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
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.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $0 (under cap)
- Per unit / month range
- —
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 |
|---|---|---|---|---|---|
| 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
Considering a move at Hillrose28?
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