264-272 West 135th Street

A rendering shows a pale gridded frame wrapped around floor-to-ceiling windows, with recessed balconies behind glass railings on most floors, a two-story base with taller retail bays and a separate residential entrance, planted terraces at the setbacks and an open pergola crown.

Plans call for 12,000 square feet of retail and a 15,000-square-foot community facility on the first two floors. The top-floor amenity suite is reported to hold a fitness center, garden, resident lounge, spa and children's playroom, with a movie room, storage and additional lounge space on the ground floor. The unit mix by count has not been published.

• June 2025: Mass Development acquires the assemblage (published reporting).
• December 2024 to 2025: DOB demolition applications are filed; the demolition job at 264 West 135th Street shows a letter of completion in December 2025 and the job at 266 West 135th Street was signed off June 29, 2026.
• January to April 2026: DOB new-building application M01280065 is filed at 270 West 135th Street for 11 stories and 72 dwelling units.
• August 17, 2026: DOB new-building permits are issued.
• July 2026: $45 million construction financing is reported.
• Summer 2028: Reported completion.

PLUTO still shows a one-story building on the lot, reflecting pre-demolition data.

No condominium offering plan or pricing had been filed or reported as of October 2026.

Reservations are non-binding until the plan is accepted. Any reservation or expression of interest signed before the Attorney General accepts the condominium offering plan can be withdrawn, and no purchase contract can be signed until the plan is accepted.

Deposits are typically 10 to 20 percent, held in escrow. The exact deposit schedule, the sponsor's closing conditions and the outside closing date are set in the plan and the purchase agreement. Have counsel read both before signing.

Closing costs run to the buyer in sponsor sales. Buyers customarily pay the New York State and New York City transfer taxes that would otherwise fall on the seller, plus the mansion tax on purchases of $1 million and above. Use the calculators below to size them.

Closings take place on a temporary certificate of occupancy. Closings are scheduled once the building has a temporary certificate of occupancy; the permanent certificate follows later.

The budget, common charges and any abatement come from the plan. Projected common charges, real estate taxes and any tax benefit are set in the plan's first-year budget. Confirm them in the filed plan rather than in marketing material.

Mixed-use condominium. The retail and community-facility floors sit under the same building. Ask how the plan allocates common charges and shared costs between those units and the residences.

Affordable or tax-benefit components. Published reporting does not describe one. Ask whether the plan includes any inclusionary housing component or tax-benefit obligation, because that would change the abatement, budget and unit schedule.

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