424 West 52nd Street

The building occupies a standard 25-by-100-foot interior lot with a seven-story, 66-foot elevation as filed. Because there is no corner and no protected exposure on either flank, the design is necessarily front-and-back: glazing concentrated on the West 52nd Street elevation and at the rear, with solid party walls between.

The unit roster recorded in ACRIS is as plain as it gets — Units 1 through 7, one per story, mapped to tax lots 1301 through 1307. Interior finish specifications, ceiling heights, and outdoor space allocations were not established in the filings or offering-plan materials available for this profile, and this page will not guess at them. The recorded sellout prices rose monotonically with floor, which is the expected pattern for a stacked floor-through building and suggests upper-floor light and any roof or terrace rights at the top of the stack carry the premium. Confirm private outdoor space, roof access, and storage assignment against the unit's deed and the declaration rather than against a floor plan.

At seven residences, this is among the smallest ownership buildings in the corridor, and the operating consequences follow from that arithmetic. There is no documented doorman, no documented amenity program, and no documented on-site staff. Every fixed cost — insurance, water and sewer, elevator service and inspection, façade compliance, common electricity — is divided by seven, so a single major repair moves the per-unit number in a way it cannot at a 150-unit building. That is not a defect; small buildings routinely run leaner than serviced ones. It does change the diligence. No financial statements or board communications for this condominium are on file in The Roebling Research Library, so the current budget, reserve balance, minutes, insurance certificate, and Local Law 11 façade status are required reading rather than optional — and the building is young enough that its first full replacement cycle is still ahead of it.

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 timelines that condominium buyers expect.

Other policies were not established for this profile. No offering plan, house rules or management-sourced policy record was located in the libraries reviewed; that does not establish availability elsewhere. Pet rules, sublet terms and minimum lease periods, pied-à-terre and LLC or trust purchasing, minimum down payment, and any resale capital contribution or transfer fee should all be confirmed in writing with the managing agent before an offer is submitted. The current rules must be obtained and reviewed rather than inferred from the seven-unit scale.

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.

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 (2021) cleared a median $1,608/sf (recorded) across 7 sales. Median listing discount 0.0% from the last ask.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01061-7503; 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.

Correct the year built before you underwrite. City data says 2019; the certificate of occupancy says July 2021. Anything keyed to the earlier date — systems age, comparable-set selection — will be off; have counsel establish warranty and sponsor-obligation timing from the offering plan.

There is no abatement, and there never was one. Full taxes from day one. Run the True Monthly Carrying Cost analysis against the actual current bill.

Read the budget and the reserve. Seven units is a very small denominator. Ask for the operating budget, the reserve balance, the last two years of minutes, and the façade compliance status.

Get the policy stack in writing. The sources reviewed did not establish pet, subletting or transfer-fee terms. Do not assume standard condominium latitude — ask.

Understand the exposures. Front and rear only, with developable low-rise neighbors on both flanks. Establish which windows are lot-line windows.

If you're considering 424 West 52nd Street, also evaluate:

• 416 West 52nd Street (Nine52) — the 156-residence adaptive-reuse condominium immediately adjacent, from the same broken-up assemblage; the full-service, deep-amenity alternative on the same block
• 432 West 52nd Street — 55-residence 2014 conversion on the same block; boutique scale with an actual amenity program
• 422 West 49th Street — the closest structural analogue in the neighborhood: a 2021-era eight-residence floor-through condominium on a 25-foot lot. The two buildings share no sponsor, architect, or ownership — the resemblance is a product of the same lot geometry and the same zoning overlay
• 547 West 47th Street — ground-up new-construction Hell's Kitchen condominium at larger scale
• 425 West 50th Street — Art Deco conversion condominium a few blocks south; the prewar-character alternative
• 310 West 52nd Street — condominium on the same street closer to Eighth Avenue, at very different density
• 447 West 45th Street — purpose-built Hell's Kitchen condominium; comparable buyer pool, documented policy stack
• 350 West 50th Street — larger full-service condominium alternative in the corridor