404 Park Avenue South
404 Park Avenue South, New York, NY 10016
BBL 1008587502 · BIN 1016907
- Year built
- 1917
- Type
- Condominium
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Doorman
- Doorman (hours not stated)
Every recorded sale at this building, 2014–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2026 to date
- $2,099
- floor-adjusted, 3 sales
- Listing discount
- -1.8%
- Recorded sales
- 90
- On record
- 2014–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at Huys 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.
404 Park Avenue South, named Huys, is one of the most thoughtfully executed loft conversions in NoMad — a 1917 commercial building reimagined into 58 condominium residences by the Dutch designer Piet Boon, with landscape work by Piet Oudolf, the planting designer behind the High Line. The conversion, completed in 2014, kept the structural character of the original building while transforming its envelope: enlarged windows with varied fenestration — some flush, some recessed, some projecting in elegant bays — turned a plain beige-brick façade into a distinctive, light-conscious composition.
The result is a building that bridges two eras: the volume, exposed beams, and 11.5-foot ceilings of a pre-war loft, combined with the finishes, systems, and amenities of contemporary new construction. Piet Boon's involvement gives the interiors a coherent design language rarely found in conversion projects, where each apartment is too often a one-off. On Park Avenue South — a corridor that has transformed from commercial to residential over the past two decades — Huys sits among the best of the wave.
For buyers, the proposition is design-driven loft living in condominium form: high ceilings, dramatic light, a recognized European design pedigree, and the ownership flexibility of a condominium, in the increasingly desirable NoMad / Flatiron belt.
Architecture and unit composition
The conversion's signature is the façade. Piet Boon reworked the 1917 brick exterior with oversized, multi-paned casement windows, bay projections, and Juliet balconies with floor-to-ceiling glass, giving the building a varied, sculptural skin that signals the design ambition inside. The original structure supplies the volume; the new envelope supplies the light.
Inside, the 58 residences carry soaring 11.5-foot ceilings, exposed original beams, wide brushed-oak plank floors, and custom millwork — the loft-meets-luxury vocabulary that defines the project. Layouts range from one- and two-bedroom homes to the penthouses that crown the sixteen-story building, with upper-floor and bay-window residences capturing the best light. As a Piet Boon project, the apartments share a consistent, considered finish program rather than the patchwork typical of conversions, which is part of the building's appeal.
Building operations
Huys runs as a full-service condominium: an attended lobby with a doorman, a fitness center, a residents' lounge, and the curated common spaces the design program produced. Common charges reflect that staffing and the amenity upkeep; real estate taxes are billed per unit in the standard condominium structure.
In the condominium format, purchases clear through a right-of-first-refusal rather than a co-op board interview. Financing limits and pied-à-terre, trust, LLC and investment ownership, along with subletting and pet specifics, follow the condominium's governing documents and are confirmed through the managing agent.
Application and transaction fees
Fees below are from building management's published schedule, as of October 2026. They are shown as published, item by item; no total is added because the total depends on the transaction. Deposits are listed apart from nonrefundable charges.
Purchase
8 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Buyer | When With the application | Amount $700 (Please note there is a $450 fee for all renewals) | Refundable Not stated |
| Credit Check FeePer applicantRequired | Paid by Buyer | When With the application | Amount $120 per applicant | Refundable Not stated |
| Move In Fee | Paid by Buyer | When With the application | Amount $750 | Refundable Not stated |
| Move Out Fee | Paid by Landlord | When With the application | Amount $750 | Refundable Not stated |
| Working Capital ContributionRequired | Paid by Buyer | When At closing | Amount Three (3) months common charges | Refundable Not stated |
| Closing Fee | Paid by Seller | When At closing | Amount $500 | Refundable Not stated |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move In Deposit | Paid by Buyer | When With the application | Amount $1,000 | Refundable Not stated |
| Refundable Move Out Deposit | Paid by Landlord | When With the application | Amount $1,000 | Refundable Refundable |
Rental or lease
7 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Lease FeeRecurring | Paid by Landlord | When With the application | Amount 20% Of the Monthly Rent | Refundable Not stated |
| Non Refundable Move Out Fee | Paid by Landlord | When With the application | Amount $750 | Refundable Non-refundable |
| Background and Credit Check FeePer applicantRequired | Paid by Tenant | When With the application | Amount $120 for each applicant | Refundable Not stated |
| Non Refundable applications Processing FeePlease note there is a $350 fee for all renewals | Paid by Tenant | When With the application | Amount $700 | Refundable Non-refundable |
| Non Refundable Move In Fee | Paid by Tenant | When With the application | Amount $750 | Refundable Non-refundable |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move out Deposit | Paid by Landlord | When With the application | Amount $1000 required to be paid in the form of a check only payable to Huys Condominium and forwarded to the Transfer Agent. | Refundable Refundable |
| Move In Deposit | Paid by Tenant | When With the application | Amount $1000 required to be paid in the form of a check only payable to Huys Condominium and forwarded to the Transfer Agent. | Refundable Refundable |
Management updates its schedule without a public filing. The date is when management last updated the page, not when a rule changed. Confirm the current schedule with management before you apply.
Considering an apartment here? Send Corey the listing to discuss the building's costs and purchase requirements.
Own an apartment here? Request an apartment-specific pricing review.
Monthly carrying charges in recent sales
- Common charges + taxes, per room
- $1,407 per room a monthMedian of 7 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges + taxes, per square foot
- $3.73 per square foot a monthMedian of 7 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges alone, per square foot
- $1.85 per square foot a monthMedian of 12 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
- Real estate taxes alone, per square foot
- $1.86 per square foot a monthMedian of 12 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
Common charges plus real estate taxes, combined into one monthly figure the way New York condominium listings show them. Add a mortgage payment for the monthly outlay. The split into common charges and taxes comes from the listings that also give the annual tax, a different sample, so the two lines need not add up exactly to the combined median; a tax abatement can hold taxes below the full amount until it expires. A summary of recorded sales and listings, not a current bill; charges change.
Building staffing and amenities
- Doorman
- Doorman (hours not stated)Source: The Roebling Team's building profile
- Concierge
- YesSource: recent listing records
- Attended lobby
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of Buildings elevator records
- Amenities noted
- Fitness room, residents' loungeSource: The Roebling Team's building profile
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent. Outdoor space, parking and some facilities can belong to particular apartments or to a separate owner; confirm access for the specific apartment.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $69,275/yr
- Per unit / month range
- $0 – $103
- Modeled exposure split equally across 56 units (the residential count on the city's lot record). Not an assessed amount; condominium owners are typically charged by each unit's common-interest percentage.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed October 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available FISP filing classified the facade as Safe — no repairs were required at that inspection. A filed Safe grade is not a guarantee of current condition: owners still maintain the facade and, where required, observe parapets each year. Future inspection timing (Local Law 49 of 2025 changed the cycle framework from October 1, 2026), repair and any assessment decisions remain building-specific.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — a licensed professional engineer or registered architect who meets DOB’s FISP qualifications and signs the report (the independent expert, not the managing agent).
Penalties shown are amounts DOB assessed against filings on record across 2005–10 to 2020–25. The FISP dataset does not record whether they were paid, contested or remain open, so treat the figure as history rather than a current balance and confirm the building’s standing with the managing agent.
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed October 2026.
Management & transfer contacts
- Sublet policy
- Condo lease allowed; Lease Fee 20% of monthly rent
- Policies and fees
- Working Capital Contribution = 3 months' common charges; Application Fee $700; Move-In/Out Fee $750 each; Closing Fee $500
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 |
|---|---|---|---|---|---|
| Aug 6, 2026 | 10E | 1 BR · 1 BA · 798 sf | $1,550,000 | $1,942/sf | -5.8% |
| Apr 20, 2026 | 8 | 3 BR · 2.5 BA · 1,770 sf | $3,690,000 | $2,085/sf | +2.6% |
| Apr 20, 2026 | 8D | 3 BR · 2.5 BA · 1,770 sf | $3,690,000 | $2,085/sf | +5.6% |
| Feb 13, 2026 | 4C | 2 BR · 2.5 BA · 1,542 sf | $3,283,000 | $2,129/sf | -2.0% |
| May 9, 2025 | PH15A | 3 BR · 3.5 BA · 2,983 sf | $6,500,000 | $2,179/sf | -13.3% |
| Jan 29, 2025 | 16PHA | 3 BR · 3.5 BA · 2,983 sf | $6,500,000 | $2,179/sf | -8.5% |
| Jan 27, 2025 | 11C | 2 BR · 2.5 BA · 1,604 sf | $3,380,000 | $2,107/sf | -4.1% |
| Jan 9, 2025 | PH16A | 3 BR · 3.5 BA · 2,983 sf | $6,500,000 | $2,179/sf | -8.5% |
Market read. Most recent trades (2026 to date) cleared a median $2,099/sf (floor-adjusted) across 3 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 -1.8% 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 1-00858-7502; 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.
Closed rents at Huys, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 1 bedroom | 4 | $9,700 |
| 2 bedroom | 2 | $15,225 |
| 3 bedroom | 2 | $16,000 |
8 closed leases, October 2023 to September 2026. Most recent lease September 2026. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
What would your apartment rent for?
The figures above are the building's closed leases. Enter your apartment and I'll send you what yours would rent for, from comparable leases at Huys and nearby.
At the recent median sale of $3.69M (8 sales in the past 24 months, since October 31, 2024), a buyer putting 25% down would pay about $154,063 to close, or 4.2% of the price.
- Mansion tax: $55,350
- Mortgage recording tax: $53,274
- Title insurance: $16,605
- Attorneys, lender, building fees, reserves and filings: $28,834
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
Keep up with Huys and its market
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What to know if you’re buying
The case for buying here is design plus volume in condominium form. You are buying a Piet Boon-designed loft — 11.5-foot ceilings, exposed beams, custom finishes — inside a converted pre-war building with a distinctive bay-window façade, in one of Manhattan's most dynamic neighborhoods, with the financing latitude and ownership flexibility of a condominium. The trade-offs are that the apartments are loft-scaled and design-specific: the high ceilings, exposed structure, and casement windows suit buyers who want character and volume, not a conventional uptown layout. Light and floor level matter, so the specific residence is the thing to evaluate. For the design-forward buyer who wants a coherent, light-filled loft with amenities and condominium freedom, Huys is a standout.
What to know if you’re selling
A resale at Huys markets on its design: Piet Boon, the 11.5-foot ceilings, the exposed beams, the bay-window façade, and the consistent finish program are durable differentiators that distinguish a home here from ordinary NoMad inventory. The condominium structure widens the buyer pool to design-minded, international, and pied-à-terre purchasers and delivers a faster closing through a right-of-first-refusal. Pricing belongs against NoMad and Flatiron's design-driven condominium and loft set, with floor level, light, and bay or outdoor exposure driving the spread. Presentation should let the volume and the architecture lead — these residences show best when the ceiling height and the light are foregrounded. Marketing to the design-literate, flexibility-minded buyer this building attracts is the path to a strong sale.
Comparable buildings
If you're evaluating 404 Park Avenue South, these nearby NoMad, Flatiron, and Park Avenue South buildings make a useful comparison set:
- 402 Park Avenue South — neighboring Park Avenue South building
- 260 Park Avenue South — converted loft condominium
- 240 Park Avenue South — full-service Park Avenue South building
- 425 Park Avenue South — a 1927 Art Deco cooperative
- 321 Fifth Avenue — NoMad / Midtown South condominium
- 225 Fifth Avenue — Madison Square Park condominium
More NoMad buildings
- 277 Fifth Avenue — 2019 condominium by Rafael Viñoly
- 76 Madison Avenue — 1911 condominium
- 842 Avenue of the Americas — new-construction condominium by Isaac & Stern Architects
- 88 Lexington Avenue — 1927 condominium
- 90 Lexington Avenue — 1957 condominium
- Madison House, 15 East 30th Street — 2021 condominium by Handel Architects
The neighborhood
For the full neighborhood — its buildings, character, and market — read The Roebling Team Guide to NoMad.
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 Huys?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
646.939.7375 · c.cohen@compass.com