450 West 17th Street (The Caledonia)
450 West 17th Street, New York, NY 10011
BBL 1007147501 · BIN 1080359
- Year built
- 2008
- Type
- Condominium
- Condominium residences
- 190
- Floors
- 24
- Land
- Owned by the building's owners
- The Roebling Research Desk's building record
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Leasing by owners
- Permitted with conditions
- Doorman
- Full-time doorman
- Financing
- No financing cap: the owner may mortgage in any amount of the owner's choosing; purchase not contingent on financing.
- Subletting
- Permitted. Leasing allowed with no owner-occupancy requirement; Board holds a right of first refusal on any lease; short-term leases must exceed 30 days.
- Land
- Owned (fee). Block 714, Lot 1; ~52,875 sq ft.
- Tax status
- Built under a partial 421-a exemption application (original 421-a building, completed ~2008); confirm current abatement burn-off / phase-out status, as benefits have likely expired.
Compiled by The Roebling Research Desk from the building’s offering plan, amendments, and related building documents (primary source dated 2026). Reported and subject to confirmation. Board policies can change by amendment — confirm at the offer stage.
Every recorded sale at this building, 2008–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2026 to date
- $2,151
- 6 sales
- Listing discount
- 5.6%
- Recorded sales
- 381
- On record
- 2008–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Caledonia 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.
The Caledonia is the first luxury condominium on the High Line — a 2008 Handel Architects commission with Clodagh interior design. That distinction is more than marketing copy: the building enjoys direct High Line access, the original luxury foothold on the elevated park. It also helped build the park it sits beside, contributing a $28 million provision to High Line Park toward public access infrastructure. The design sensibility carries indoors to a Richard Serra-inspired through-block lobby, with a concierge desk of solid walnut atop a corten steel base.
Architecture and building operations
Operations: Equinox fitness center (with kid's club); sundeck; business center; pet space; children's playroom; garage; bicycle storage; 24-hour doorman/concierge; residents' lounge.
Apartments: Bamboo plank flooring. Miele/Sub-Zero kitchen with bamboo panels. "Golden Sand" tile baths. Watermark fixtures "inspired by ancient Etruscan metals"; Toto Caroline toilets.
Direct High Line access — marketed as the first luxury condo on the High Line.
Policy framework
- Type: Condominium
- Pets: Permitted (dedicated pet space in-building)
- Pied-à-terre: Permitted (condominium standard)
- Subletting: Permitted under condominium procedures
- Financing: Standard condominium LTV
- LLC/trust/foreign buyers: Permitted
- Right of first refusal: Procedural only
Sublet and pied-à-terre policy
A condominium owner leasing a unit and a co-op shareholder subletting are different rules, and a building-wide rule is different from a restriction on one apartment. This is the building's rule; confirm it for the specific apartment.
- Leasing by owners
- Permitted with conditionsPermitted. Leasing allowed with no owner-occupancy requirement; Board holds a right of first refusal on any lease; short-term leases must exceed 30 days.Source: The Roebling Research Desk's building record
- Pied-à-terre ownership
- Not verified
Considering an apartment here? Send Corey the listing to discuss the sublet and pied-à-terre rules for that apartment.
Own an apartment here? Request an apartment-specific pricing review.
Monthly carrying charges in recent sales
- Common charges + taxes, per room
- $676 per room a monthMedian of 22 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges + taxes, per square foot
- $2.70 per square foot a monthMedian of 24 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges alone, per square foot
- $1.26 per square foot a monthMedian of 16 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
- Real estate taxes alone, per square foot
- $1.46 per square foot a monthMedian of 16 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
Common charges plus real estate taxes, combined into one monthly figure the way New York condominium listings show them. Add a mortgage payment for the monthly outlay. The split into common charges and taxes comes from the listings that also give the annual tax, a different sample, so the two lines need not add up exactly to the combined median; a tax abatement can hold taxes below the full amount until it expires. A summary of recorded sales and listings, not a current bill; charges change.
Building staffing and amenities
- Doorman
- Full-time doormanSource: The Roebling Team's building profile
- Concierge
- YesSource: recent listing records
- Elevator
- YesSource: NYC Department of Buildings elevator records
- Amenities noted
- Fitness room, residents' lounge, co-working space, playroom, roof deck, garage, bike storage, pet facilitiesSource: The Roebling Team's building profile
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent. Outdoor space, parking and some facilities can belong to particular apartments or to a separate owner; confirm access for the specific apartment.
Local Law 97
- 2024–2029 annual penalty
- $63,798/yr
- 2030–2034 annual penalty
- $520,178/yr
- Per unit / month range
- $11 – $92
- Modeled exposure split equally across 469 units (the residential count on the city's lot record). Not an assessed amount; condominium owners are typically charged by each unit's common-interest percentage.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed September 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the engineer identified conditions requiring monitoring or repair, with repairs due by the deadline stated in the filing. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
How to read this, and where it comes from
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. City data last refreshed September 2026.
421-a Tax Abatement
- Last year of benefit
- FY2030
- Years remaining
- ~5 yrs
- Program
- 421-a (20-year)
The 421-a benefit ends within a few years. Taxes will step up toward the full assessed amount as it phases out — factor the post-abatement tax into any resale math.
Source: NYC Dept. of Finance property-tax exemption records (421-a), refreshed 2026-09-06 · The Roebling Research Library. Confirm the exact step-up schedule on the building’s DOF tax bill. Years shown are NYC tax years, which start July 1 — FY2031 runs July 1, 2030 to June 30, 2031.
The 421-a Expiration Wave — our study of when these benefits expire citywide, and what the resale record shows about pricing as they do.
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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Sep 8, 2026 | 2208 | 2 BR · 2 BA · 1,408 sf | $3,415,000 | $2,425/sf | off-mkt |
| Sep 3, 2026 | 1123 | 1 BR · 1 BA · 631 sf | $1,250,000 | $1,981/sf | -3.1% |
| Aug 27, 2026 | 1709 | 3 BR · 3 BA · 1,637 sf | $3,800,000 | $2,321/sf | -22.1% |
| Aug 10, 2026 | 1019 | 1 BR · 1 BA · 679 sf | $1,300,000 | $1,915/sf | -10.3% |
| Jun 26, 2026 | 1910 | 1 BR · 1 BA · 689 sf | $1,618,000 | $2,348/sf | -4.3% |
| Feb 13, 2026 | 1009 | 1 BA · 531 sf | $860,000 | $1,620/sf | +4.9% |
| Oct 6, 2025 | 1509 | 4 BR · 2.5 BA · 1,637 sf | $5,795,000 | $3,540/sf | -21.6% |
| Sep 8, 2025 | 2302 | 1 BR · 1 BA · 730 sf | $1,695,000 | $2,322/sf | -5.6% |
Market read. Most recent trades (2026 to date) cleared a median $2,151/sf (recorded) across 6 sales. Median listing discount 5.6% 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.
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 1-00714-7501; 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.
Closed rents at The Caledonia, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| Studio | 8 | $5,547 |
| 1 bedroom | 23 | $6,895 |
| 2 bedroom | 10 | $11,097 |
41 closed leases, October 2023 to September 2026. Most recent lease August 2026. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
What would your apartment rent for?
The figures above are the building's closed leases. Enter your apartment and I'll send you what yours would rent for, from comparable leases at The Caledonia and nearby.
At the recent median sale of $1.73M (14 sales in the past 24 months, since October 19, 2024), a buyer putting 25% down would pay about $71,677 to close, or 4.2% of the price.
- Mansion tax: $17,250
- Mortgage recording tax: $24,905
- Title insurance: $7,762
- Attorneys, lender, building fees, reserves and filings: $21,760
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
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What to know if you’re buying
The Clodagh interior design produces premium residential register.
The condominium-plus-rental wing configuration produces varied operational character.
Comparable buildings
- Walker Tower (212 W 18th) — Walker / JDS 2014; nearby Chelsea trophy peer
- 100 Eleventh Avenue — Nouvel 2010; nearby Chelsea starchitect peer
- Lantern House (515 W 18th) — Heatherwick 2021; nearby Chelsea peer
- The Chelsea Mercantile (252 Seventh Ave) — Gruzen Samton 2000; nearby Chelsea peer
- London Terrace Towers — Farrar & Watmough 1930; nearby Chelsea prewar peer
Sources: The Roebling Research Library (offering plans, house rules, financial statements, board minutes, internal transaction records); NYC Department of Finance recorded transfers; publicly recorded NYC building data.
More Chelsea buildings
- 445 West 19th Street (Chatham in Chelsea) — condominium
- 445 West 20th Street — 1836 condominium
- Chelsea Modern, 447 West 18th Street — 2009 condominium
- 450 West 23rd Street — 1856 co-op
- 452 West 19th Street — 1920 condominium
- 455 West 19th Street (ABI Chelsea) — 1900 condominium
The neighborhood
For the full corridor — architecture, transit, and pricing across Chelsea — read The Roebling Team Guide to Chelsea.
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. Where this page compares one building or neighborhood to another, that is our analysis of the recorded record — it names the measure, the period and the sample it rests on, and it is an observation about medians rather than a prediction about any particular apartment.
Considering a move at The Caledonia?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
646.939.7375 · c.cohen@compass.com