181 East 28th Street
181 East 28th Street, New York, NY 10016
Kips Bay
BBL 1008847503 · BIN 1090848
- Type
- Condominium
- Landmark
- No
Every recorded sale at this building, 2021–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $2,249
- Listing discount
- 5.0%
- Recorded sales
- 50
- On record
- 2021–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at Hillrose28 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.
Hillrose28 at 181 East 28th Street is a ground-up condominium in Rose Hill, the tree-lined pocket between Gramercy, NoMad, and Kips Bay that has quietly become one of Midtown South's most livable residential neighborhoods. Completed in 2019 by Forkosh Development and designed by Lemay + Escobar, it rises 20 stories on a quiet street to deliver 43 contemporary homes with the systems, finishes, and amenity package that only new construction provides — wrapped in the calm of a low-key, walkable district rather than a high-traffic avenue.
The appeal is the combination of new-construction quality and a central, transit-rich location with a neighborhood feel. Residents are minutes from Madison Square Park, the NoMad restaurant scene, and the 6 and other Midtown lines, while the building itself offers full service and a deep amenity suite scaled for full-time living.
Building operations
181 East 28th runs as a full-service condominium with round-the-clock doorman and concierge staffing. As a condominium, it offers the ownership advantages Midtown South buyers value: flexible financing, a right-of-first-refusal in place of a co-op board package, and customary latitude for pied-à-terre, LLC, trust, and investment ownership, with subletting freer than at the area's pre-war cooperatives. In-unit washer/dryers are standard, and the building is pet-friendly. The roof terrace and lounge function as genuine entertaining spaces, not token amenities — a meaningful differentiator in a building of this size.
Architecture and residences
The building is a clean, vertical contemporary tower that maximizes light and views from a slender Rose Hill footprint. The 43 residences are planned as a collection of luxury homes with floor-to-ceiling glass, open layouts, and finishes pitched at the top of the neighborhood — the kind of move-in-ready, modern-systems product that buyers seek when they want to avoid the renovation and infrastructure compromises of older stock. Upper-floor homes capture open city views, and the tower's height relative to its low-rise surroundings gives many apartments long, protected sightlines.
The amenity program is unusually complete for a 43-unit building. A duplex fitness center separates cardio and weights; a residents' lounge is appointed with a Scavolini kitchen, a wet bar, and a fireplace; and the landscaped roof terrace — with an onyx bar, a grill, and 360-degree views of Manhattan — is the building's social and selling centerpiece. A 24/7 doorman and concierge complete the package.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $0 (under cap)
- Per unit / month range
- —
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 →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 |
|---|---|---|---|---|---|
| Feb 9, 2026 | 1402 | 2 BR · 2.5 BA · 1,267 sf | $2,850,000 | $2,249/sf | -12.3% |
| Mar 26, 2024 | 1502 | 2 BR · 2.5 BA · 1,267 sf | $2,900,000 | $2,289/sf | off-mkt |
| Mar 26, 2024 | PH1 | 4 BR · 4 BA · 3,114 sf | $7,655,625 | $2,458/sf | -4.2% |
| Aug 7, 2023 | 504Sponsor Sale | 1 BR · 1 BA · 729 sf | $1,374,637 | $1,886/sf | off-mkt |
| Nov 5, 2022 | 1401 | 2 BR · 2 BA · 1,129 sf | $2,250,000 | $1,993/sf | -9.1% |
| Oct 31, 2022 | 1401 | 2 BR · 2 BA · 1,129 sf | $2,250,333 | $1,993/sf | -9.1% |
| Oct 31, 2022 | 1401Sponsor Sale | 2 BR · 2 BA · 1,129 sf | $2,250,332 | $1,993/sf | -9.1% |
| Sep 9, 2022 | 404Sponsor Sale | 1 BR · 1 BA · 729 sf | $1,350,000 | $1,852/sf | -9.7% |
Market read. Most recent trades (2026) cleared a median $2,249/sf across 1 sale. Median listing discount 5.0% 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 1-00884-7503) 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
This is a condominium purchase that clears through a right-of-first-refusal rather than a co-op board interview — faster and lighter than the area's pre-war cooperatives. Financing is flexible and entity and pied-à-terre purchases are customary. The most consequential diligence is the apartment: confirm the floor, exposure, and view of the specific home, and review the condominium's financials, reserve fund, and any sponsor-held units with your attorney. Buyers who prioritize modern systems, full service, and a quiet-street location with central access will find this an efficient, low-friction purchase.
What to know if you’re selling
The selling story is turnkey new construction, a strong amenity suite, and a livable Rose Hill location with quick access to NoMad and Midtown South. Lead with the building's modern systems, the roof terrace, and the duplex fitness center, and with the apartment's light and views. Price against other recent Rose Hill, NoMad, and Gramercy new-development condominiums rather than against older stock, which competes on a different basis. Because the building is small and well-amenitized, a well-prepared listing concentrates motivated buyer demand.
Comparable buildings
If you're weighing 181 East 28th Street, these nearby Gramercy, Rose Hill, and Kips Bay condominiums make a useful comparison set:
- 30 East 29th Street — NoMad condominium nearby
- 11 East 29th Street — FXFowle's slender red-brick condominium
- 245 East 25th Street — Gramercy/Kips Bay condominium
- 305 East 24th Street — New York Towers, the 388-unit full-service Kips Bay co-op
- 300 East 23rd Street — Tempo, the 98-unit glass condominium
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 Hillrose28?
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