16 West 18th Street
16 West 18th Street, New York, NY 10011
BBL 1008190055 · BIN 1015425
- Year built
- 2023
- Type
- Condominium
- Landmark
- In a historic district
- Amenities
- Fitness center, spa room, roof terrace, shared courtyard with Louie XVII, bike room (per listing records)
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at Louie XVIII 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.
16 West 18th Street is a 10-story condominium of nine homes, one per floor, on West 18th Street between Fifth Avenue and Avenue of the Americas. Each is a three-bedroom of about 1,416 square feet in listing records, reached by a private elevator landing. It is the smaller of two buildings developed together: Louie XVIII here, and Louie XVII, 14 stories with 13 homes, at 21 West 17th Street, connected to it through a shared interior courtyard.
The building has a clear price record. Four residences closed between June and August 2026 at $2,575,000 to $2,995,000, which works out to about $1,820 to $2,115 a square foot if each floor is the 1,416 square feet listing records give. Remaining asks reach $4.25 million for the upper floors.
It suits buyers who want a full-floor three-bedroom of moderate size in a new building inside the Ladies' Mile Historic District, at prices well below the large-floor loft conversions nearby.
Architecture and residences
Morris Adjmi Architects designed both buildings, with Li Saltzman Architects, for a site that held two- and three-story commercial buildings. Because the lot is in the Ladies' Mile Historic District, the Landmarks Preservation Commission had to approve the demolition and the new design. Published construction reporting describes terracotta panels around a recessed grid of floor-to-ceiling windows, with metal spandrels and cornices drawn from the district's loft buildings. The two concrete superstructures topped out in mid-2024.
City land-use data shows 19,047 square feet on a 2,484-square-foot lot. Listing records describe white oak floors, custom oak kitchens with a stone island, Miele appliances with a speed oven and espresso machine, brass fixtures and stone-slab bathrooms, with in-unit washers and dryers and private outdoor space on each residence. One listing record gives a 20% minimum down payment and allows pets; confirm both in the plan.
Offering and pricing
Per the offering plan filed with the New York State Attorney General (plan CD240026), the plan was submitted January 24, 2024, accepted July 12, 2024 at $31,850,000 and declared effective December 12, 2025. The current total is $33,600,000, an increase of $1,750,000. The plan covers nine residential units and one commercial unit, with sponsor MN W18W17 LLC, and the record lists two units sold. City records now show four. The sister plan for 21 West 17th Street (CD240106) names the same sponsor entity and was declared effective March 16, 2026.
Recorded closings (ACRIS):
| Residence | Closed | Price | $/sf at 1,416 sf |
|---|---|---|---|
| 6 | June 25, 2026 | $2,750,000 | $1,942 |
| 2 | June 26, 2026 | $2,995,000 | $2,115 |
| 5 | July 10, 2026 | $2,600,000 | $1,836 |
| 3 | August 27, 2026 | $2,575,000 | $1,818 |
The four closings total $10,920,000, an average of $2,730,000. That is below the plan's average of $3,360,000 per unit, which includes the upper floors and the commercial unit. Residence 2 closed for more than the floors above it, which suggests outdoor space or a different layout; the square footage for each floor should be checked against Schedule A.
Listing records show asks of $2,700,000 for Residence 3 and $2,910,000 for Residence 5, both above where they closed. They show $3,300,000 for Residence 8 in mid-2024, and a published range of $2.7 million to $4.25 million. In October 2026 listing records showed four residences available at an average ask of about $2,353 a square foot. These are asks, not contract prices.
Local Law 97
This building is below the 25,000 sq ft threshold at which LL97 limits apply to a building on its own. It is still covered if it shares a tax lot or condominium board with buildings totaling over 50,000 sq ft; confirm on DOB’s covered-buildings list.
See full Local Law 97 analysis →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 27, 2026 | 3 | 3 BR · 2 BA · 1,416 sf | $2,575,000 | $1,819/sf | -4.6% |
| Jul 10, 2026 | 5 | 3 BR · 2 BA · 1,416 sf | $2,600,000 | $1,836/sf | — |
| Jun 26, 2026 | 2 | 3 BR · 2 BA · 1,416 sf | $2,995,000 | $2,115/sf | -7.8% |
| Jun 25, 2026 | 6 | 3 BR · 2 BA · 1,416 sf | $2,750,000 | $1,942/sf | -9.2% |
Market read. Most recent trades (2026 to date) cleared a median $1,889/sf (recorded) across 4 sales.
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00819-0055; 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 Louie XVIII and nearby.
At the recent median sale of $2.67M (4 sales in the past 24 months, since October 31, 2024), a buyer putting 25% down would pay about $109,275 to close, or 4.1% of the price.
- Mansion tax: $33,438
- Mortgage recording tax: $38,620
- Title insurance: $12,037
- Attorneys, lender, building fees, reserves and filings: $25,180
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
Closings are happening. The plan is effective and four homes have closed, so the recorded prices are the starting point for negotiation on the remaining floors.
Deposit and contract. New-development contracts typically require a deposit of 10% at signing, held in escrow, with some sponsors asking for 20%. The plan states this building's terms.
Closing costs. In sponsor sales the buyer customarily pays the New York State transfer tax (0.4%, or 0.65% at $3 million or more) and the New York City real property transfer tax (1% at $500,000 or less and 1.425% above for a residential unit), plus the state "mansion tax" of 1% at $1 million, rising in tiers to 3.9% at $25 million in New York City. On a $2.9 million home that is about $52,925 in transfer taxes before any gross-up, and $36,250 in mansion tax at the 1.25% tier for $2 million to $3 million.
Two buildings, two condominiums. Louie XVII and Louie XVIII are separate condominiums under separate plans. Ask how the shared courtyard and any shared amenities are owned, maintained and paid for between the two.
Landmark status. Exterior work, including windows and rooftop changes, needs Landmarks Preservation Commission approval.
Sponsor board control. The sponsor controls the board until enough units are sold to turn control over to owners. The declaration and by-laws set the threshold.
Comparable buildings
If you're considering 16 West 18th Street, also look at these Flatiron and Ladies' Mile condominiums:
- 21 West 17th Street — Louie XVII, the 14-story sister building across the shared courtyard
- 15 West 17th Street — ten-unit full-floor loft condominium converted in 2007, a block south
- 10 West 17th Street — 18-story new-construction condominium in the Ladies' Mile Historic District
- 12 West 18th Street — The Randolph, an 1885 building converted to condominiums, two doors east
- 32 West 18th Street — Altair 18, a 1908 loft building converted in 2006
- 55 West 17th Street — Morris Adjmi-designed condominium of 53 residences
- 83 Walker Street — nine-unit Morris Adjmi condominium in a Tribeca historic district
More Flatiron buildings
- 15 West 20th Street (Altair 20) — 1906 condominium by Lafayette A. Goldstone
- 16 East 17th Street — 1898 co-op
- 16 West 16th Street (Chelsea Lane) — 1964 co-op by Philip Birnbaum & Associates
- 16 West 19th Street (Jade) — 1907 condominium by Costas Kondylis & Partners
- 16 West 21st Street — 2009 condominium
- 17 East 17th Street — condominium
The neighborhood
For the full corridor — architecture, 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 Louie XVIII?
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646.939.7375 · c.cohen@compass.com