of layout.
On a dollars-per-square-foot basis the building prices as boutique new construction in a corridor whose inventory is dominated by prewar loft conversions — buildings with larger, more idiosyncratic apartments, lower ceiling heights on some floors, and older mechanical systems, but often with lower taxes per foot where a conversion-era benefit is still running. Indexed to the last complete year, the honest framing for a buyer comparing Novum W26 against a converted Chelsea loft is that the sticker gap understates the carrying-cost gap in one direction and the finish-and-systems gap in the other. Run both.
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 |
|---|---|---|---|---|---|
| Apr 15, 2026 | 10 | 3 BR · 2 BA · 1,426 sf | $2,475,000 | $1,736/sf | -4.6% |
| Dec 9, 2024 | 8Sponsor Sale | 3 BR · 2 BA · 1,426 sf | $2,367,431 | $1,660/sf | +1.8% |
| Oct 15, 2024 | 9Sponsor Sale | 3 BR · 2 BA · 1,426 sf | $2,316,518 | $1,624/sf | -1.4% |
| Oct 11, 2024 | 13Sponsor Sale | 3 BR · 2 BA · 1,426 sf | $2,443,800 | $1,714/sf | -0.3% |
| Sep 24, 2024 | 11Sponsor Sale | 3 BR · 2 BA · 1,426 sf | $2,400,000 | $1,683/sf | -1.0% |
| Sep 4, 2024 | 5Sponsor Sale | 3 BR · 2 BA · 1,376 sf | $2,189,237 | $1,591/sf | -2.7% |
| Jun 28, 2024 | 2Sponsor Sale | 3 BR · 2 BA · 1,376 sf | $2,061,956 | $1,499/sf | +1.8% |
| Jun 14, 2024 | 10Sponsor Sale | 3 BR · 2 BA · 1,426 sf | $2,291,062 | $1,607/sf | -3.5% |
Market read. Most recent trades (2026) cleared a median $1,736/sf across 1 sale. Median listing discount 1.4% 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 1-00801-7504) 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
The absence of an abatement is the whole underwriting story. No 421-a, no 485-x, no J-51 — stated in the offering plan and confirmed on the tax roll. If you have shopped abated new construction elsewhere in Manhattan, your monthly number here will be higher than the price suggests, and it will not improve with time.
Confirm what outdoor space your unit actually owns. Twelve balconies belong to Units 3 through 14; the roof terrace belongs to Unit 2. There is no shared roof deck in the recorded declaration, and grilling is prohibited on all of it.
Price the staffing model. A part-time superintendent and no doorman is why common charges are low. Decide whether that trade works for you before you fall in love with the floor plan.
Ask about the façade reserve. Thirteen units carrying a Local Law 11 cycle is a thin denominator. The reserve position and the board's plan for the next inspection are the questions that matter most in a building this size.
Read the certificate of occupancy against the marketing. The new-building job was signed off in April 2025, several years after the structure was complete and after the first closings. Confirm the final C of O and that the unit as built matches it.
The block is in transition. Sixth Avenue retail, the Flower District remnant to the east, and NoMad's hotel and restaurant cluster a few blocks north all sit within a short walk; so do active loading operations and older commercial buildings on the same block. Visit on a weekday morning as well as a Sunday.
What to know if you’re selling
Sell the floor-through. One residence per floor, light at both ends, direct elevator entry and private outdoor space is a product almost nothing else on this stretch offers. That is the argument.
Be first with the tax number. Sophisticated buyers will find the unabated assessment in minutes. Leading with it, paired with the True Monthly Carrying Cost analysis, avoids the mid-diligence renegotiation.
Use the building's own stack as the comparable set. Thirteen near-identical floor-through residences that closed inside seven months give you a cleaner internal comparison than anything in the surrounding loft inventory. Adjust for floor and outdoor space and defend the number.
Correct the roof-deck impression up front. If marketing materials in circulation describe a shared roof deck, say plainly what the declaration assigns. It is a small correction that prevents a large problem at contract.
Comparable buildings
If you're considering 128 West 26th Street, also evaluate:
- 146 West 26th Street (The Mihl Building) — 25-residence 1922 loft converted to condominium on the same block; the prewar alternative next door
- 144 West 27th Street — 24-unit c. 1911 loft condominium conversion one block north; larger, older apartments at lower price per foot
- 159 West 24th Street (Carriage House Chelsea) — boutique 24-residence prewar conversion; the closest peer on unit count and scale
- 124 West 24th Street — boutique loft-conversion condominium; the same buyer, a different building type
- 128 West 23rd Street (Graydon Chelsea) — ground-up new construction delivered 2021; the nearest new-development peer by vintage
- 261 West 28th Street (Onyx Chelsea) — FXCollaborative full-service condominium; the doorman-building alternative
- 101 West 24th Street (Chelsea Stratus) — 200-plus-unit SLCE tower with a full amenity program; the opposite end of the scale trade
- 215 West 28th Street — condominium on the northern edge of the same corridor
- 121 West 20th Street — 1890s loft converted to condominium in 1991; the long-established Chelsea loft alternative
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Chelsea — read The Roebling Team Guide to Chelsea.
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.
Considering a move at Novum W26?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at Novum W26 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.