446 West 47th Street (Townhouse 47)

The building stands on a lot about 51 feet wide and 101 feet deep — the two original lots combined — and carries the address range 446–448. The regime has 28 residences on five floors, largely one- and two-bedroom apartments, per listing records. Two lines have been expanded in ways that matter to pricing. Apartment 1A is a duplex into the cellar, renovated under DOB filings in 2000–01 and again in 2023–24. Apartment 5E, at the top, is a duplex reaching a rooftop level with its own upper deck: DOB NOW filings from 2024 and 2025 cover a new stair, skylight openings, a rooftop outdoor shower and planters on the existing upper deck. That apartment is a different product from the rest of the building and should be compared as one.

PLUTO carries a lot area of 10,240 square feet, double the Department of Finance figure of about 5,120 for the same parcel. The Finance figure matches the 51-by-101-foot lot and is the one to use.

J-51, burned off. Department of Finance records show a J-51 benefit granted on all 28 unit lots in the 1987 tax year, at 90 percent of certified reasonable cost, moved from a 12-year to a 14-year schedule, with the last credit in the 2000 tax year. The current exemption and abatement detail shows only the city's standard condominium abatement for eligible primary residences and a small number of owner-level personal exemptions. There is no active 421-a, J-51 or other program on any lot.

Capital work. DOB filings show the boiler replaced in 2009, the building's gas piping replaced from the basement through the fifth floor in 2010, the laundry room equipment replaced and sprinklered in 2010, and façade repairs in 2010–11 and again under a 2025 permit. Ask the managing agent for the current Local Law 11 status and whether the 2025 work is closed.

The Special Clinton District. The Preservation Area limits floor area and building height, restricts demolition, and ties material alterations to multiple dwellings to an anti-harassment certification from HPD before DOB will issue a permit. For a fully sold condominium the practical effect falls on building-wide projects and on any owner planning structural work; ordinary apartment renovations have been permitted here routinely, including the 2024 penthouse work. Have an expediter confirm the process before you plan anything significant.

Sponsor position. None. The developer conveyed every unit lot by the end of 1987, and ACRIS shows no later sponsor or single-entity accumulation.

Recent sales

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01056-7501) 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.

You are buying a deed, not shares. No board package and no interview. Lenders set the down payment; 10 percent appears in listing records. Confirm whether the condominium board holds a right of first refusal and what the transfer and move-in fees are.

Underwrite taxes at full cost. The J-51 ended in 2000. Ignore any listing that mentions a 421-a abatement — the city's records do not show one.

Compare the right apartment. A price from the top-floor duplex is not a comparable for a second-floor one-bedroom, and vice versa.

Ask for the condominium's financials. No offering plan or budget is in public circulation for this building. Request the current budget, reserve balance, any assessment, and the status of the 2025 façade work.

Correct the listing record. The building is not in a historic district and carries no 421-a abatement. Both errors appear in listing records and both cost credibility when a buyer's attorney finds them.

Lead with the ownership structure. A fully sold, fee-simple condominium with no sponsor units and no cooperative board is an easy purchase to finance and close. Say so plainly.

Price against your own line. Floor, exposure and renovation drive value here; the penthouse duplex sits in its own band. Run the Renovation Cost Calculator before you set the ask.

If you're considering 446 West 47th Street, also evaluate:

• 454 West 46th Street — The Piano Factory, the 1981–82 loft conversion a block south in the same Preservation Area; the cooperative alternative
• 447 West 45th Street — The Clinton Club, a 1986 purpose-built condominium of the same conversion era
• 406 West 45th Street — the Thorndale, a boutique condominium conversion off Ninth Avenue
• 422 West 49th Street — an eight-residence floor-through condominium; the smaller-scale alternative
• 424 West 52nd Street — a seven-residence floor-through condominium in the district
• 344 West 49th Street — The Gaslight, a 1910 prewar cooperative rebuilt in the mid-1980s
• 425 West 50th Street — Stella Tower, the 1927 Art Deco conversion; the full-service prewar condominium alternative
• 505 West 47th Street — The 505, the full-service condominium on the same street west of Tenth Avenue
• 547 West 47th Street — The West, the new-construction alternative on the same street