404 Park Avenue South
404 Park Avenue South, New York, NY 10016
NoMad
BBL 1008587502 · BIN 1016907
- Year built
- 1917
- Type
- Condominium
- Landmark
- No
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
- $2,248
- Listing discount
- -1.8%
- Recorded sales
- 109
- On record
- 2014–2026
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.
The condominium format delivers the flexibility NoMad buyers expect. Financing is flexible, purchases clear through a right-of-first-refusal rather than a board interview, and pied-à-terre, trust, LLC, and investment ownership are customary — well suited to the design-minded, international, and part-time-resident buyers the building attracts. Subletting and pet specifics follow the condominium's governing documents and are confirmed through the managing agent.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $45,136/yr
- Per unit / month range
- $0 – $67
Facade safety — Local Law 11
The latest available FISP filing classified the facade as Safe — no repairs were required at that inspection. Facade inspections run on a fixed five-year cycle; future inspection, repair, and any assessment decisions remain building-specific.
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent). Source: NYC DOB facade filings (FISP) · The Roebling Research Library.
See the full facade history →Management & transfer contacts
- Sublet policy
- Condo lease allowed; Lease Fee 20% of monthly rent
- Notable 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, curated by The Roebling Team research desk. Apartment-level facts are independently verified before publishing; sale prices reflect the recorded transfer amount at the NYC Department of Finance.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| 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% |
| Jun 22, 2023 | 3E | 1 BR · 1 BA · 791 sf | $1,540,000 | $1,947/sf | -1.6% |
Market read. Most recent trades (2026) cleared a median $2,248/sf across 2 sales. 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) 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.
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
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.
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.