422 West 49th Street
422 West 49th Street, New York, NY 10019
Hell's Kitchen
BBL 1010587504 · BIN 1090978
- Year built
- 2019
- Type
- Condominium
- Units
- 8
- Floors
- 7
- Landmark
- No
Every recorded sale at this building, 2018–2023
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,187
- Listing discount
- 2.2%
- Recorded sales
- 10
- On record
- 2018–2023
For most of the twentieth century this was a small, low-value Hell's Kitchen lot. The recorded history on block 1058, lot 44 runs through deeds in 1966, 1969, 1978, and 1980, and mortgages in the mid-1980s measured in the hundreds of thousands of dollars — the financial signature of a tenement or small walk-up, not of a development site. In October 2018 the lot sold for $4.65 million to MGF Manhattan West LLC, which had already filed its new-building application six weeks earlier as contract vendee. Construction loans followed in June 2019, the condominium declaration was recorded in July 2021, and the first certificate of occupancy issued that December.
What went up is a seven-story, eight-residence condominium on a 25-foot lot: two apartments at the base and one full-floor apartment on each of the six floors above. All eight closed to separate individual buyers between January 2022 and January 2023, which confirms this is a genuine for-sale condominium rather than a rental held inside a condominium wrapper — a distinction worth checking in this corridor, where the wrapper structure is common.
The first thing to correct is the vintage. PLUTO's year-built field says 2019; the certificate of occupancy record says December 2021, with additional certificates issued through January 2023. The gap matters for anything keyed to building age: systems life, warranty windows, and the comparable set a buyer or appraiser should be drawing from.
The second thing worth stating plainly is what this building is not. There is a superficially similar building a few blocks north — 424 West 52nd Street, a seven-residence floor-through condominium on an identical 25-foot lot, delivered in the same window. The resemblance is real but it is a resemblance of constraint, not of authorship. The two projects have no sponsor, no architect, no lender, and no ownership in common. What they share is a 25-foot Hell's Kitchen lot and the Special Clinton District's bulk envelope, which between them dictate almost everything about how such a building can be massed. Two developers solving the same geometry independently arrived at nearly the same answer.
The third fact is the format itself. Above the base, every apartment is a full floor. There is no unit line, no A-versus-B exposure trade, no interior corridor beyond the elevator vestibule. Light and air come from the front and the rear and from nowhere else, because both party walls are solid and both neighbors sit on developable land. Buyers who want floor-through privacy in Hell's Kitchen at a boutique scale have very few alternatives; buyers who want cross-ventilation and corner light should look elsewhere.
Architecture and unit composition
The building occupies a standard 25-by-100-foot interior lot, rising seven stories to 65 feet as filed. The massing is dictated by the lot: glazing on the West 49th Street elevation and at the rear, solid masonry on both flanks.
The recorded unit roster is 1A and 1B at the base, then 2A through 7A running one to a floor. The base pair are meaningfully different from one another and from the stack above — recorded sellout consideration for 1A was a small fraction of what the upper floors carried, which is consistent with a compact ground-level residence rather than a garden duplex, though nothing in the public record establishes its configuration. Everything above is a full plate.
Interior specifications, ceiling heights, and outdoor-space allocations are not documented in any public filing, and no offering plan for the building was located in either document library. This page will not invent them. Confirm private outdoor space, roof rights, and storage assignment against the unit deed and the recorded declaration.
Building operations
Eight residences is a very small denominator, and it drives the whole operating picture. There is no documented doorman, no documented amenity program, and no documented on-site staff. Insurance, water and sewer, elevator service and inspection, common electricity, and façade compliance are all divided eight ways, so a single elevator modernization or a Local Law 11 cycle lands with a force a 100-unit building never feels. That is the ordinary economics of a boutique building, not a warning. But no financial statements or board communications for this condominium are on file in The Roebling Research Library, so the diligence burden shifts entirely onto the buyer's own document request: the current operating budget, the reserve balance, the last two years of minutes, the insurance certificate, and the façade compliance status, read before contract rather than after.
Policy framework
Ownership form: Condominium. Purchases clear through the board's right of first refusal rather than a cooperative admissions process, which produces the shorter and more predictable closing timeline condominium buyers expect.
Everything else is undocumented. No offering plan, house rules, or management-sourced policy record for this building was located. Pet rules, sublet terms and minimum lease periods, pied-à-terre use, LLC and trust purchasing, minimum down payment, and any resale capital contribution or transfer fee should be confirmed in writing with the managing agent before an offer goes in. An eight-unit board writes rules that never surface in public records.
Real estate taxes: No exemption of any kind appears on the residential unit lots. Underwrite full unabated taxes on the specific unit against the current bill.
Local Law 97
This building is below the 25,000 sq ft threshold at which LL97 emissions caps apply. No regulatory capital pressure from this law specifically, current or 2030.
See full Local Law 97 analysis →Recent sales
422 West 49th Street sold out across a twelve-month window from January 2022 into January 2023, every residence conveyed to a separate individual buyer. Resale activity since has been light, which is arithmetic rather than a signal — an eight-unit building produces at most one or two trades in a typical year.
The consequence is that there is effectively no same-building comparable set. Pricing has to be built from the floor-through and boutique condominium inventory elsewhere in Clinton and Hell's Kitchen, then adjusted for three things this building carries: no tax abatement, no service program, and a full-floor plate. Condominium pricing in this corridor is best read in dollars per square foot indexed to the last complete year rather than against headline asking prices. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
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 |
|---|---|---|---|---|---|
| Jan 10, 2023 | 5ASponsor Sale | 3 BR · 2 BA · 1,525 sf | $1,728,679 | $1,134/sf | -13.3% |
| Oct 11, 2022 | 4Sponsor Sale | 3 BR · 2 BA · 1,525 sf | $2,100,000 | $1,377/sf | -4.3% |
| Jun 21, 2022 | 7ASponsor Sale | 1,788 sf | $2,795,000 | $1,563/sf | off-mkt |
| May 25, 2022 | 4ASponsor Sale | 3 BR · 2 BA · 1,525 sf | $2,100,000 | $1,377/sf | -4.3% |
| May 3, 2022 | 3ASponsor Sale | 3 BR · 2 BA · 1,525 sf | $2,036,500 | $1,335/sf | +2.1% |
| Feb 18, 2022 | 2ASponsor Sale | 3 BR · 2 BA · 1,525 sf | $2,235,058 | $1,466/sf | -10.4% |
| Jan 7, 2022 | 6ASponsor Sale | 3 BR · 2 BA · 1,525 sf | $2,612,593 | $1,713/sf | +0.0% |
| Dec 21, 2021 | 1ASponsor Sale | 1 BA · 375 sf | $501,930 | $1,338/sf | +1.4% |
Market read. Most recent trades (2023) cleared a median $1,187/sf across 1 sale. Median listing discount 2.2% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
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 1-01058-7504) 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
Fix the vintage before you underwrite. City data says 2019; the certificate of occupancy record says December 2021 through January 2023.
There is no abatement. Full taxes from the first closing. Run the True Monthly Carrying Cost analysis against the actual bill for the unit.
Eight units is the operating story. Request the budget, reserve, minutes, and façade status, and read them.
Get the policy stack in writing. Nothing about pets, sublets, or transfer fees appears in the public record for this building.
Test the exposures. Front and rear only; both flanking lots are developable. Establish which windows in the specific unit are lot-line windows.
Comparable buildings
If you're considering 422 West 49th Street, also evaluate:
- 424 West 52nd Street — the closest structural analogue in Manhattan: a seven-residence floor-through condominium on an identical 25-foot Hell's Kitchen lot from the same delivery window. No sponsor, architect, or ownership in common — the similarity is lot geometry and the Special Clinton District, nothing more
- 344 West 49th Street — cooperative on the same street closer to Eighth Avenue; the co-op alternative with a different financing and approval framework
- 425 West 50th Street — Art Deco conversion condominium one block north; prewar character at larger scale
- 547 West 47th Street — ground-up new-construction Hell's Kitchen condominium; the larger, serviced alternative
- 447 West 45th Street — purpose-built Hell's Kitchen condominium with a documented policy stack and minimum down payment
- 416 West 52nd Street (Nine52) — 156-residence adaptive reuse; the deep-amenity end of the corridor
- 350 West 50th Street — full-service condominium alternative nearby
- 800 Tenth Avenue — new-construction condominium on the avenue; the high-rise comparison point
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.
Considering a move at 422 West 49th Street?
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 422 West 49th Street 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.