400 Park Avenue South

The building's crystalline massing is its defining feature: de Portzamparc's faceted glass planes give the tower a sculptural profile and open angled, multi-exposure layouts within. Because the condominium residences occupy the upper floors, the ownership homes enjoy elevated light and views as a baseline, with the highest floors commanding sweeping looks over NoMad, the Flatiron skyline, and the Midtown towers to the north.

The 81 condominium residences range from one-bedrooms through larger multi-bedroom layouts and penthouses, finished to a contemporary new-construction specification with floor-to-ceiling glass, modern systems, and the high ceilings the design affords. Floor level and exposure are the primary value drivers — the upper-floor and corner homes, with the building's best light and views, carry the premiums, and the angled prism geometry means exposures vary meaningfully line to line.

The condominium runs as a full-service, white-glove operation with a 24-hour doorman and concierge and a dedicated Park Avenue South entrance separate from the rental component. The amenity package is extensive: a fitness center with a lap pool and jacuzzi, a yoga room, a spin room, and a steam room; a 27th-floor sky lounge opening to a landscaped terrace; a garden courtyard; a residents' lounge; a screening and media room; a golf simulator; a children's playroom; and a conference room. The building is pet-friendly. As a condominium, purchases clear through a right-of-first-refusal rather than a co-op board process; leasing is permitted with conditions, and financing and ownership-entity terms should be confirmed in the current declaration, bylaws and house rules.

The NoMad location is among the most convenient in the central spine of Manhattan. Madison Square Park, the dining and retail of NoMad and Flatiron, and the shops and restaurants of Park Avenue South are at the doorstep, with Gramercy Park to the south and Murray Hill to the east. The 6 train at 28th Street is steps away, with the N/R/W close by and Grand Central a short ride or walk north.

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 to date) cleared a median $1,504/sf (floor-adjusted) across 1 sale. 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 4.7% 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 1-00857-7503; 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.

The condominium structure is a core advantage. There is no co-op board admissions process — purchases clear through a right-of-first-refusal — and leasing is permitted with conditions; confirm financing limits and pied-à-terre, LLC, trust and investment ownership in the current declaration and bylaws. For buyers who want a NoMad address in a condominium, that combination is central.

Buy the floor and the view. Because the ownership residences sit high in the tower and the prism geometry varies exposures line to line, floor level and orientation drive both daily light and resale value here — target the higher floors and the corner lines, and confirm the specific exposures of any apartment. The boutique ownership count means inventory is limited; when a well-positioned home comes available, it merits decisive attention. Review the common charges, building financials, and the condominium's relationship to the rental component as part of due diligence.

Lead with the architecture and the scarcity. A de Portzamparc–designed tower, a crystalline glass facade, and an 81-residence ownership count are durable differentiators in a NoMad market that has grown crowded with newer inventory — and the small resale pool means a well-positioned home faces limited direct competition.

Emphasize the condominium mechanics, the amenity suite, and the high-floor light. A resale clears through a right-of-first-refusal rather than a board interview — a faster, more predictable path that appeals to the financing- and flexibility-minded buyer this building attracts — and the deep amenity package and elevated views are the features that set the building apart from the surrounding stock. Price to the apartment's floor and exposure, benchmark high-floor and corner homes to the building's premium tier, and present the design pedigree, the amenities, and the central NoMad location together.

If you're considering 400 Park Avenue South, also evaluate these nearby Flatiron, NoMad, and Gramercy buildings:

• 230 East 20th Street (The Modern at Gramercy Square) — Gramercy condominium with a deep amenity suite
• 240 Park Avenue South — Park Avenue South building nearby
• 15 Union Square West — Union Square condominium
• 23 East 22nd Street — Madison Square Park condominium tower
• 45 East 22nd Street — Flatiron / Madison Square Park condominium
• 21 East 26th Street — Madison Square Park–facing building