Fifteen Madison Square North
15 East 26th Street, New York, NY 10010
NoMad
BBL 1008567503 · BIN 1016877
- 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
- $2,582
- Listing discount
- 1.0%
- Recorded sales
- 138
- 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 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.
Architecture and residences
The base building is early-twentieth-century commercial architecture — a masonry frame 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.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $200,927/yr
- Per unit / month range
- $0 – $243
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 →Facade safety — Local Law 11
The latest available FISP filing classified the facade as Safe — no repairs were required at that inspection. Facade inspections run on a fixed five-year cycle; future inspection, repair, and any assessment decisions remain building-specific.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign 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 record last verified September 2026.
Management & transfer contacts
- Notable fees
- Min Down Payment: 10%
Recent sales
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 |
|---|---|---|---|---|---|
| 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 | 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% |
| Jan 30, 2025 | 9G | 310 sf | $487,500 | $1,573/sf | off-mkt |
| 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 | off-mkt |
| 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) cleared a median $2,582/sf across 1 sale. Median listing discount 1.0% 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 1-00856-7503) 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 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. 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?
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