- Year built
- 2024
- Type
- Condominium
- Landmark
- No
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 303 West 113th Street 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.
303 West 113th Street is a six-story condominium of four homes on a 25-foot lot in South Harlem, just west of Frederick Douglass Boulevard and three blocks north of Central Park. The three homes with listing records each have four bedrooms in 2,100 to 2,700 square feet: a townhouse-style lower residence, Residence 3 and a penthouse.
The building shows how far asks have moved from the plan. The offering plan carries a total of about $15.1 million for four homes, an average of $3.78 million. The one recorded sponsor sale, the lower residence in February 2026, closed at $1,997,850, about $800 per square foot, after a 20% price cut. The remaining asks in listing records run about $1,300 to $1,360 per square foot.
For a buyer, that is a large four-bedroom condominium in Harlem in a new building with three neighbors, at prices well below the plan's original figures.
Architecture and residences
The Department of Buildings new-building job was filed in December 2021 with DHD Architecture Design as architect, permitted in July 2022, and signed off with a certificate of occupancy on September 30, 2024. It covers a six-story, 65-foot building of four dwelling units and about 12,019 square feet, with a cellar; filings list an exterior insulation and finish system on the facade. City tax records show 9,475 square feet of residential floor area.
Condominium tax lots were created for four units: TH, 2, 3 and PH. Listing records describe:
- TH — four bedrooms and three and a half baths in about 2,498 square feet, styled as a townhouse within the condominium
- Residence 3 — four bedrooms and three baths in 2,135 square feet
- PH — four bedrooms in about 2,698 square feet
- Residence 2 — no current listing record found
Listing records disagree on staffing; confirm with the sponsor.
Offering and pricing
Per the offering plan filed with the New York State Attorney General (plan CD220182), the plan was submitted August 18, 2022, accepted May 8, 2023 and declared effective June 14, 2025. It covers four residential units. The total offering price was $15,120,300 as first filed and is now $15,103,617, a net reduction of $16,683. The record reports one unit sold. We could not read the individual amendments in this review; ask sponsor counsel for each one.
Listing records reviewed in October 2026 show these asks:
| Residence | Layout | Size | Ask | $/sf | Status |
|---|---|---|---|---|---|
| TH | 4 bed, 3.5 bath | about 2,498 sf | $1,995,000 | $799 | Closed February 2026 |
| 3 | 4 bed, 3 bath | 2,135 sf | $2,895,000 | $1,356 | Listed |
| PH | 4 bed | about 2,698 sf | $3,495,000 | $1,295 | Listed, sponsor unit |
The three asks total about $8.4 million for three of the four homes. The plan's $15.1 million total would put the fourth near $6.7 million, which is not credible for a home in this building. The plan's prices were set in 2022 and 2023 and have not been amended down to these asks, so read the latest Schedule A, not the total.
Recorded closings. ACRIS shows one sponsor sale: Residence TH, deed dated February 19, 2026, at $1,997,850, about $800 per square foot. One listing record gives $1,965,000 for the same sale; the deed is the figure of record. A deed for Residence 3 dated September 2025 records no consideration and is not a sale.
Local Law 97
This building is below the 25,000 sq ft threshold at which LL97 limits apply to a building on its own. It is still covered if it shares a tax lot or condominium board with buildings totaling over 50,000 sq ft; confirm on DOB’s covered-buildings list.
See full Local Law 97 analysis →Recent sales
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 |
|---|---|---|---|---|---|
| Jul 1, 2026 | PHSponsor Sale | 4 BR · 4 BA · 2,698 sf | $3,495,000 | $1,295/sf | +0.0% |
| Feb 19, 2026 | —Sponsor Sale | 4 BR · 3.5 BA · 2,498 sf | $1,997,849 | $800/sf | +0.1% |
| Aug 27, 2024 | 2Sponsor Sale | 4 BR · 3 BA · 2,135 sf | $2,562,000 | $1,200/sf | -1.4% |
| Aug 2, 2024 | 3Sponsor Sale | 4 BR · 3 BA · 2,135 sf | $2,826,152 | $1,324/sf | -5.6% |
Market read. Most recent trades (2026 to date) cleared a median $1,048/sf (recorded) across 2 sales. Median listing discount 0.7% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01847-7510; each condominium apartment is its own tax lot). 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.
What would your apartment rent for?
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Buying here? Condo closing costs with a mortgage typically run 3 to 6% of the price. See NYC co-op and condo closing costs, line by line.
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What to know if you’re buying
The plan is effective, and the building is finished. The certificate of occupancy issued in September 2024, so there is no construction risk. Read every amendment with the contract.
Negotiation. One home sold after a 20% cut, and the plan's prices sit well above the current asks. Price against the TH closing and the asks, not the plan total.
Deposit and contract. New-development contracts typically require a deposit of 10% at signing, held in escrow, with some sponsors asking for 20%. The plan states this building's terms.
Closing costs. In sponsor sales the buyer customarily pays the New York State transfer tax (0.4%, or 0.65% at $3 million or more) and the New York City real property transfer tax (1% at $500,000 or less and 1.425% above for a residential unit), plus the state "mansion tax" of 1% at $1 million, rising in tiers to 3.9% at $25 million in New York City. On the $2,895,000 ask that is about $52,830 in transfer taxes before any gross-up and $36,188 in mansion tax at the 1.25% tier for $2 million to $3 million. Use the calculators below to run your price.
A four-unit condominium. With four owners, each vote and each assessment carries weight, and common charges reflect no staff. Ask how the budget covers the elevator, the roof and the facade.
Carrying costs and abatement. No tax abatement has been disclosed. Confirm the first-year tax projection in the plan.
Sponsor board control. The sponsor controls the board until enough units are sold to turn control over to owners. With three of four homes still sponsor-owned, that will be some time.
Comparable buildings
If you're considering 303 West 113th Street, also look at these South Harlem condominiums:
- 308-312 West 113th Street — 14-residence new-construction condominium across the street
- 2101 Eighth Avenue — 28-residence new-construction condominium on the same block
- 320 West 115th Street — six-residence condominium two blocks north
- 306 West 116th Street — 14-residence elevator condominium
- 18 Morningside Avenue — nine-residence condominium facing Morningside Park
- 250 Manhattan Avenue — 20-residence prewar condominium nearby
More Harlem buildings
- 300 West 122nd Street (300 West) — new-construction condominium by Isaac & Stern Architects
- Bradhurst Court, 300 West 145th Street — 2003 condop
- 301 West 118th Street (SoHa 118) — 2006 condominium
- 305 West 143rd Street — 1920 condominium
- The Morningside Condominiums, 306 West 116th Street — condominium
- 308–312 West 113th Street (The Parkmor) — 2018 condominium by Isaac & Stern Architects
The neighborhood
For the full corridor — architecture, 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. 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 303 West 113th Street?
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646.939.7375 · c.cohen@compass.com