Fifteen Madison Square North
15 East 26th Street, New York, NY 10010
BBL 1008567503 · BIN 1016877
- Year built
- 1912
- Type
- Condominium
- Landmark status
- Not an individual landmark; in the Madison Square North Historic District
- NYC Landmarks Preservation Commission records, updated February 2026
- Pets
- Pets permitted; species and limits not stated
- Flip tax
- 2% of the purchase price, paid by the seller
- Doorman
- Full-time doorman
Fifteen Madison Square North sales history: 130 recorded sales
Every recorded sale at this building, 2008–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2026 to date
- $2,463
- floor-adjusted, 1 sale
- Listing discount
- 1.4%
- Recorded sales
- 130
- On record
- 2008–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at Fifteen Madison Square North 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.
Fifteen Madison Square North is one of NoMad's most direct addresses to the park. The building rises from 1912 as a steel-framed, masonry-faced commercial building, and in 2008 its top floors were converted into a luxury condominium positioned to capture the single most valuable thing in this corner of Manhattan: an unobstructed front-row view of Madison Square Park, the Flatiron Building, and the towers of Lower Fifth Avenue.
That conversion arrived as NoMad was crossing from a wholesale-and-office district into one of Manhattan's most desirable residential neighborhoods. Buyers here are paying for a combination that is hard to assemble anywhere else downtown: pre-war bones and ceiling heights, a park most apartment buildings can only glimpse, and the freedom of condominium ownership in a stretch otherwise dominated by older co-ops and rental conversions.
The result is a building with a clear identity. It is not a large tower trading on amenity volume; it is a boutique, view-driven condominium where the park itself is the amenity, supported by a full-service operation scaled to a refined buyer.
Building operations
The building runs as a full-service condominium: a 24-hour attended lobby with doorman and concierge, a fitness center, a landscaped roof deck with park and skyline outlooks, a wine storage and tasting room, and a children's playroom. For a boutique building, that is a deliberately complete package — compare the actual costs of its wellness, social and family amenities with specific larger towers.
As a condominium, there is no co-op board admission; purchases run through the condominium's application and right-of-first-refusal process. Confirm financing, leasing and ownership-entity rules in the current declaration, bylaws and house rules. Pets are permitted; species and limits are not stated. The combination of condominium ownership and a full-service operation is central to the building's appeal in a neighborhood where co-ops still dominate.
Architecture and residences
The base building is early-twentieth-century commercial architecture — a steel frame faced in limestone, brick and terra-cotta (per the LPC's Madison Square North Historic District report), with the generous floor plates and tall windows that made loft conversion possible. The residential floors take full advantage: oversized windows, high ceilings, and open layouts that read as contemporary lofts while keeping pre-war proportion.
Layouts run from one- to four-bedroom homes, with the most sought-after residences oriented south and west toward the park and skyline. Interiors were finished to a high contemporary standard during the conversion — wide-plank walnut flooring, professional-grade kitchens with premium appliances and wine storage, and stone baths — the kind of turnkey specification new-development buyers expect, set inside a building with genuine age and character.
Application and transaction fees
Fees below are from building management's published schedule, as of September 2026. They are shown as published, item by item; no total is added because the total depends on the transaction. Deposits are listed apart from nonrefundable charges.
- Terms
- Equal to 2% of the gross purchase price
- Rate
- 2% of the purchase price
- Paid by
- Seller
Source: building management's published schedule, as of September 2026
Purchase
9 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing FeeConditional | Paid by Buyer | When With the application | Amount $700 (If Broker involved), $750 (If no Broker involved) | Refundable Non-refundable |
| Background Check FeePer applicant | Paid by Buyer | When With the application | Amount $100 per applicant/occupant | Refundable Non-refundable |
| Credit Check FeeConditional · Per applicant | Paid by Buyer | When With the application | Amount $75 per applicant/occupant (LLC required to submit fee for business credit check - if applicable) | Refundable Non-refundable |
| Messenger Fees | Paid by Buyer | When With the application | Amount $65 | Refundable Non-refundable |
| Move-In Fee | Paid by Buyer | When With the application | Amount $1,000 | Refundable Non-refundable |
| Working Capital Contribution | Paid by Buyer | When With the application | Amount Equal to three (3) months common charges | Refundable Non-refundable |
| Closing Document Preparation Fee | Paid by Seller | When With the application | Amount $500 | Refundable Non-refundable |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move-In Deposit | Paid by Buyer | When With the application | Amount $5,000 | Refundable Refundable |
| Move-Out Deposit | Paid by Seller | When With the application | Amount $5,000 | Refundable Refundable |
Rental or lease
8 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing FeeConditional | Paid by Tenant | When With the application | Amount $700 (If Broker involved), $750 (If no Broker involved) | Refundable Non-refundable |
| Background Check FeePer applicant | Paid by Tenant | When With the application | Amount $100 per applicant/occupant | Refundable Non-refundable |
| Credit Check FeeConditional · Per applicant | Paid by Tenant | When With the application | Amount $75 per applicant/occupant (LLC required to submit fee for business credit check - if applicable) | Refundable Non-refundable |
| Move-In Fee | Paid by Tenant | When With the application | Amount $1,000 | Refundable Non-refundable |
| Move-Out Fee | Paid by Tenant | When With the application | Amount $1,000 | Refundable Non-refundable |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move-In Deposit | Paid by Tenant | When With the application | Amount $5,000 | Refundable Refundable |
| Move-Out Deposit | Paid by Tenant | When With the application | Amount $5,000 | Refundable Refundable |
Lease renewal
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Lease Renewal Fee | Paid by Landlord | When With the application | Amount $500 | Refundable Non-refundable |
Management updates its schedule without a public filing. The date is when management last updated the page, not when a rule changed. Confirm the current schedule with management before you apply.
Considering an apartment here? Send Corey the listing to discuss the building's costs and purchase requirements.
Own an apartment here? Request an apartment-specific pricing review.
Pets and in-unit washer/dryer
- Pets
- Pets permitted; species and limits not statedSource: The Roebling Team's building profile
- In-unit washer/dryer
- Not verified
Considering an apartment here? Send Corey the listing to confirm the pet and washer/dryer rules for that apartment.
Monthly carrying charges in recent sales
- Common charges + taxes, per room
- $1,282 per room a monthMedian of 5 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges + taxes, per square foot
- $3.21 per square foot a monthMedian of 8 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges alone, per square foot
- $1.70 per square foot a monthMedian of 6 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
- Real estate taxes alone, per square foot
- $1.52 per square foot a monthMedian of 6 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: The Roebling Team's building profile
- Concierge
- YesSource: recent listing records
- Attended lobby
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of City Planning records (PLUTO)
- Amenities noted
- Fitness room, playroom, roof deckSource: 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
- $261,836/yr
- Per unit / month range
- $0 – $316
- Modeled exposure split equally across 69 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 October 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 2005–10 to 2025–30. 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 October 2026.
Management & transfer contacts
- Policies and fees
- Min Down Payment: 10%
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 |
|---|---|---|---|---|---|
| Aug 19, 2026 | PHC | 4 BR · 5 BA · 2,996 sf | $7,150,000 | $2,387/sf | -4.6% |
| May 20, 2026 | 12A | 2 BR · 2,380 sf | $5,700,000 | $2,395/sf | — |
| Jun 18, 2025 | 14F | 3 BR · 3.5 BA · 2,390 sf | $5,245,000 | $2,195/sf | -0.9% |
| Feb 26, 2025 | 12E | 3 BR · 3.5 BA · 2,080 sf | $4,237,750 | $2,037/sf | -7.9% |
| Jan 30, 2025 | 9G | 310 sf | $487,500 | $1,573/sf | — |
| Sep 30, 2024 | 12C | 1 BR · 2 BA · 1,180 sf | $1,990,000 | $1,686/sf | +0.0% |
| Mar 1, 2024 | 13A | 2 BR · 2,380 sf | $6,200,000 | $2,605/sf | — |
| Oct 19, 2023 | 14C | 1 BR · 2 BA · 1,180 sf | $2,137,500 | $1,811/sf | -3.9% |
Market read. Most recent trades (2026 to date) cleared a median $2,463/sf (floor-adjusted) across 1 sale. 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 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 1-00856-7503; 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.
What would your apartment rent for?
Enter your apartment and I'll send you what it would rent for, from comparable closed leases at Fifteen Madison Square North and nearby.
At the recent median sale of $5.25M (5 sales in the past 24 months, since October 31, 2024), a buyer putting 25% down would pay about $251,772 to close, or 4.8% of the price.
- Mansion tax: $118,013
- Mortgage recording tax: $75,725
- Title insurance: $23,603
- Attorneys, lender, building fees, reserves and filings: $34,432
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
The view is the asset and the price driver. Compare dated sales for direct park, interior and side exposures; park frontage does not establish a fixed or durable price premium or guarantee investment performance. Verify the exact sightline for any unit; a few floors or a column line can change the outlook materially.
The condominium structure is a real advantage in this neighborhood: there is no co-op board admission. Confirm financing, trust or LLC ownership, and pied-à-terre rules in the declaration, bylaws and house rules. For buyers who want a park-facing pre-war home without a co-op admissions process, that is the core of the case.
This is a boutique building, so common charges and reserves carry across a smaller owner base. We help buyers read the financials, weigh the amenity load against the unit count, and benchmark the price against both the park-facing premium and the broader NoMad condominium set.
What to know if you’re selling
Lead with the park and the address. "Directly on Madison Square Park" is among the most marketable phrases in downtown Manhattan, and Fifteen Madison Square North can say it literally. A park-facing resale here should be positioned against the newest NoMad and Flatiron condominiums on that single point of difference.
Benchmark to the right set. The comparison is other full-service NoMad and Flatiron condominiums, not the surrounding co-ops or rental conversions — the ownership structure and view command a different buyer. Closing clears through condominium mechanics and a right-of-first-refusal rather than a co-op board.
Review current listings and recent park-facing resales to establish available supply, and use dated matched transactions to support pricing; unit count alone does not establish scarcity or price support.
Comparable buildings
If you're considering Fifteen Madison Square North, also evaluate nearby Flatiron and NoMad inventory:
- 212 Fifth Avenue — Schwartz & Gross pre-war conversion facing Madison Square Park
- 30 East 29th Street — Rose Hill, a NoMad condominium tower
- 141 Fifth Avenue — landmark Beaux-Arts conversion on Lower Fifth
- 175 Fifth Avenue — the Flatiron Building, on the park's southern edge
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 Fifteen Madison Square North?
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