- Year built
- 2023
- Type
- Condominium
- Units
- 21
- Floors
- 22
- Landmark
- No
- Pets
- Pets permitted; confirm specifics at offer stage
- Subletting
- Permitted under the condominium bylaws
- Pied-à-terre
- Allowed
Every recorded sale at this building, 2007–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $2,339
- Listing discount
- 3.7%
- Recorded sales
- 21
- On record
- 2007–2026
15 West 96th Street — marketed as Fifteen — is a new-construction condominium tower that rises 22 stories on the north side of West 96th Street, one block off Central Park between Central Park West and Columbus Avenue. Designed by SLCE Architects for developer Sackman Enterprises, the building brings ground-up, full-service condominium living to the northern edge of the Upper West Side, a stretch where new luxury inventory is comparatively scarce. Residences begin above a mixed-use base, and the tower's limestone-clad façade and roughly 340-foot height give it real presence at the top of the neighborhood.
For buyers, Fifteen occupies a specific niche: a brand-new condominium with large, mostly full-floor residences, private outdoor space with every home, and a comprehensive amenity package — all one block from Central Park, at the boundary of the Upper West Side. It offers the light, layouts, and mechanical systems of contemporary construction in a neighborhood whose ownership stock skews heavily toward pre-war co-ops, which is exactly why it draws primary-residence families and buyers who want new-development quality without leaving the park-adjacent Upper West Side.
Building operations
Fifteen operates as a full-service condominium with a 24-hour doorman, an attended lobby, a live-in resident superintendent, and a comprehensive amenity set: a fitness center, a children's playroom, a resident lounge, private storage, a bike room, and a package room, alongside in-unit laundry and private outdoor space in every home. The amenity calibration is at the level expected of contemporary Upper West Side new development.
Because the residences are deeded condominium units, ownership carries the flexibility the form implies: no cooperative board interview, purchaser financing through the buyer's own lender, and pied-à-terre use, investment ownership, and subletting all permitted under the condominium bylaws. The building is pet-friendly. As with any new-development condominium, confirm the pet policy specifics, any transfer or working-capital contribution, the current sublet terms, and the building's financial profile against the offering plan and current house rules at offer stage.
Recent sales
Fifteen is priced and evaluated on a per-square-foot basis. Recorded closings have generally run in the roughly $1,900–$2,700 per-square-foot range, translating to one-bedrooms in the $1.5–$1.7 million band, two-bedrooms in the mid-$2 millions, and full-floor three-bedrooms in the $5–$7 million range, with a penthouse above that. As a small new-development building — 21 residences — resale inventory will be thin, and early sponsor and resale closings carry outsized weight in the comparable set. Underwriting should be per-unit and line-specific, weighing floor, exposure, park proximity, and the extent of private outdoor space.
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 |
|---|---|---|---|---|---|
| Jul 1, 2026 | 10 | 4 BR · 4 BA · 3,542 sf | $5,700,000 | $1,609/sf | -4.9% |
| Jun 29, 2026 | 19 | 3 BR · 3 BA · 2,662 sf | $5,900,000 | $2,216/sf | -0.8% |
| May 6, 2026 | PH | 5 BR · 4.5 BA · 4,380 sf | $11,450,000 | $2,614/sf | -8.4% |
| Apr 1, 2026 | 9 | 682 sf | $1,678,600 | $2,461/sf | off-mkt |
| Nov 14, 2025 | 18 | 3 BR · 3 BA · 2,662 sf | $5,275,000 | $1,982/sf | -1.4% |
| Nov 12, 2025 | 20 | 3 BR · 3 BA · 2,662 sf | $5,851,000 | $2,198/sf | -3.3% |
| Jul 16, 2025 | 25 | 3 BR · 3 BA · 2,662 sf | $7,100,000 | $2,667/sf | -1.4% |
| Jun 3, 2025 | 23 | 3 BR · 3 BA · 2,662 sf | $6,660,000 | $2,502/sf | -2.1% |
Market read. Most recent trades (2026) cleared a median $2,339/sf across 4 sales. Median listing discount 3.7% 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 1-01832-7503) 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
Buying here is a condominium path: your own financing, no substantive board approval, and full use flexibility under the bylaws. The reasons to buy are concrete — brand-new construction one block from Central Park, large full-floor layouts, private outdoor space with every home, and a full-service amenity and staffing package, all in a neighborhood where new ownership inventory is rare. Because the building is new and small, review the offering plan carefully, confirm the sponsor's remaining inventory and any incentives, and underwrite the specific residence — floor, exposure, and outdoor space drive value here.
What to know if you’re selling
The story is new-development quality at the park-adjacent northern edge of the Upper West Side — a differentiated position against the neighborhood's pre-war co-op stock. Pricing should be apartment-specific: full-floor residences underwrite very differently by floor and exposure, and the presence and scale of private outdoor space is a real value lever. Positioning should lead with the building's newness, its Central Park proximity, the full-service amenity and staffing package, and the condominium flexibility that distinguishes it from the surrounding cooperative inventory.
Comparable buildings
If you're considering 15 West 96th Street, also look at these Upper West Side boutique buildings:
- 12 West 96th Street — same block, directly comparable northern-UWS ownership profile
- 7 West 96th Street — adjacent park-block building serving an overlapping buyer pool
- 41 West 96th Street — nearby West 96th Street building, comparable neighborhood context
- 50 West 96th Street — cross-block comparable at the top of the Upper West Side
- 275 West 96th Street — larger West 96th Street building for scale contrast
- 311 West 97th Street — nearby northern-UWS building serving similar buyers
The Roebling Team at Fifteen
The Roebling Team at Compass works the Upper West Side market — including the neighborhood's limited new-development inventory — as a core part of our practice. We publish this profile because buyers and sellers at a boutique new-construction condominium deserve intelligence calibrated to the building. If you're weighing a purchase or sale at 15 West 96th Street, a 30-minute consultation is the right starting point.
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Upper West Side — read The Roebling Team Guide to Upper West Side.
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