Manhattan condos · below 96th $1,632/sf ▴3%Manhattan co-ops · below 96th $271K/room ▴4%Central Park perimeterPark Ave $465K/room ▴3%CPW $355K/roomFifth Ave $501K/roomBillionaires' Row $4,313/sfHell's Kitchen $1,328/sf ▴0%
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Madison Square Park Tower at 45 East 22nd Street
Buildings·Flatiron·Madison Square Park Tower·Sold prices

Back to Madison Square Park Tower building profile

Madison Square Park Tower at 45 East 22nd StreetRecorded sales & closing prices

45 East 22nd Street, New York, NY 10010

117 recorded closings, 2017–2026. Sortable and searchable below.

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Recorded closings
117
Date range
2017–2026
Median $/sf
$2,387
2026 to date · adjusted · 6 sales
Listing discount
0.0%
median, from last ask
Monthly carry/sf
$3.26
≈ $3,677/mo · last 6 mo
Price range
$700K – $52M
Price shift · median $/sf · floor-adjusted
Since 2017
▼ -24.3%
10-Year
▼ -24.3%
Since 2022
▼ -2.6%
1-Year
▲ +1.5%

Change in the building’s median $/sf over each window, on a floor-adjusted basis — standardized to the building’s average floor, so it reflects price rather than which floors happened to sell. This is a different method from The Roebling Index, which publishes plain medians and applies no floor adjustment; the two are not interchangeable. Floor adjustment standardizes for floor only. It does not control for condition, size, exposure, renovation or the mix of what happened to trade. (2022 marks the rate-shock inflection.) Like-for-like repeat-sale figures to follow.

The complete recorded-sale history for Madison Square Park Tower, compiled from NYC Department of Finance transfer records, with apartment-by-apartment detail from The Roebling Research Library.

Price per square foot over time

112 sales with a known square footage, by closing date.

$1,013$3,018$5,022'17'19'21'23'25'2629A · $3,006/sf · 201715B · $2,356/sf · 201736A · $3,521/sf · 201721A · $2,960/sf · 201726B · $2,943/sf · 201732B · $3,485/sf · 201738A · $3,481/sf · 201731B · $3,381/sf · 201737B · $3,598/sf · 201730A · $3,124/sf · 201728B · $3,015/sf · 201723A · $3,101/sf · 201721B · $2,638/sf · 201727A · $2,965/sf · 201726A · $3,039/sf · 201727B · $3,423/sf · 201728A · $3,001/sf · 201740A · $3,474/sf · 201742B · $3,454/sf · 201732A · $3,202/sf · 201736B · $3,350/sf · 201746B · $3,732/sf · 201747A · $3,904/sf · 201716B · $2,431/sf · 201748A · $3,848/sf · 201717B · $2,396/sf · 201733A · $3,307/sf · 201733B · $3,248/sf · 201720A · $2,819/sf · 201719A · $2,783/sf · 201724A · $2,949/sf · 201744B · $3,500/sf · 201753A · $4,170/sf · 201751A · $4,080/sf · 201738B · $3,706/sf · 201725A · $2,954/sf · 201734A · $3,280/sf · 201734B · $3,269/sf · 201735B · $3,609/sf · 201737A · $3,463/sf · 201749A · $3,922/sf · 201719B · $2,433/sf · 201741A · $3,518/sf · 201731A · $3,247/sf · 201723B · $2,649/sf · 201750A · $4,001/sf · 201722A · $3,050/sf · 201722B · $2,595/sf · 201740B · $3,648/sf · 201745A · $3,818/sf · 201744A · $3,671/sf · 201718A · $2,722/sf · 201750B · $3,883/sf · 201743A · $3,732/sf · 201715B · $2,356/sf · 201762A · $4,807/sf · 201735A · $3,380/sf · 201842A · $3,467/sf · 201829A · $3,006/sf · 201830B · $3,317/sf · 201846A · $3,577/sf · 201855 · $3,348/sf · 201829B · $2,806/sf · 201824B · $2,102/sf · 201948B · $3,242/sf · 201956A · $2,834/sf · 201932A · $2,991/sf · 201951A · $2,974/sf · 201956 · $2,834/sf · 201940B · $3,086/sf · 201911A · $1,871/sf · 201917A · $1,953/sf · 201916A · $1,788/sf · 201958A · $2,833/sf · 201957A · $2,684/sf · 202034B · $3,366/sf · 2020PHA · $2,747/sf · 202014B · $1,228/sf · 202014C · $1,252/sf · 2020PHAB · $3,982/sf · 202020B · $1,716/sf · 202058 · $3,165/sf · 202015A · $1,610/sf · 202038A · $3,086/sf · 202159 · $2,671/sf · 202118B · $1,485/sf · 202129A · $2,439/sf · 202144A · $2,713/sf · 202140A · $2,682/sf · 202225A · $2,680/sf · 202233B · $2,664/sf · 202260 · $2,916/sf · 202248A · $2,901/sf · 202352AB · $2,472/sf · 202355 · $2,645/sf · 202346A · $2,711/sf · 202443A · $2,331/sf · 202457 · $2,400/sf · 202435A · $2,742/sf · 202516A · $1,552/sf · 202531A · $2,505/sf · 202547A · $2,865/sf · 202524B · $1,754/sf · 202537B · $2,762/sf · 202542A · $2,601/sf · 202533B · $2,697/sf · 202636A · $2,691/sf · 202617B · $1,604/sf · 202621B · $1,769/sf · 202652AB · $2,761/sf · 202652 · $2,625/sf · 202632B · $2,708/sf · 2026
Each dot is one recorded sale with a known interior square footage, plotted by closing date against price per square foot. The line is the median $/sf each year, adjusted to a floor-standardized (average-floor) unit — so it reflects price movement, not which floors happened to sell that year. Individual sale prices in the table below are unadjusted — and you can click any dot to jump straight to that sale.
Median, 2026 to date (floor-adjusted)$2,387/sfevery bar sits above or below this · 0%

The vertical premium

Time-adjusted price per square foot by floor group, against the recent median. These figures reflect the apartments that traded and do not isolate the value of light, views, layout or condition.

Floors 46–60 6 sales
+7%
Floors 36–45 7 sales
+2%
Floors 31–35 6 sales
+1%
Floors 26–30 1 sale
-17%
Floors 21–25 3 sales
-34%
Floors 11–20 7 sales
-40%

Premium by line

Time-adjusted price per square foot by line, against the recent median. Line groups are not floor-controlled and do not isolate the value of light, outlook, layout or condition.

Line A 16 sales
+0%
Line B 11 sales
-17%

Recent closings

The building’s 10 most recent market sales.

DateUnitApartmentPrice$/sfvs. Ask
Aug 28, 202632B2 BR · 2 BA · 1,514 sf$4,100,000$2,708-3.5%
Jul 27, 2026524 BR · 4.5 BA · 5,866 sf$15,400,000$2,625-6.7%
Jul 22, 202652AB4 BR · 4.5 BA · 5,578 sf$15,400,000$2,761—
Jul 9, 202621B1 BR · 1 BA · 1,128 sf$1,995,000$1,769+0.0%
Jul 8, 202617B1 BR · 1 BA · 1,091 sf$1,750,000$1,604-2.5%
May 29, 202636A2 BR · 2 BA · 2,053 sf$5,525,000$2,691-7.8%
Mar 6, 202633B2 BR · 2 BA · 1,520 sf$4,100,000$2,697-2.4%
Dec 30, 202542A3 BR · 3 BA · 2,433 sf$6,328,000$2,601-4.1%
Dec 11, 202537B2 BR · 2 BA · 1,539 sf$4,250,000$2,762-5.5%
Nov 14, 202524B1 BR · 1 BA · 1,146 sf$2,010,000$1,754-8.6%

The retrade record

Lines that have changed hands more than once in the public record — the building’s appreciation arc, apartment by apartment. Showing the 24 strongest of 27 repeat-trade lines; sort the table below by Unit to see every line’s full history.

52AB · 5,578 sf+6%
$14,500,000 ($2,472/sf) 2023 → $15,400,000 ($2,761/sf) 2026
34B · 1,530 sf+3%
$4,985,830 ($3,269/sf) 2017 → $5,150,000 ($3,366/sf) 2020
15B · 1,065 sf+0%
$2,508,673 ($2,356/sf) 2017 → $2,508,673 ($2,356/sf) 2017
32A · 2,006 sf-7%
$6,423,107 ($3,202/sf) 2017 → $6,000,000 ($2,991/sf) 2019
25A · 2,237 sf-9%
$6,608,663 ($2,954/sf) 2017 → $5,995,000 ($2,680/sf) 2022
38A · 2,074 sf-11%
$7,220,267 ($3,481/sf) 2017 → $6,400,000 ($3,086/sf) 2021
16A · 1,930 sf-13%
$3,450,000 ($1,788/sf) 2019 → $2,995,000 ($1,552/sf) 2025
40B · 2,144 sf-15%
$7,821,040 ($3,648/sf) 2017 → $6,616,875 ($3,086/sf) 2019
33B · 1,520 sf-17%
$4,937,605 ($3,248/sf) 2017 → $4,050,000 ($2,664/sf) 2022 → $4,100,000 ($2,697/sf) 2026
24B · 1,146 sf-17%
$2,408,575 ($2,102/sf) 2019 → $2,010,000 ($1,754/sf) 2025
35A · 2,042 sf-19%
$6,902,592 ($3,380/sf) 2018 → $5,600,000 ($2,742/sf) 2025
29A · 1,968 sf-19%
$5,915,576 ($3,006/sf) 2017 → $5,915,576 ($3,006/sf) 2018 → $4,800,000 ($2,439/sf) 2021
55 · 4,651 sf-21%
$15,573,283 ($3,348/sf) 2018 → $12,300,000 ($2,645/sf) 2023
32B · 1,514 sf-22%
$5,276,498 ($3,485/sf) 2017 → $4,100,000 ($2,708/sf) 2026
37B · 1,539 sf-23%
$5,536,959 ($3,598/sf) 2017 → $4,250,000 ($2,762/sf) 2025
31A · 1,994 sf-23%
$6,494,085 ($3,247/sf) 2017 → $4,995,000 ($2,505/sf) 2025
40A · 2,414 sf-23%
$8,385,035 ($3,474/sf) 2017 → $6,475,000 ($2,682/sf) 2022
36A · 2,053 sf-24%
$7,228,723 ($3,521/sf) 2017 → $5,525,000 ($2,691/sf) 2026
46A · 2,490 sf-24%
$8,824,117 ($3,577/sf) 2018 → $6,750,000 ($2,711/sf) 2024
42A · 2,433 sf-25%
$8,435,977 ($3,467/sf) 2018 → $6,328,000 ($2,601/sf) 2025
48A · 2,482 sf-25%
$9,550,000 ($3,848/sf) 2017 → $7,200,000 ($2,901/sf) 2023
44A · 2,451 sf-26%
$8,997,002 ($3,671/sf) 2017 → $6,650,000 ($2,713/sf) 2021
47A · 2,478 sf-27%
$9,675,179 ($3,904/sf) 2017 → $7,100,000 ($2,865/sf) 2025
51A · 2,505 sf-27%
$10,220,998 ($4,080/sf) 2017 → $7,450,000 ($2,974/sf) 2019

Every recorded sale

Sort any column; filter by unit or keyword. Prices are the recorded transfer amount at the NYC Department of Finance. Every sale sits in one of three states: counted in the building’s medians and trend; shown but excluded as a non-arms-length or nominal transfer; or shown and ⚑ flagged for review — a possible duplicate filing or an extreme $/sf outlier, held out of the statistics pending manual verification rather than allowed to move them.

117 recorded sales
Apartment
Aug 28, 202632B2 BR · 2 BA1,514$4,100,000$2,708-3.5%
Jul 27, 2026524 BR · 4.5 BA5,866$15,400,000$2,625-6.7%
Jul 22, 202652AB4 BR · 4.5 BA5,578$15,400,000$2,761—
Jul 9, 202621B1 BR · 1 BA1,128$1,995,000$1,769+0.0%
Jul 8, 202617B1 BR · 1 BA1,091$1,750,000$1,604-2.5%
May 29, 202636A2 BR · 2 BA2,053$5,525,000$2,691-7.8%
Mar 6, 202633B2 BR · 2 BA1,520$4,100,000$2,697-2.4%
Dec 30, 202542A3 BR · 3 BA2,433$6,328,000$2,601-4.1%
Dec 11, 202537B2 BR · 2 BA1,539$4,250,000$2,762-5.5%
Nov 14, 202524B1 BR · 1 BA1,146$2,010,000$1,754-8.6%
May 28, 202531A2 BR · 2 BA1,994$4,995,000$2,505-7.3%
May 28, 202547A3 BR · 3 BA2,478$7,100,000$2,865—
May 9, 202516A2 BR · 2.5 BA1,930$2,995,000$1,552-7.8%
Apr 22, 202535A2 BR · 2 BA2,042$5,600,000$2,742-4.7%
Nov 20, 2024574 BR · 5 BA4,658$11,180,000$2,400-20.1%
Sep 17, 202443A3 BR · 3 BA2,445$5,700,000$2,331-18.0%
Sep 13, 202446A3 BR · 3 BA2,490$6,750,000$2,711-6.3%
Aug 11, 2023554 BR · 4.5 BA4,651$12,300,000$2,645-15.2%
Jul 27, 202352AB4 BR · 4.5 BA5,866$14,500,000$2,472-27.5%
Jun 15, 202348A3 BR · 3 BA2,482$7,200,000$2,901-2.7%
Jun 8, 202214A1 BAoutside the market statistics (eligibility screen)—$712,500—-0.4%
Jun 3, 2022604 BR · 4.5 BA4,664$13,600,000$2,916-2.9%
May 19, 202233B2 BR · 2 BA1,520$4,050,000$2,664-22.0%
Apr 25, 202214DSponsor Sale1 BAoutside the market statistics (eligibility screen)—$750,000—+0.0%
Mar 31, 202225A3 BR · 3 BA2,237$5,995,000$2,680+0.0%
Jan 14, 202240A3 BR · 3 BA2,414$6,475,000$2,682+0.0%
Dec 17, 202144A3 BR · 3 BA2,451$6,650,000$2,713-10.7%
Oct 15, 202129A2 BR · 2 BA1,968$4,800,000$2,439-12.7%
Aug 25, 202133A2 BR · 2 BAoutside the market statistics (eligibility screen)—$5,600,000—-5.9%
Jul 20, 202118B1 BR · 1 BA1,087$1,614,200$1,485-13.9%
Jun 11, 2021593 BR · 3.5 BA4,662$12,450,000$2,671-17.0%
Apr 16, 202138A2 BR · 2 BA2,074$6,400,000$3,086-11.7%
Jul 15, 202015A2 BR · 2 BA1,708$2,750,000$1,610-8.2%
Apr 6, 202058Sponsor Sale4 BR · 4.5 BA4,660$14,750,000$3,165+0.0%
Mar 31, 202020B1 BR · 1 BA1,121$1,924,005$1,716-12.3%
Mar 9, 2020PHAB6 BR · 6.5 BA13,060$52,000,000$3,982-33.1%
Feb 21, 2020PHA5 BR7,048$19,361,422$2,747—
Feb 21, 202014B570$700,000$1,228—
Feb 21, 2020PHB4 BR · 6 BAoutside the market statistics (eligibility screen)6,032$24,845,249$4,119—
Feb 21, 202014C559$700,000$1,252—
Feb 4, 202034B2 BR · 2 BA1,530$5,150,000$3,366-6.3%
Jan 17, 202057A4 BR · 4.5 BA4,658$12,500,000$2,684-13.8%
Dec 20, 201958ASponsor Sale4 BR4,660$13,200,000$2,833-10.5%
Nov 19, 201916ASponsor Sale2 BR · 2.5 BA1,930$3,450,000$1,788-5.5%
Nov 12, 201917ASponsor Sale3 BR · 3 BA2,125$4,150,000$1,953-26.8%
Nov 7, 201911ASponsor Sale1,415$2,647,450$1,871—
Sep 10, 201956Sponsor Sale4 BR · 4.5 BA4,655$13,190,709$2,834-17.5%
Sep 10, 201940B2 BR · 2 BA2,144$6,616,875$3,086-11.7%
Jul 25, 201951A3 BR · 3 BA2,505$7,450,000$2,974-17.2%
Jun 28, 201932A2 BR · 2 BA2,006$6,000,000$2,991-11.1%
Jun 20, 201956ASponsor Sale4 BR4,655$13,190,708$2,834—
Apr 3, 201948BSponsor Sale2 BR · 2 BA2,169$7,032,914$3,242-12.0%
Feb 28, 201924BSponsor Sale1 BR · 1 BA1,146$2,408,575$2,102-19.6%
Dec 17, 201829BSponsor Sale2 BR · 2 BA1,497$4,200,000$2,806-6.6%
Nov 5, 201861Sponsor Sale4 BR · 4.5 BAoutside the market statistics (eligibility screen)4,664$24,650,000$5,285+0.0%
Jul 16, 201855Sponsor Sale4 BR · 4.5 BA4,651$15,573,283$3,348-2.6%
May 24, 201846ASponsor Sale3 BR · 3 BA2,467$8,824,117$3,577-5.9%
Mar 19, 201830BSponsor Sale2 BR1,503$4,986,157$3,317+0.4%
Mar 15, 201829A2 BR · 2 BA1,968$5,915,576$3,006-0.3%
Feb 28, 201842ASponsor Sale3 BR2,433$8,435,977$3,467-0.8%
Jan 3, 201835ASponsor Sale2 BR · 2 BA2,042$6,902,592$3,380+6.6%
Dec 6, 201762ASponsor Sale4 BR4,663$22,413,800$4,807-10.2%
Oct 20, 201715B1 BR · 1 BA1,065$2,508,673$2,356—
Oct 16, 201743ASponsor Sale3 BR · 3 BA2,445$9,124,194$3,732—
Oct 13, 201750BSponsor Sale2 BR2,173$8,438,255$3,883+0.4%
Oct 5, 201718ASponsor Sale3 BR2,138$5,820,307$2,722+1.4%
Aug 31, 201740BSponsor Sale2 BR · 2 BA2,144$7,821,040$3,648+9.4%
Aug 31, 201745ASponsor Sale3 BR · 3 BA2,462$9,399,692$3,818+2.2%
Aug 31, 201744ASponsor Sale3 BR · 3 BA2,451$8,997,002$3,671+0.0%
Aug 30, 201750ASponsor Sale3 BR2,496$9,986,501$4,001+1.2%
Aug 30, 201722ASponsor Sale3 BR · 3 BA2,180$6,648,186$3,050+2.3%
Aug 30, 201722BSponsor Sale1 BR · 1 BA1,134$2,942,876$2,595+2.4%
Aug 29, 201719BSponsor Sale1 BR · 1 BA1,115$2,713,266$2,433+2.4%
Aug 29, 201741ASponsor Sale3 BR · 3 BA2,427$8,538,119$3,518+0.0%
Aug 29, 201731ASponsor Sale2 BR · 2 BA2,000$6,494,085$3,247-0.9%
Aug 29, 201723BSponsor Sale1 BR · 1 BA1,140$3,019,370$2,649+2.4%
Aug 28, 201735BSponsor Sale2 BR1,530$5,522,031$3,609+0.4%
Aug 28, 201737ASponsor Sale2 BR2,064$7,147,555$3,463+6.3%
Aug 28, 201749ASponsor Sale3 BR · 3 BA2,492$9,772,976$3,922+2.1%
Aug 24, 201734ASponsor Sale2 BR · 2 BA2,030$6,657,908$3,280+2.3%
Aug 24, 201734BSponsor Sale2 BR · 2 BA1,525$4,985,830$3,269+2.3%
Aug 23, 201725ASponsor Sale3 BR · 3 BA2,237$6,608,663$2,954+2.3%
Aug 22, 201738BSponsor Sale2 BR · 2 BA1,542$5,714,520$3,706+4.3%
Aug 21, 201753ASponsor Sale3 BR · 3 BA2,517$10,496,435$4,170+2.2%
Aug 21, 201751ASponsor Sale3 BR · 3 BA2,505$10,220,998$4,080+0.0%
Aug 17, 201744BSponsor Sale2 BR · 2 BA2,162$7,567,299$3,500+0.0%
Aug 16, 201724ASponsor Sale3 BR · 3 BA2,206$6,506,269$2,949+0.0%
Aug 15, 201720ASponsor Sale3 BR2,153$6,068,917$2,819+0.5%
Aug 15, 201719ASponsor Sale3 BR2,140$5,954,819$2,783+2.3%
Aug 14, 201748ASponsor Sale3 BR2,482$9,550,000$3,848-0.5%
Aug 14, 201717BSponsor Sale1 BR · 1 BA1,091$2,614,183$2,396+0.5%
Aug 14, 201733ASponsor Sale2 BR · 2 BA2,018$6,672,879$3,307+0.0%
Aug 14, 201733BSponsor Sale2 BR · 2 BA1,520$4,937,605$3,248+0.0%
Aug 11, 201716BSponsor Sale1 BR · 1 BA1,074$2,610,685$2,431+4.4%
Aug 10, 201732ASponsor Sale2 BR · 2 BA2,006$6,423,107$3,202+0.0%
Aug 10, 201736BSponsor Sale2 BR · 2 BA1,534$5,138,894$3,350+2.3%
Aug 10, 201746BSponsor Sale2 BR · 2 BA2,164$8,076,733$3,732+2.2%
Aug 10, 201747ASponsor Sale3 BR · 3 BA2,478$9,675,179$3,904+2.2%
Aug 9, 201740ASponsor Sale3 BR · 3 BA2,414$8,385,035$3,474+2.3%
Aug 9, 201742BSponsor Sale2 BR · 2 BA2,154$7,439,620$3,454+0.0%
Aug 7, 201728ASponsor Sale2 BR · 2 BA1,955$5,866,932$3,001+2.3%
Aug 4, 201727ASponsor Sale1,942$5,758,203$2,965—
Aug 4, 201726ASponsor Sale2 BR · 2 BA1,929$5,862,065$3,039+5.1%
Aug 4, 201727BSponsor Sale2 BR1,486$5,086,424$3,423+2.2%
Aug 3, 201723ASponsor Sale3 BR · 3 BA2,193$6,801,242$3,101+2.3%
Aug 3, 201721BSponsor Sale1 BR · 1 BA1,128$2,975,276$2,638+0.0%
Aug 2, 201728BSponsor Sale2 BR · 2 BA1,491$4,496,005$3,015+2.3%
Aug 1, 201730ASponsor Sale2 BR · 2 BA1,981$6,188,299$3,124+2.3%
Jul 27, 201731BSponsor Sale2 BR · 2 BA1,509$5,102,407$3,381+2.3%
Jul 27, 201737BSponsor Sale2 BR · 2 BA1,539$5,536,959$3,598+0.4%
Jul 26, 201732BSponsor Sale2 BR · 2 BA1,514$5,276,498$3,485+0.4%
Jul 26, 201738ASponsor Sale2 BR · 2 BA2,074$7,220,267$3,481+0.4%
Jul 25, 201721ASponsor Sale3 BR · 3 BA2,167$6,413,673$2,960+2.3%
Jul 25, 201726BSponsor Sale2 BR · 2 BA1,479$4,353,091$2,943+4.3%
Jul 24, 201736ASponsor Sale2 BR · 2 BA2,053$7,228,723$3,521+9.5%
Jun 16, 201729A2 BR · 2 BA1,968$5,915,576$3,006-0.3%
Jun 16, 201715B1 BR · 1 BA1,065$2,508,673$2,356+2.4%
Sources, exclusions and how these figures are computed

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00851-7506; 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. Storage, parking, and commercial units are excluded from all figures. Floor- and line-level $/sf are time-controlled (each sale measured against the building’s going rate at the time of sale) and expressed at today’s pricing, so they isolate the floor or line premium rather than blend two decades of market movement.

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Corey Cohen, Licensed Associate Real Estate Broker · The Roebling Team at Compass
646.939.7375 · c.cohen@compass.com