- Year built
- 1927
- Type
- Cooperative
- Landmark
- No
Every recorded sale at this building, 2003–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $942
- Listing discount
- 3.2%
- Recorded sales
- 106
- On record
- 2003–2026
Park South Tower at 425 Park Avenue South is a 1927 Art Deco building reborn as a cooperative in 1980 — and it offers something increasingly hard to find in NoMad: genuine loft-like proportions at a cooperative price point. Built originally as a commercial tower, the building carries the bones of its era — a brown-brick Art Deco mass with the setbacks characteristic of the late 1920s — and its conversion preserved the soaring scale that purpose-built apartment houses rarely match.
The homes are the draw. Many feature 11-foot beamed ceilings and oversized windows, the loft-like volume and light that come from a building designed for commercial use and adapted for living. That combination — pre-war Art Deco character, loft scale, and a central NoMad address between Madison Square Park and Gramercy Park — gives Park South Tower a distinct identity in a neighborhood that has become one of downtown's most dynamic.
For buyers, the appeal is value and character: spacious, light-filled cooperative homes with real architectural presence, in the middle of NoMad's restaurant-and-retail renaissance, at prices below the new-construction condominiums that now surround it.
Architecture and unit composition
The exterior is classic late-1920s commercial Art Deco — a brown-brick tower stepping back as it rises, sturdy and unfussy. The conversion's gift was scale: ceilings around 11 feet, exposed beams, and oversized windows that flood the homes with light, qualities that read as authentic loft volume rather than retrofitted apartment proportions.
The 74 residences run primarily from one- to two-bedroom layouts, many extensively renovated over the decades while retaining their pre-war and loft character. The depth and height of the floor plates allow for flexible, open layouts, and the upper floors capture the building's best light and city outlook. It is a building where the apartments themselves — their volume and light — are the principal selling point.
Building operations
Park South Tower operates as a cooperative with a part-time doorman covering early morning through late evening, plus a live-in superintendent who anchors the building's day-to-day care. Practical amenities are built into the design: laundry facilities on every floor, shared storage on each floor, and a landscaped roof deck with panoramic Manhattan views.
As a cooperative, purchases are subject to board approval, and buyers should plan for a board package and interview; financing, subletting, and pied-à-terre policies follow the building's house rules. The staffing model — part-time door coverage rather than 24-hour — is reflected in a comparatively efficient maintenance, which is part of the building's value proposition. The NoMad location is a genuine asset: the building sits steps from the neighborhood's restaurants, hotels, and shops, with Madison Square Park and Gramercy Park both close and broad subway access nearby.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $14,679/yr
- Per unit / month range
- $0 – $17
Facade safety — Local Law 11
Safe to live in today — but the last inspection flagged repairs that are due on a deadline, so facade work and its cost are coming. Whether that’s a real concern depends on the scope, the timing, and how the building plans to pay for it — reserves or an assessment — which is exactly what we’d dig into for you.
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 →Recent sales
Recent transfers 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 |
|---|---|---|---|---|---|
| Sep 16, 2025 | 2C | 1 BR · 1.5 BA · 1,000 sf | $850,000 | $850/sf | -5.6% |
| Feb 19, 2025 | 7B | 1 BR · 1 BA | $800,000 | -11.0% | |
| Sep 10, 2024 | 15A | 1 BR · 1 BA · 800 sf | $900,000 | $1,125/sf | -3.2% |
| May 7, 2024 | 14B | 1 BR · 2 BA · 1,060 sf | $999,999 | $943/sf | -23.1% |
| May 3, 2023 | 11B | 1 BR | $1,323,000 | -5.5% | |
| Aug 25, 2022 | 5B | 3 BR · 2.5 BA · 1,800 sf | $2,600,000 | $1,444/sf | +4.0% |
| May 31, 2022 | 18D | 1 BR · 1.5 BA · 1,000 sf | $1,350,000 | $1,350/sf | -9.7% |
| Apr 26, 2022 | 6B | 2 BR · 1.5 BA · 1,000 sf | $1,192,500 | $1,193/sf | -0.6% |
Market read. Most recent trades (2025) cleared a median $942/sf across 1 sale. Median listing discount 3.2% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Other recent transfers
| Date | Unit | Price |
|---|---|---|
| May 14, 2026 | 20B | $975,000 |
| Jun 25, 2024 | 20D | $1,195,000 |
| Mar 10, 2021 | 14A | $948,000 |
| Mar 12, 2020 | 11B | $1,175,000 |
| Dec 19, 2017 | 18A | $999,000 |
| Apr 6, 2017 | 20C | $998,000 |
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 1-00885-0001) 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 on co-ops is not officially recorded, figures shown are approximate.
What to know if you’re buying
This is a cooperative, so plan for a board package and interview, and confirm the building's rules on financing, subletting, and pieds-à-terre as part of your offer. The building's loft-like scale is its signature — prioritize homes that fully express the 11-foot ceilings, beams, and oversized windows, since that volume is what distinguishes Park South Tower from conventional pre-war stock. Weigh the part-time door staffing against the more efficient maintenance it allows; for many buyers, that trade is a value advantage. Review the building's financials and reserve position, and lean into the NoMad location, which has only strengthened as the neighborhood has matured.
What to know if you’re selling
Lead with the homes' loft character — 11-foot beamed ceilings, oversized windows, and light — paired with the building's Art Deco provenance and its prime NoMad address. That combination of scale, character, and location at a cooperative price is the building's strongest selling argument against the surrounding new-construction condominiums. Benchmark to comparable NoMad and Park Avenue South cooperatives, stage to the home's volume and light, and present any renovation clearly. A clean, well-documented board package will smooth the cooperative approval process and support the price.
Comparable buildings
If you're considering Park South Tower, also evaluate these NoMad, Park Avenue South, and nearby Gramercy / Flatiron peers:
- 240 Park Avenue South — Park Avenue South building nearby
- 260 Park Avenue South — full-service Park Avenue South building
- 402 Park Avenue South — Park Avenue South building to the north
- 1107 Broadway — NoMad condominium nearby
- 15 West 20th Street — Flatiron building a few blocks west
The Roebling Team at Park South Tower
The Roebling Team at Compass specializes in Gramercy, Flatiron, and the broader NoMad and Park Avenue South market. We publish this profile because buyers and sellers evaluating a loft-scale cooperative like Park South Tower deserve building-specific intelligence — the architecture, the board's rules, the amenity profile, and where the pricing sits among NoMad cooperatives.
If you're considering a purchase or sale at Park South Tower, a 30-minute consultation is the right starting point.
Get the full picture on this building.
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