- Year built
- 2006
- Type
- Condominium
- Units
- 249
- Floors
- 12
- Landmark
- No
- Amenities
- Attended lobby, landscaped courtyard, roof deck, playroom, laundry facilities and garage
Every recorded sale at this building, 2008–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $906
- Listing discount
- 2.7%
- Recorded sales
- 367
- On record
- 2008–2026
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A Private Pricing Opinion — what your apartment at Kalahari 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.
Kalahari brings two substantial residential buildings, a landscaped interior courtyard and commercial space to a through-block site between West 115th and West 116th Streets. Its patterned brick elevations give the complex a recognizable street presence. The project was developed through HPD's Cornerstone program, which made city-owned land available for mixed-income housing.
The condominium includes income-restricted rental units alongside the market-rate homes. This page addresses the unrestricted market; the eligibility requirements attached to an income-restricted rental unit need separate treatment.
Environmental design was part of the original construction. The structural engineer's project record identifies LEED certification, recycled materials and below-grade parking that reduces the amount of paved surface exposed to the sun. Roof planting and the courtyard add usable and planted outdoor area within a densely built block.
Architecture and unit composition
The development's two wings rise to 12 stories and occupy frontages on successive streets. The longer street elevation faces West 116th Street. Their arrangement creates apartments facing the street and homes looking into the interior courtyard, with different outlooks at the same floor level. A courtyard exposure and a street exposure should therefore be described separately when presenting an apartment here.
Frederic Schwartz Architects and GF55 designed the complex using a multicolored brick pattern. The structural system includes masonry walls, precast concrete floor planks and concrete transfer framing above a pile foundation. These are substantial masonry buildings with a repeated window rhythm and roof-level outdoor areas.
The residential mix includes studios and larger apartments with several bedrooms. The recorded transfers span compact homes and substantially larger residences, including top-floor properties. Interior size, the number of usable rooms and outdoor access give the building several distinct segments of inventory. Confirm the amount and ownership of any exterior space separately; a penthouse label alone doesn't settle it.
The ground-floor uses form part of the development's original mixed-use program. Commercial and residential tax lots coexist within the condominium. The city records four commercial lots in addition to the residential lots; their tax class and commercial benefit program differ from those applied to the homes.
Building operations
An attended lobby, playroom, laundry facilities and shared outdoor areas form the residential service package. Garage space sits below grade. The courtyard provides outdoor use within the block, while roof areas occupy the upper part of the complex. Availability and charges for parking or other separately allocated facilities are distinct from ownership of an apartment.
Two tax incentives appear in DOF records. The residential 421-a benefit began in 2010 with a 25-year term and remains active on the 2027 roll. A separate commercial ICIP/ICAP benefit began in 2008. The commercial incentive should not be described as an additional residential tax reduction.
The residential tax classification is Class 2. The designation does not give these apartments the assessment-growth caps associated with smaller Class 1 or Class 2A–2C properties. The 421-a benefit and the property's assessed value are separate parts of the carrying-cost calculation.
Recent sales
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 |
|---|---|---|---|---|---|
| Jul 28, 2026 | PHB1101 | 2 BR · 2.5 BA · 1,436 sf | $1,450,000 | $1,010/sf | -3.0% |
| Jul 23, 2026 | A406 | 2 BR · 2 BA · 1,200 sf | $925,000 | $771/sf | -7.4% |
| May 11, 2026 | A1208 | 3 BR · 2 BA · 1,496 sf | $1,305,000 | $872/sf | -1.5% |
| May 8, 2026 | A907 | 3 BR · 2 BA · 1,412 sf | $1,425,000 | $1,009/sf | -10.9% |
| Jan 16, 2026 | B401 | 1 BR · 1 BA · 725 sf | $656,500 | $906/sf | -2.7% |
| Dec 10, 2025 | B302 | 2 BR · 2 BA · 1,145 sf | $950,000 | $830/sf | -9.1% |
| Nov 6, 2025 | A914 | 910 sf | $870,000 | $956/sf | off-mkt |
| Jul 23, 2025 | A313 | 2 BR · 2 BA · 1,150 sf | $999,000 | $869/sf | -16.8% |
Market read. Most recent trades (2026) cleared a median $906/sf across 5 sales. Median listing discount 2.7% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
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 1-01599-7502) 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.
At the recent median sale of $999K (10 sales since 2024), a buyer putting 25% down would pay about $35,811 to close, or 3.6% of the price.
- Mansion tax: $0
- Mortgage recording tax: $14,423
- Title insurance: $4,496
- Attorneys, lender, building fees, reserves and filings: $16,893
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
Establish the apartment's ownership category early. Kalahari contains market-rate condominium homes alongside income-restricted rental units. An apartment's restrictions follow that home's legal documents, not the building name, floor or bedroom count; confirm status directly before relying on either.
Comparable buildings
- 1485 Fifth Avenue: A large Harlem condominium from the same development era with a taller residential form.
- 1400 Fifth Avenue: A nearby condominium with a lower building profile and substantial overall scale.
- The Adeline: A newer condominium on the same street, useful for comparing more recent construction.
- Delany Lofts: A much smaller condominium from the same construction period, with a loft-oriented identity.
- SoHa 118: A similarly mid-rise Harlem condominium from the 2000s, with fewer residences.
More Harlem buildings
- 11 Hancock Place (Eleven Hancock) — 2020 condominium by Isaac & Stern Architects
- Morningside Park Condominium, 18 Morningside Avenue — 2007 condominium
- 23 West 116th Street (The Adeline) — 2013 condominium
- 45 West 131st Street (West 131 Plaza Condominium) — 1880 condominium
- Parc Vues, 61–63 Lenox Avenue at West 113th Street · Harlem — 1900 condominium
- The Langston, 68 Bradhurst Avenue — 2005 condominium
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.
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