- Year built
- 2018
- Type
- Condominium
- Units
- 37
- Floors
- 13
- Landmark
- No
- Pets
- Not documented in public records; the plan on file refers to house rules governing pets without stating the rule. Confirm with the managing agent
Every recorded sale at this building, 2021–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,653
- Listing discount
- 2.0%
- Recorded sales
- 42
- On record
- 2021–2025
The land under 145 Central Park North belonged to a church. The New York United Sabbath Day Adventist Church held the mid-block parcel facing the North Woods and sold it in June 2013; four months later the site changed hands again, at close to a 45 percent markup, to the entity that eventually built here. What followed was a nine-year development — two abandoned schemes, a full redesign, and a certificate of occupancy that did not arrive until December 2022 — for a building of thirty-seven apartments. That patience is legible in the result.
GLUCK+ did something on this site that almost nobody does on a Manhattan infill lot: the firm served as both design architect and architect of record, named in that dual capacity in the offering plan on file. The practice is known for carrying design and construction responsibility together, and the façade shows the benefit. Architectural records describe a deeply articulated bronze-toned profile across the lower and middle floors — a reading of the height, rhythm and texture of the 1930s buildings on either side — that then gives way to a taut all-glass skin over the top four floors, where the building rises above its neighbors and takes the park. It is a single building making two arguments, one to the block and one to Central Park.
The unit count is where the public record goes wrong, and it matters. PLUTO reports 41 residential units. The offering plan on file offers 37 Residential Units and 4 Cabana Terrace Units — the cabanas being separately deeded outdoor units, not apartments. The Department of Finance schedule confirms it: 37 apartments and four lots recorded as CB1 through CB4. Anyone running a price-per-unit or a common-charge-per-unit analysis off city data will divide by the wrong number, and automated valuation output for this building inherits the error.
The structural fact that separates 145 Central Park North from Circa Central Park at the other end of the same street is tax. There is no abatement here. No unit lot at this address carries an exemption on any roll from FY2023 through FY2027, and the offering plan contains no 421-a disclosure at all. A buyer moving between the two buildings on asking price alone will find the monthly number at 145 materially higher, and it does not step up later — it starts where it stays.
The last thing worth understanding is that this is a young condominium still building its balance sheet. The sponsor subsidized common charges until August 1, 2022; the building transitioned to unsubsidized charges on that date and took a 3 percent increase effective July 1, 2024. At year-end 2023, the most recent audited statement on file, the sponsor still owned 44.50 percent of the condominium, down from 51.25 percent a year earlier, and published market records report the building sold out in autumn 2025. The reserve position is thin against a long-dated capital plan. None of that is unusual for a 2021 delivery — but it is the part of the file a buyer should actually read.
Architecture and unit composition
The lot is 7,092 square feet with a hundred-foot frontage on Central Park North, and the building occupies ninety feet of it at a fifty-foot depth. That is a small footprint carrying thirteen stories, and the plan reflects it: three residences per floor through most of the stack, four on the third, two on the twelfth, and two penthouses at the top. A ground-floor residence and a townhouse unit sit at the base.
The façade strategy is the building's identity. Rather than a single curtain wall run top to bottom, GLUCK+ split the elevation: a modeled, bronze-toned, deeply profiled treatment at the levels where the building sits in the line of its 1930s neighbors, and a flat glass skin on the top four floors where it clears them. The change of material coincides exactly with the point at which the park view opens over the low-rise block. It is a design decision that also happens to describe the value curve of the stack.
Outdoor space is handled as separate property rather than as an appurtenance. The four cabana terrace units were offered for sale as their own condominium units, and the current assessment roll shows them in four different ownerships. A buyer who wants terrace space at this building should establish early whether the residence they are considering carries one, and whether it is available separately.
Parking and storage are licenses, not property. The plan on file offered 37 storage cage licenses and nine parking space licenses, tied for their term to ownership of a residence — a materially different arrangement from the deeded parking units at both Circa Central Park and 111 Central Park North. The audited statements show the condominium collecting parking lease income of roughly $15,750 in 2023, plus a separate accessible-space lease line, which is consistent with that structure.
Building operations and capital posture
The lobby is attended 24 hours a day, seven days a week under the plan on file, and doorman services are the condominium's single largest operating expense — about $225,000 in 2023 against total operating expenses near $621,000. Amenity space is concentrated in the cellar: exercise room, yoga room, teen recreation room, children's recreation room, storage cages and bicycle storage, with a shared outdoor terrace above.
Two operating facts belong in a buyer's underwriting.
Electricity now sits inside common charges. The condominium pays the electric bill for the units and the common areas, and unit owners were originally billed back for their metered usage. Per the audited financial statements on file, the condominium discontinued that billing to unit owners in 2023. Electric and gas expense rose from roughly $103,000 in 2022 to roughly $140,000 in 2023. Practically, this means a common charge quoted at 145 Central Park North is carrying a cost that most Manhattan condominiums bill separately, and it should not be compared line-for-line against a building that meters its residents.
The reserve is early-stage. The audited statements show a capital reserve fund of about $157,000 and a total fund balance of about $173,000 at year-end 2023. A reserve study conducted in June 2020 and running from 2021 through 2050 projects roughly $3.7 million of future major repairs and replacements in inflated dollars, with the first significant cycle — building exterior work estimated near $313,000 — falling roughly eight to nine years out from the study's 2021 baseline, and mechanical equipment near $942,000 in the thirteen-to-fourteen-year band. A 37-unit denominator is a small base against those numbers. The building was operating at a modest surplus in 2023 after a deficit in 2022, which is the right direction, but the gap between the reserve and the plan is the assessment question for the back half of this decade.
Policy framework
Ownership form: Condominium, fee simple.
Right of first refusal: The by-laws in the plan on file apply the board's right of first refusal to leases as well as to sales, with certain exceptions. That is broader than the market default and should be confirmed in current form before a rental is contemplated.
Pets: The plan on file references house rules governing pets without stating the rule. Not documented in public records — verify with the managing agent.
Pied-à-terre, LLC, trust and foreign ownership: All permitted under the standard condominium framework.
Closing contributions: Each unit funds a non-refundable working capital contribution and a non-refundable capital reserve contribution at closing, each equal to one month of common charges, per the audited financial statements on file.
Flip tax: Not documented in public records. Confirm any resale capital contribution with the managing agent.
Sponsor control: The plan on file carried the standard special-risk disclosure that the sponsor was not committed to selling more than 15 percent of the residences — six of 37 — to declare the plan effective, and that owner-occupants might therefore not gain control of the board for an indeterminate period. That risk has largely run its course: sponsor ownership fell from 51.25 percent at year-end 2022 to 44.50 percent at year-end 2023, and published market records report a sellout in autumn 2025, with ACRIS carrying sponsor deeds through December 2025. Confirm the current board composition and sponsor holding with the managing agent rather than assuming.
Real estate taxes: No abatement of any kind. Underwrite full unabated taxes on the specific unit from day one.
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 recorded its first closings in June and July 2021 and sold through over roughly four and a half years, with the sponsor still conveying units into December 2025. Forty-four deeds are recorded across the residential and cabana lots.
Analysis of recorded transactions in The Roebling Research Library puts the median residential sale price near $2.6 million. Because the sellout ran long and the sponsor was still closing units four years after the first deed, resale comparables and sponsor closings are interleaved in the record and price differently — a sponsor sale late in a sellout is not the same data point as an arm's-length resale, and the two should be separated before either is used.
On a dollars-per-square-foot basis the building prices in the upper band of the Harlem condominium market, close to the corridor's newest inventory. The comparison that actually determines value here is not price per foot but total monthly cost: 145 Central Park North is unabated and carries residential electricity inside its common charges, while Circa Central Park eight blocks west is fully abated and bills electricity separately. Two units at the same asking price in those two buildings are not the same purchase. 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 |
|---|---|---|---|---|---|
| Dec 18, 2025 | 6C | 3 BR · 2 BA · 1,682 sf | $2,450,000 | $1,457/sf | -2.0% |
| Oct 28, 2025 | 3A | 3 BR · 2 BA · 1,521 sf | $2,360,000 | $1,552/sf | +0.4% |
| Aug 19, 2025 | 5C | 3 BR · 2 BA · 1,682 sf | $2,650,000 | $1,576/sf | +1.9% |
| Jul 23, 2025 | 4A | 3 BR · 2 BA · 1,692 sf | $2,600,000 | $1,537/sf | +0.0% |
| Jun 9, 2025 | 5A | 3 BR · 2 BA · 1,692 sf | $2,752,875 | $1,627/sf | +2.0% |
| Apr 29, 2025 | 3D | 3 BR · 2 BA · 1,521 sf | $2,200,000 | $1,446/sf | -20.0% |
| Apr 10, 2025 | 11C | 3 BR · 2 BA · 1,371 sf | $2,750,000 | $2,006/sf | -6.8% |
| Feb 25, 2025 | 7A | 3 BR · 2 BA · 1,692 sf | $2,900,000 | $1,714/sf | -3.3% |
Market read. Most recent trades (2025) cleared a median $1,653/sf across 9 sales. Median listing discount 2.0% 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 1-01820-7505) 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
Ignore the PLUTO unit count. The building has 37 residences, not 41. The four extra lots are cabana terrace units.
Underwrite unabated taxes. There is no 421-a, no J-51, and no other exemption. This is the largest single difference between this building and the abated new construction at the western end of the same street.
Read the common charge before comparing it. Residential electricity moved inside common charges in 2023. A charge here is not comparable to a charge at a building that sub-meters.
Read the reserve study. A $157,000 reserve against a $3.7 million thirty-year plan, spread across 37 units, is the assessment question. Ask the managing agent what has changed since the 2020 study and whether the exterior cycle has been scheduled.
Check whether the unit carries a cabana, a parking license or a storage license. Terraces here are separately deeded units; parking and storage are licenses. None of it travels automatically.
Confirm the leasing right of first refusal. The by-laws extend it to rentals. If the purchase has any investment component, get the current language.
What to know if you’re selling
Lead with the architecture and the park, not the price per foot. A GLUCK+ building where the same firm designed and built it, with a bronze-profiled base reading the block and a glass crown taking the North Woods, is a specific story. The competing inventory on this frontage does not have it.
Get ahead of the tax question. Every serious buyer will compare this building to the abated condominium at Frederick Douglass Circle. Presenting the full carrying-cost analysis up front, including the electricity treatment, is better than letting it surface in diligence.
Separate sponsor closings from resales in your comparables. The sellout ran into late 2025. Mixing the two produces a misleading average in either direction.
Be precise about the unit count. Correcting the 41-unit city figure to 37 raises the per-unit share of every common element and reserve number in the building. That is a favorable correction, and it is worth making explicitly.
Comparable buildings
If you're considering 145 Central Park North, also evaluate:
- 111 Central Park North — the 45-residence 2007 condominium a few hundred feet east on the same tax block; a separate condominium with its own declaration, and the closest physical neighbor
- 285 West 110th Street (Circa Central Park) — FXFOWLE's 49-residence condominium at Frederick Douglass Circle; the same frontage, similar vintage, and the sharpest carrying-cost contrast because it is fully abated
- 1485 Fifth Avenue (5th on the Park) — park-fronting Harlem condominium at Marcus Garvey Park; larger, full-amenity, with an active abatement
- 380 Lenox Avenue (The Lenox) — full-service condominium on Malcolm X Boulevard three blocks south; the larger-building alternative on the same avenue
- 2101 Eighth Avenue (Parc Standard) — Frederick Douglass Boulevard condominium; the corridor's mid-tier new-development option
- 301 West 118th Street (SoHa 118) — South Harlem condominium at a comparable boutique scale
- 117 West 123rd Street (Windows on 123) — small Harlem condominium; the lower-service, lower-cost comparison
- 88 Morningside Avenue — park frontage on Morningside Park rather than Central Park, one neighborhood west
- 100 West 119th Street (The Normandie) — the prewar Harlem alternative, with entirely different policy and financing economics
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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