310 West 52nd Street (The Link)

The building rises on a 10,042-square-foot mid-block lot to approximately 216,000 square feet of floor area, a built floor-area ratio of about 21.5 — far above the 6.02 residential FAR the underlying district permits, and only achievable through the transferred development rights that came with the site assembly. That arithmetic explains the building's proportions: a narrow floorplate, a small number of apartments per floor, and a great deal of exterior wall per unit.

The apartment stock is 2000s luxury new construction with a specification list that was ambitious for its moment: floor-to-ceiling glass, ceiling heights reaching into the low- and mid-teens in the upper-tier units, Poggenpohl cabinetry, Sub-Zero and Bosch appliances, bluestone counters, and Duravit bathroom fixtures. Exposures are the dominant value driver inside the building. Low-floor apartments look into a dense mid-block condition; upper floors clear the surrounding roofline and pick up river, Midtown and Central Park sightlines depending on orientation. The difference between a low-floor and a high-floor line on the same stack is larger here than the square-footage difference suggests, and it should be priced that way.

Every residence was offered with private cellar storage, which is why the condominium carries so many storage lots. Confirm whether the storage assigned to a specific apartment is a deeded unit conveyed with the sale, a separately purchased unit, or a licensed space — the three have different consequences at resale and in the mansion-tax calculation.

The Link operates as a full-service condominium with 24-hour doorman and concierge coverage, a live-in resident manager, and a fifteen-person staff under the 2020 budget on file. The amenity package — double-height fitness center, two landscaped terraces, garden courtyard with reflecting pool, central laundry — is calibrated to a 2007 luxury condominium rather than to the amenity arms race of the 2015-onward towers. The building is not a pool-and-valet property and does not price as one.

The financial posture in the last statements on file is sound. Cash and equivalents stood at approximately $4.9 million at December 31, 2019, against total liabilities of roughly $1.1 million, most of which was the small mortgage on the resident manager's unit. Common charges ran about $242,600 a month and were budgeted flat into 2020. Notably, the operating budget carries a separate reserve-funding assessment set at roughly ten percent of operating expenses expressly to satisfy Fannie Mae project standards — a deliberate choice that keeps the building warrantable for conventional financing and directly affects a buyer's mortgage options. Ask for the current-year budget and confirm the line is still there.

The capital agenda is the exterior. Major repairs and replacements ran $643,003 in 2019, of which $361,201 was an exterior restoration then in progress, and the condominium was committed to approximately $780,700 more to complete it. Elevator upgrades, a service-entrance upgrade, security and equipment work, and gym and lobby-bathroom renovations were completed in the same cycle. Request the reserve balance, the current capital plan, the FISP/Local Law 11 cycle status on the curtain wall, and the last two years of board minutes. On an all-glass tower approaching twenty years of age, façade and window-wall condition is the single most consequential diligence item.

Purchaser review: Right of first refusal only. No cooperative-style board approval or interview, and no primary-residence requirement. Pied-à-terre use, LLC and trust ownership, and foreign purchase are permitted in the standard condominium form.

Subletting: Permitted in the standard condominium form. Confirm any minimum lease term, leasing-registration requirement, or prohibition on short-term-platform rentals in the current house rules.

Financing: The condominium's budgeted reserve funding is explicitly sized to Fannie Mae project standards, which is favorable for conventional financing. Confirm current project eligibility with your lender rather than assuming it carries forward.

Storage: Storage units are separately deeded condominium units, some of them owned by the association itself. Establish in writing what conveys with the apartment.

Property taxes: A ten-year 421-a exemption ran on the residential unit lots and had phased down to a residual amount by the 2018/19 roll. Underwrite full assessment and read the exemption line on the specific unit's bill.

Flip tax, pets, working-capital contribution and house rules generally: Not documented in the records available to us beyond the working-capital contribution of two months' common charges required on initial sponsor sales. Request the current house rules and the full closing-fee schedule before signing.

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.

Market read. Most recent trades (2026) cleared a median $1,594/sf (floor-adjusted) across 9 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 3.7% 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 1-01042-7502). 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.

Ask for the façade file first. Exterior restoration was underway through 2019 with roughly $780,700 still committed, and the entrance glazing has already been replaced once. On an all-glass tower of this vintage, the curtain wall is the capital story. Get the current FISP status, the engineer's report, and the reserve balance.

Confirm what happened to the association's mortgage. The small Capital One loan on the resident manager's unit matured August 1, 2022 with a balloon of roughly $425,000. The statements on file predate the resolution.

The reserve line is a financing asset. The budget funds reserves at approximately ten percent of operating expenses specifically to meet Fannie Mae standards. Verify the line still exists in the current budget and confirm project eligibility with your lender early.

Underwrite full taxes. The 421-a benefit has run its course. Model the current bill, not a legacy figure, in the True Monthly Carrying Cost analysis.

Establish what conveys. With 209 storage units on the tax roll and some of them owned by the association, storage is a negotiated item rather than an assumption.

Know the sponsor-defect history. The 2010 construction-defect action against the sponsor was settled in 2018. Ask what work it covered and what remained.

Lead with floor and light. The building's argument is glass, ceiling height and open exposure above the surrounding roofline. Photography and pricing should both be organized around where the apartment sits in the stack.

Put the tax and common-charge numbers forward. Buyers comparing this building to newer abated inventory will run the monthly math themselves. Disclosing it plainly produces better outcomes than letting a buyer discover it at diligence.

Use the Fannie Mae reserve posture. A budgeted reserve line sized to agency standards widens the financeable buyer pool. It is worth a sentence in the marketing, not just in the board package.

Comp inside the corridor and inside the stack. Hell's Kitchen contemporary condominium sales from the last complete year are the defensible anchors. Midtown trophy pricing and prewar co-op pricing are not.

Be ready on the capital questions. Have the façade status, the reserve balance and the assessment history assembled before the first showing. On a twenty-year-old glass tower, the buyer who asks is the buyer who is serious.

If you're considering The Link, also evaluate:

• 247 West 46th Street (The Platinum) — the closest peer: a contemporary Midtown West condominium tower from the same development cycle
• 322 West 57th Street (The Sheffield) — large mixed-use condominium a few blocks north; the higher-amenity, higher-floor-count alternative
• 800 Tenth Avenue (Griffin Court) — new-construction Hell's Kitchen condominium further west; lower-rise, courtyard-organized
• 350 West 50th Street (Two Worldwide Plaza) — full-service condominium two blocks south inside the Worldwide Plaza complex
• 425 West 50th Street (Stella Tower) — Art Deco conversion condominium; the design-led alternative at a smaller scale
• 505 West 43rd Street (Charlie West) — newer Hell's Kitchen condominium; the current-generation comparison
• 529 West 42nd Street (The Armory) — individually owned loft residences on the far West Side; a different product at a similar price band