300 West 122nd Street (300 West)
300 West 122nd Street, New York, NY 10027
BBL 1019487504 · BIN 1090740
- Year built
- 2019
- Type
- Condominium
- Units
- 170
- Floors
- 13
- Landmark
- No
- Pets
- Not firmly documented in public records — confirm the house rules with the managing agent
Every recorded sale at this building, 2021–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,169
- Listing discount
- -0.9%
- Recorded sales
- 183
- On record
- 2021–2025
Almost every large new condominium built in upper Manhattan in the last decade was underwritten around a tax abatement. 300 West was not. It is a 170-residence building, the largest new condominium on this stretch of South Harlem, and its apartments have been taxed at full assessment since the first closing in 2022. That single fact does more to shape what an apartment here costs to own than anything about the finishes, and it is the first thing to establish in any conversation about this building.
The corridor makes the point sharply. Three condominiums stand within a few blocks of each other on the Morningside and St. Nicholas side of South Harlem, and their tax positions are entirely different. 99 Morningside (371 West 123rd Street) carries a live fifteen-year 421-a exemption that runs to the 2034/35 tax year. Eleven Hancock (11 Hancock Place) carries none. 300 West carries none. Three buildings, one neighborhood, one construction cycle, and a carrying-cost spread between them that a buyer will feel every month for a decade. There is no rule of thumb for this corridor; the abatement position has to be checked lot by lot, and this page checks it.
The second thing worth understanding is that this building sold out, and sold out fast. The condominium recorded its first unit deeds in the spring of 2022, and by the end of that year the sponsor had conveyed 152 unit lots. Fourteen more followed in 2023, twelve in 2024, six in 2025 and two so far in 2026. On the FY2027 assessment roll the sponsor's name appears on four of 173 unit lots. For a Harlem project of this scale, closed into the rate environment of 2022 and 2023, that is a completed sellout rather than a stalled one — and it means the resale market here is now a genuine secondary market rather than a sponsor's inventory list.
The third is scale. At 170 residences on a 207-foot blockfront, with a lap pool, a garage and a supermarket in the base, this is a full-service building of a type that South Harlem did not have. The comparison set for a buyer is not the surrounding brownstone conversions and boutique condominiums; it is the amenitized new construction on Frederick Douglass Boulevard and Central Park North, at prices that reflect being ten blocks further north.
Architecture and unit composition
The building reads as two buildings stacked. The lower nine floors are conventional red brick with punched window openings — deliberately contextual on a block of nineteenth-century masonry, including the church that stands two lots to the east. Above the tenth-floor setback the envelope switches to dark curtain-wall panels, and the massing steps back as it rises. The stepping is not decorative: it produces the private landscaped terraces that distinguish the upper residences and that carry most of the building's price premium.
Isaac & Stern Architects is a firm with a substantial upper-Manhattan portfolio, and the same practice is architect of record at Eleven Hancock a few blocks north. The two buildings share a structural logic — a residential mass lifted above a large commercial base — and the family resemblance is visible from the street.
The residence mix as built runs 31 studios, 71 one-bedrooms, 51 two-bedrooms, 13 three-bedrooms and four four-bedrooms. The weighting toward studios and one-bedrooms is the defining fact of the stack: more than half the building is small. Ceilings run to ten feet across the residences, which is generous for the price tier and does real work in the smaller layouts. The residential floors begin on three; the first two levels and the cellar are given over to the commercial and community-facility units and to the amenity program.
The recorded condominium schedule is worth reading before an offer. Lots 1301 and 1473 are retail units and lot 1302 is a designated community facility unit; the 170 residences occupy lots 1303 through 1472 and run in the schedule from 3A to PHJ. City records also document a combination of two eleventh-floor residences filed in 2023 and completed under a subsequent 2025 plumbing and sprinkler filing, so the count of physical apartments and the count of tax lots have begun to diverge in the ordinary way.
Building operations
The amenity program is unusually deep for the neighborhood and price tier: an indoor 55-foot lap pool, a fitness center, a yoga room, a children's playroom, a reading room, a party room, a landscaped roof deck, and bicycle storage sized for roughly eighty bicycles. The cellar garage is small — city records place it at seventeen spaces — and was reconfigured in 2024 with a suspended stacker system filed with the Department of Buildings, which is the usual way a garage of this size adds capacity. Parking should be treated as a scarce building amenity here, not an assumption.
The commercial base is the operational fact most buyers overlook. Roughly 24,000 square feet of it sits under the residences, and a supermarket was built out in the ground floor and cellar under a run of Department of Buildings filings between 2021 and 2023. A food tenant of that size is generally good for a residential building's common-charge base and for the block, but it brings delivery, refuse and mechanical loads that a buyer on the third and fourth floors should ask about specifically. The retail unit's PILOT benefit, described above, is a separate matter entirely and does not flow to the residences.
There is no landmark oversight on this lot, so exterior and window work proceeds under Department of Buildings review alone.
Policy framework
This is a condominium, and the ordinary condominium framework applies: pied-à-terre use, subletting, and purchase by an LLC or a trust are permitted, and the board's remedy at transfer is a right of first refusal rather than an approval. There is no board interview and no financing ceiling imposed by the building.
Beyond that framework, the specifics are not documented in public records. The house rules, any minimum lease term, the pet policy, any resale capital contribution, and the board's transfer and lease-processing fees should be confirmed with the managing agent at offer stage. The offering plan is held in The Roebling Research Library and is the governing document for all of them.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $28,327/yr
- Per unit / month range
- $0 – $14
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
The transaction record here divides cleanly into two eras. The sellout ran from the spring of 2022 through 2022's close, when 152 of the 173 unit lots were conveyed out of the sponsor entity in a single nine-month burst — an extraordinarily compressed absorption for a building of this size. Everything since has been resale volume, and it has been thin but continuous: roughly a dozen or fewer unit-lot conveyances a year from 2023 forward, distributed across the stack rather than concentrated in one line.
Pricing here is set by three variables in roughly this order. First, terrace or no terrace — the stepped upper floors carry private outdoor space and the lower nine floors largely do not, and that break is the sharpest line in the building. Second, floor and exposure above the tenth-floor setback, where the outlooks open up over the low-rise blocks toward Morningside Park and the Hudson. Third, layout size, in a stack where studios and one-bedrooms dominate and the handful of three- and four-bedroom residences trade in a very shallow market of their own.
Against the corridor, the building's competitive position is a function of its tax status. Buyers comparing it directly with abated new construction nearby will find the monthly carrying cost materially higher for the same nominal price, and the True Monthly Carrying Cost analysis should be run on the specific unit's actual tax bill rather than on a neighborhood average. Sellers should expect that comparison to be made, and should be ready for it.
Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
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 |
|---|---|---|---|---|---|
| Dec 12, 2025 | 7D | 1 BA · 422 sf | $530,000 | $1,256/sf | -5.4% |
| Sep 15, 2025 | 6F | 1 BR · 1 BA · 610 sf | $700,000 | $1,148/sf | -5.3% |
| Jun 20, 2025 | 60 | 1 BR · 1 BA · 688 sf | $725,000 | $1,054/sf | -9.4% |
| Feb 27, 2025 | 12B | 3 BR · 2 BA · 1,316 sf | $1,620,000 | $1,231/sf | -3.6% |
| Aug 1, 2024 | 9G | 2 BR · 2 BA · 1,021 sf | $1,411,649 | $1,383/sf | -0.6% |
| Jun 20, 2024 | 3A | 2 BR · 2 BA · 1,238 sf | $1,399,000 | $1,130/sf | -2.5% |
| Mar 29, 2024 | 10C | 1 BR · 1 BA · 610 sf | $829,873 | $1,360/sf | +3.9% |
| Feb 22, 2024 | 5O | 1 BR · 1 BA · 688 sf | $795,000 | $1,156/sf | +0.0% |
Market read. Most recent trades (2025) cleared a median $1,169/sf across 3 sales. Median listing discount -0.9% over 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 1-01948-7504) 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
Underwrite the tax bill directly. There is no abatement here and there never was one. Pull the specific unit's Department of Finance tax bill rather than assuming a neighborhood norm, and be aware that the exempt value PLUTO shows against this property belongs to the ground-floor retail unit's PILOT, not to any apartment.
The terrace line is the value line. The building's price structure turns on whether a residence sits above or below the tenth-floor setback. Comparables should be drawn from the same side of that break.
The stack skews small. Roughly six in ten residences are studios or one-bedrooms. Larger layouts are scarce, trade infrequently, and should be priced against a thin comparable set rather than against the building's general velocity.
Ask about the supermarket. The commercial base is substantial and a food tenant occupies part of it. Lower-floor buyers should ask the managing agent about mechanical placement, delivery hours and refuse handling before signing.
Parking is scarce. Seventeen spaces against 170 residences. Treat a space as a separate negotiation, not an assumption.
Confirm the policy stack in the offering plan. Pets, minimum lease terms and resale fees are not documented in public records for this building. The offering plan on file in The Roebling Research Library governs.
What to know if you’re selling
Be direct about the tax position. Sophisticated buyers will run the carrying-cost math themselves and will discover the absence of an abatement immediately. Disclosing it early and pricing for it produces better outcomes than letting it surface at the underwriting stage.
Lead with the amenity program. A 55-foot lap pool, a full fitness and yoga suite, a playroom, a roof deck and a garage are not available at this price point elsewhere in South Harlem. That package is the building's strongest argument.
Terrace residences should be marketed as a distinct product. They compete with a different set of apartments than the interior lower-floor units and should be positioned accordingly.
The sellout is finished, and that helps. With the sponsor down to a handful of unit lots on the current assessment roll, a seller here is no longer competing against a sponsor's inventory or its pricing. That is a genuine advantage over new construction still in its offering period, and it should be said.
Comparable buildings
If you're considering 300 West, also evaluate:
- 11 Hancock Place (Eleven Hancock) — the closest true peer: same architect, same 2020 vintage, same absence of any tax abatement, residential mass over a large commercial base
- 371 West 123rd Street (99 Morningside) — a few blocks northwest, park-facing terraces, and the corridor's clearest contrast on tax position: a live 421-a running to 2034/35
- 88 Morningside Avenue — the other large condominium on this same tax block, an earlier cycle and a different structure
- 3 West 122nd Street (Mount Morris Court) — the same street, the Mount Morris Park end, a very different building type
- 117 West 123rd Street (Windows on 123) — nearby boutique condominium alternative
- 380 Lenox Avenue (The Lenox) — the established full-service Harlem condominium comparison, with a longer resale record
- 301 West 118th Street (SoHa 118) — amenitized new-construction condominium a few blocks south on the Frederick Douglass corridor
- 285 West 110th Street (Circa Central Park) — the park-front full-service condominium at the southern edge of the market
- 100 West 119th Street (The Normandie) — full-service Harlem alternative with a deeper transaction history
- 309 West 118th Street (Brownstone Lane) — the smaller-scale South Harlem condominium alternative
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Harlem — read The Roebling Team Guide to Harlem.
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.
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