- Year built
- 2023
- Type
- Condominium
- Units
- 60
- Floors
- 12
- Financing
- Standard condominium financing; no board-imposed ceiling
- Flip tax
- Not documented in public records; new-development condominiums commonly substitute a working-capital contribution at closing — confirm against the offering plan
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Leasing by owners
- Permitted with conditions
- Pied-à-terre
- Permitted
- Pets
- Pets permitted; species and limits not stated
- Washer/dryer
- Permitted
Every recorded sale at this building, 2023–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf (floor-adjusted)
- $2,106
- Listing discount
- 0.0%
- Recorded sales
- 65
- On record
- 2023–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at Hendrix House 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.
Hendrix House is a small building making a specific bet: that the buyer who wants new construction, real finishes and a full amenity floor in Manhattan below 30th Street does not necessarily want — or cannot pay for — a three-bedroom. Sixty residences, none larger than a two-bedroom, on a twelve-story corner lot at Second Avenue and 25th Street. There is no penthouse tier, no full-floor product, no trophy line. The entire inventory is aimed at the studio-through-two-bedroom market that dominates transaction volume in Kips Bay and Gramercy and is chronically underserved by new construction, which tends to chase larger unit sizes and higher per-square-foot ceilings.
The architecture follows the same discipline. DXA Studio designed a building that turns its corner in a curve rather than a right angle, with banded masonry coursing and rounded corner glazing — a soft, horizontal reading that distinguishes it from the flat-planed glass towers that have filled the Second Avenue corridor over the past two decades. It is not a monumental building and does not try to be. What it does is treat a 12-story corner site as a piece of streetwall rather than as a tower base.
Interiors are by Paris Forino, who handled both the residences and the amenity suite — a single-designer approach that gives the building visual continuity from lobby to apartment that developments with split design teams often lack. The most-discussed feature is programmatic rather than decorative: every residence carries a built-out home-office alcove with millwork shelving, a desk with soft-close drawers, and integrated cord management, delivered as standard. That is a direct post-2020 design response, and in a building whose largest unit is a two-bedroom it does real work — it converts what would otherwise be a compromised corner of a living room into a defined room.
The market answered quickly. Sales launched in June 2024 through an outside marketing team; by January 2025 the building was reported at roughly 75 percent sold, some 45 residences representing close to $60 million in contracts. Absorbing three quarters of an inventory in seven months, during a period when Manhattan new-development absorption was generally slow, is the clearest available evidence that the product thesis was correct.
Location does part of that work. The building sits three blocks south of the Bellevue and NYU Langone medical complex, one block from the 23rd Street 6 train, and within walking distance of Gramercy Park, Madison Square Park, and the Kips Bay retail spine on Second Avenue — an unusually deep employment catchment for a small condominium, and one that supports both owner-occupancy and rental demand. Kips Bay's residential stock is overwhelmingly post-war cooperative and rental; new for-sale condominium product here is scarce.
Architecture and unit composition
The 60 residences distribute across 12 stories in a mix of studios, one-bedrooms and two-bedrooms, in roughly 44,571 gross square feet per the architect's materials. That works out to a modest average residence size, which is the point rather than a shortcoming — the building was underwritten to a price-per-unit that keeps entry pricing accessible in a submarket where most new construction does not.
The façade is a banded composition of masonry and glass with a curved corner at Second Avenue. The curve is the design's organizing move: it carries through to the interior, where corner residences pick up wrapped glazing rather than a hard junction, and it is what most distinguishes the building on a stretch of Second Avenue characterized by flat glass and orange brick.
Residence finishes are specified above what a 60-unit building at this price point typically delivers. Kitchens are marble on countertops, backsplashes and islands, with Gaggenau gas cooking, integrated Thermador refrigeration and Bosch dishwashers. Primary baths carry custom oak dual-sink vanities, Bianco Sivec marble walls, and radiant-heated SoHo grey quartzite floors; secondary baths carry Bianco Sivec floors with independently adjustable radiant heat and soaking tubs. Radiant floor heating in both bath tiers, rather than only the primary, is the detail that signals the specification level.
The standard home-office alcove — millwork shelving, integrated desk, cord management — appears across layouts. In a studio or one-bedroom this is the difference between a residence that functions for a work-from-home buyer and one that does not, and it is the feature most responsible for the building's absorption pace.
Building operations
Hendrix House operates as a condominium with a concierge-attended double-height lobby lounge. The amenity program is broad for a 60-unit building: fitness center with a separate yoga and dance studio, wellness spa with steam room and sauna, co-working center, landscaped ground-floor courtyard, landscaped roof terrace with lounge seating, grills and dining areas, and a pet spa.
Weigh that program against the common charge. Amenity operating cost — staffing, equipment, spa mechanicals, roof-terrace maintenance — is spread across only 60 units here, which is a structurally thinner base than a 200-unit building carrying the same program. That is not a defect; it is a carrying-cost characteristic to model rather than assume.
Two diligence items follow from the building's age. First, as a 2025-occupancy building, Hendrix House has limited operating history: the reserve position, the first full-year audited financials and the actual versus projected budget are all still maturing. Request the current audited statements and the current budget, and compare the operating budget against the offering-plan projection — first-year variances in new condominiums are common and predictive. Second, establish how much sponsor inventory remains. A sponsor holding a meaningful share of 60 units controls both board dynamics and the effective pricing floor for resale.
Policy framework
Ownership form: Condominium. Transfers run through a board right of first refusal rather than a cooperative-style approval, which shortens closing timelines and widens the buyer pool relative to the surrounding Kips Bay cooperative inventory.
Pied-à-terre, LLC, trust and foreign ownership: Permitted under the standard condominium framework. In a submarket dominated by post-war cooperatives that restrict most or all of these, this is the structural advantage that drives the building's buyer pool.
Subletting: Permitted. The minimum lease term and any board notification requirement should be confirmed with the managing agent. Given the building's proximity to the Bellevue and NYU Langone medical corridor, rental demand is durable, and investor-use buyers should confirm the sublet framework before contract rather than after.
Pets: Permitted; the building includes a pet spa. Confirm weight or breed provisions in the current house rules.
Financing: No board-imposed ceiling. Standard condominium lending applies.
Flip tax / working capital: Not documented in public records. Confirm the offering plan's working-capital contribution and whether it applies at resale as well as at sponsor closing.
Property taxes and abatement: Model the tax line against the current Department of Finance bill for the specific unit, not against a marketing projection. Newly completed buildings frequently carry a phased assessment, and any abatement position — including eligibility for the co-op/condo abatement, which requires primary residency — should be verified rather than assumed.
Sublet and pied-à-terre policy
A condominium owner leasing a unit and a co-op shareholder subletting are different rules, and a building-wide rule is different from a restriction on one apartment. This is the building's rule; confirm it for the specific apartment.
- Leasing by owners
- Permitted with conditionsBoard approvalSource: The Roebling Team's building profile
- Pied-à-terre ownership
- PermittedSource: The Roebling Team's building profile
Considering an apartment here? Send Corey the listing to discuss the sublet and pied-à-terre rules for that apartment.
Own an apartment here? Request an apartment-specific pricing review.
Pets and in-unit washer/dryer
- Pets
- Pets permitted; species and limits not statedSource: The Roebling Team's building profile
- In-unit washer/dryer
- PermittedSource: The Roebling Team's building profile
Considering an apartment here? Send Corey the listing to confirm the pet and washer/dryer rules for that apartment.
Monthly carrying charges in recent sales
- Common charges + taxes, per room
- $622 per room a monthMedian of 56 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges + taxes, per square foot
- $2.99 per square foot a monthMedian of 58 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges alone, per square foot
- $1.21 per square foot a monthMedian of 62 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
- Real estate taxes alone, per square foot
- $1.78 per square foot a monthMedian of 62 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
Common charges plus real estate taxes, combined into one monthly figure the way New York condominium listings show them. Add a mortgage payment for the monthly outlay. The split into common charges and taxes comes from the listings that also give the annual tax, a different sample, so the two lines need not add up exactly to the combined median; a tax abatement can hold taxes below the full amount until it expires. A summary of recorded sales and listings, not a current bill; charges change.
Building staffing and amenities
- Concierge
- YesSource: recent listing records
- Elevator
- YesSource: NYC Department of City Planning records (PLUTO)
- Amenities noted
- Fitness room, spa, residents' lounge, co-working space, roof deck, garden, pet facilitiesSource: The Roebling Team's building profile
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent.
Recent sales
Hendrix House launched in June 2024 and reported roughly 75 percent of its inventory in contract by January 2025, approximately 45 residences and close to $60 million. That absorption pace, in a market where Manhattan new-development sell-through was generally measured, is the most useful single datapoint about the building: the pricing was set to move, and it moved.
For buyers, the practical consequence is that the remaining sponsor inventory at any given moment is likely to be the residual — specific exposures, specific floors, or the layouts that sold last. That is not a reason to avoid the building; it is a reason to compare a sponsor unit against the emerging resale set rather than against the launch price sheet.
For sellers, the early resale market at Hendrix House will be defined by two things. First, sponsor competition: while unsold sponsor units remain, a resale listing is competing against a seller with a marketing budget and concession flexibility. Second, line comparability: with only studios, one-bedrooms and two-bedrooms and 12 floors, the comparable set within the building is unusually clean, which cuts both ways — it makes pricing easy to defend and equally easy to challenge.
The broader Kips Bay and Gramercy context matters for both sides. The surrounding for-sale inventory is predominantly post-war cooperative, which trades at a substantial per-square-foot discount but carries board approval, primary-residence expectations, restricted subletting and, in several nearby buildings, no in-unit laundry. The per-square-foot gap between that inventory and new condominium product is not a mispricing; it is the price of condominium form, new systems, and amenity.
Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
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 |
|---|---|---|---|---|---|
| Sep 3, 2026 | 7ASponsor Sale | 2 BR · 1 BA · 786 sf | $1,650,000 | $2,099/sf | -8.6% |
| Sep 1, 2026 | 9ESponsor Sale | 2 BR · 1 BA · 782 sf | $1,700,769 | $2,175/sf | -10.5% |
| Sep 1, 2026 | 10ESponsor Sale | 2 BR · 1 BA · 782 sf | $1,721,017 | $2,201/sf | -10.4% |
| Aug 17, 2026 | 9ASponsor Sale | 2 BR · 1 BA · 786 sf | $1,731,025 | $2,202/sf | -8.9% |
| Aug 17, 2026 | 2A | 2 BR · 1 BA · 786 sf | $1,425,550 | $1,814/sf | -11.5% |
| Jul 31, 2026 | PHC | 1 BR · 1 BA · 673 sf | $1,493,488 | $2,219/sf | -9.4% |
| Nov 12, 2025 | 2ASponsor Sale | 2 BR · 1 BA · 786 sf | $1,695,000 | $2,156/sf | +0.0% |
| Sep 9, 2025 | 5ASponsor Sale | 2 BR · 1 BA · 786 sf | $1,848,423 | $2,352/sf | +2.7% |
Market read. Most recent trades (2026) cleared a median $2,106/sf (floor-adjusted) across 5 sales. Floor-adjusted means each sale is restated to a constant mix of floors, so the figure can differ from the plain median of the sales listed above. Median listing discount 0.0% from the last ask.
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 1-00905-7504). 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.
Closed rents at Hendrix House, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 1 bedroom | 3 | $6,100 |
| 2 bedroom | 2 | $7,700 |
5 closed leases, October 2023 to September 2026. Most recent lease October 2025. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
What would your apartment rent for?
The figures above are the building's closed leases. Enter your apartment and I'll send you what yours would rent for, from comparable leases at Hendrix House and nearby.
At the recent median sale of $1.45M (64 sales since 2024), a buyer putting 25% down would pay about $62,167 to close, or 4.3% of the price.
- Mansion tax: $14,500
- Mortgage recording tax: $20,934
- Title insurance: $6,525
- Attorneys, lender, building fees, reserves and filings: $20,208
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
The unit mix is the product. Nothing above a two-bedroom. If you need a third bedroom, this is not the building, and no combination inventory exists to create one at scale.
The home office is standard, not optional. Built-in millwork desk and shelving in every layout. In a studio or one-bedroom this materially changes how the residence lives.
Amenity cost is spread thin. A full spa-and-fitness-and-co-working program across 60 units. Model the common charge against the amenity list before assuming the ratio is favorable.
The building is new. Request the first audited financial statements, the current budget against the offering-plan projection, and the sponsor's remaining unsold inventory.
Verify the tax line. New construction assessments move. Run True Monthly Carrying Cost against the actual current bill for the specific unit.
What to know if you’re selling
Sell the specification. Gaggenau, Thermador, Bianco Sivec, radiant heat in both bathrooms, and a named interior designer across residences and amenities. That is a defensible finish story against both older cooperative stock and value-engineered new construction.
Sell the workspace. The built-in home office is the feature that differentiated the building at launch and it remains the clearest point of difference in the studio and one-bedroom market.
Price against sponsor inventory, not around it. Establish what the sponsor still holds and at what price before setting an ask.
The comparable set inside the building is small and clean. With three unit types and twelve floors, a buyer's agent will find your comparables quickly. Price to them.
Comparable buildings
If you're considering Hendrix House, also evaluate:
- Tempo (300 East 23rd Street) — the nearest full-service condominium of comparable scale; the most direct Kips Bay/Gramercy condominium comparison
- 200E21 (200 East 21st Street) — boutique Gramercy condominium; a small-building peer with a similar amenity-to-unit ratio question
- 250 East 21st Street — Gramercy condominium three blocks west; condominium form at a different vintage
- 245 East 25th Street (Spruce Ridge House) — cooperative on the same block; the price-per-square-foot floor the condominium premium is measured against
- 201 East 25th Street (The Peter James) — post-war cooperative one block west; the cooperative alternative with board approval and use restrictions
- 305 East 24th Street (New York Towers) — large post-war cooperative; the scale comparison for amenity cost spreading
- 160 East 26th Street — Kips Bay cooperative converted in 1982; older stock, lower carrying cost, restricted use
- 45 East 22nd Street (Madison Square Park Tower) — the trophy new-development condominium a few blocks northwest; the ceiling of the submarket
- 277 Fifth Avenue — NoMad new-development condominium; a higher-priced contemporary peer
- 212 Fifth Avenue — pre-war office conversion condominium; the character-driven alternative at a higher price tier
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 Hendrix House?
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