- Year built
- 1912
- Type
- Condominium
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
- $2,375
- Listing discount
- 1.9%
- Recorded sales
- 117
- On record
- 2008–2026
Fifteen Madison Square North is one of NoMad's most direct addresses to the park. The building rises from 1912 as a substantial masonry structure, 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 — wellness, social, and family amenities without the carrying cost of a mega-tower's staff and square footage.
As a condominium, the building offers the ownership flexibility its structure implies: financing is not subject to the caps common at co-ops, and pied-à-terre, trust, LLC, and investor purchases are customary at buildings of this type. Pets are generally welcome. The combination of condominium rules and a full-service operation is central to the building's appeal in a neighborhood where co-ops still dominate.
Local Law 97
- 2024–2029 annual penalty
- $91,885/yr
- 2030–2034 annual penalty
- $221,249/yr
- Per unit / month range
- $111 – $267
Facade safety — Local Law 11
The facade passed its last inspection with no required repairs — nothing to budget for here, and no facade assessment on the horizon for roughly five years.
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent). Source: NYC DOB facade filings (FISP) · The Roebling Research Library.
See the full facade history →Recent sales
Recent closings at this building, curated by The Roebling Team research desk. Apartment-level facts are independently verified before publishing; sale prices reflect the recorded transfer amount at the NYC Department of Finance.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| May 20, 2026 | 12A | 2 BR · 2,380 sf | $5,700,000 | $2,395/sf | off-mkt |
| 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% |
| Sep 30, 2024 | 12C | 1 BR · 2 BA · 1,180 sf | $1,990,000 | $1,686/sf | off-mkt |
| Mar 1, 2024 | 13A | 2 BR · 2,380 sf | $6,200,000 | $2,605/sf | off-mkt |
| Oct 19, 2023 | 14C | 1 BR · 2 BA · 1,180 sf | $2,137,500 | $1,811/sf | -3.9% |
| Oct 4, 2023 | 9A | 2 BR · 3 BA · 2,380 sf | $5,350,000 | $2,248/sf | -6.1% |
| Jun 22, 2023 | 10D | 1 BR · 2 BA | $1,730,000 | -1.1% |
Market read. Most recent trades (2026) cleared a median $2,375/sf across 1 sale. Median listing discount 1.9% 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) 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 view is the asset and the price driver. The premium between a direct park exposure and an interior or side line is significant here, and it is durable — park frontage cannot be added later, which makes the south- and west-facing residences the building's most defensible holdings. 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. Financing flexibility, lighter board review, and the ability to buy in a trust or LLC or hold as a pied-à-terre set this building apart from NoMad's co-op stock. For buyers who want a park-facing pre-war home without a co-op admissions process, that combination 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, a faster and more predictable path that itself appeals to the flexibility-minded buyer this building attracts.
Inventory is thin by design. With a boutique unit count, well-positioned park-facing resales are scarce, and scarcity supports pricing when a home is presented and timed well.
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
The Roebling Team at Fifteen Madison Square North
The Roebling Team at Compass specializes in Flatiron, NoMad, and the park-facing downtown condominium market. We publish this profile because buyers and sellers evaluating a building defined by its view deserve building-specific intelligence — which exposures hold value, how the condominium structure changes the transaction, and where the pricing sits against the surrounding new and converted stock.
If you're weighing a purchase or sale at 15 East 26th Street, a 30-minute consultation is the right starting point.
Get the full picture on this building.
Current availability including off-market, the full comp set, and the board & financials read most listings don't show.