The Piano Factory (454 West 46th Street)Recorded sales & closing prices
454 West 46th Street, New York, NY 10036
35 recorded transfers, 2004–2026. Sortable and searchable below.
Co-ops are normally measured by price per room, since square footage is not officially recorded for them. This building is shown in price per square foot because most of its sales carry documented footage, which makes the sharper measure the honest one here.
- Recorded transfers
- 35
- Date range
- 2004–2026
- Median $/sf
- $986
- Listing discount
- 4.1%
- Monthly carry/sf
- $1.66
- Price range
- $465K – $3.92M
Change in the building’s median $/sf over each window, adjusted to a floor-adjusted basis — standardized to the building’s average floor, so it reflects price rather than which floors happened to sell. (2022 marks the rate-shock inflection.) Like-for-like repeat-sale figures to follow.
The Piano Factory trades on character, and it draws a buyer who has usually decided against a conventional apartment before they arrive. The comparable set is not other Hell's Kitchen cooperatives so much as loft conversions elsewhere downtown — buyers weigh the courtyards, the catwalks, the ceiling heights and the outdoor space against the fact that this is Hell's Kitchen rather than SoHo or NoHo, and that there is no doorman.
The building's financial profile is a genuine selling point that is often underplayed. A $1.4 million underlying mortgage across 48 apartments, an undrawn line of credit, a year's revenue in cash, no abatement to burn off, and self-management combine to produce carrying costs that are low relative to the space delivered. Against that, a buyer is underwriting an old industrial structure with roof and water history, an active mold remediation under court order at the time of the most recent statements on file, and a Special Clinton District permitting overlay on any significant future work.
Pricing here varies more by unit than by building. A penthouse with a private roof deck, a North Building balcony line unit, a ground-floor unit with courtyard access and a mid-floor South Building loft are four different products. Indexing to the last complete year, Hell's Kitchen loft cooperatives have traded at a discount to comparable downtown loft stock while showing similar sensitivity to financing conditions. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
The complete recorded-sale history for The Piano Factory, compiled from NYC Department of Finance transfer records and verified listing data, then enriched apartment-by-apartment by The Roebling Team research desk. Across sales with a public asking price, the building carries a median listing discount of 4.1% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy here.
Price per square foot over time
22 sales with a known square footage, by closing date.
The vertical premium
The climb in price per square foot as you rise through the building — light and views included, time-adjusted to today’s market.
Recent closings
The building’s 10 most recent market sales.
| Date | Unit | Apartment | Price | $/sf | vs. Ask |
|---|---|---|---|---|---|
| Jul 30, 2026 | 4CS | 1 BR · 1 BA · 1,166 sf | $1,150,000 | $986 | -4.2% |
| Jul 2, 2025 | 5CS | 2 BR · 1 BA · 1,166 sf | $1,355,000 | $1,162 | +4.6% |
| Mar 19, 2024 | 1AN | 2 BR · 1 BA · 1,677 sf | $1,250,000 | $745 | -5.7% |
| Apr 25, 2023 | 3CN | 2 BR · 1.5 BA · 1,230 sf | $1,295,000 | $1,053 | -7.4% |
| Sep 28, 2021 | 4ES | 2 BR · 2 BA · 1,292 sf | $1,475,000 | $1,142 | -1.3% |
| Apr 29, 2021 | 2DN | 1 BR · 1.5 BA · 1,173 sf | $1,050,000 | $895 | -12.1% |
| Mar 11, 2021 | 1NB | 2 BR · 2 BA | $1,350,000 | +0.0% | |
| Mar 31, 2020 | PH7AS | 2 BR · 2 BA | $1,665,000 | -16.5% | |
| Mar 5, 2020 | 1DN | 1 BA · 550 sf | $487,000 | $885 | -9.0% |
| Nov 27, 2018 | 2BS | 2 BR · 1.5 BA · 1,086 sf | $1,086,000 | $1,000 | -5.5% |
The retrade record
Lines that have changed hands more than once in the public record — the building’s appreciation arc, apartment by apartment.
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.
| Apartment | ||||||
|---|---|---|---|---|---|---|
| Jul 30, 2026 | 4CS | 1 BR · 1 BA | 1,166 | $1,150,000 | $986 | -4.2% |
| Jul 2, 2025 | 5CS | 2 BR · 1 BA | 1,166 | $1,355,000 | $1,162 | +4.6% |
| Mar 19, 2024 | 1AN | 2 BR · 1 BA | 1,677 | $1,250,000 | $745 | -5.7% |
| Apr 25, 2023 | 3CN | 2 BR · 1.5 BA | 1,230 | $1,295,000 | $1,053 | -7.4% |
| Sep 28, 2021 | 4ES | 2 BR · 2 BA | 1,292 | $1,475,000 | $1,142 | -1.3% |
| Apr 29, 2021 | 2DN | 1 BR · 1.5 BA | 1,173 | $1,050,000 | $895 | -12.1% |
| Mar 11, 2021 | 1NB | 2 BR · 2 BA | — | $1,350,000 | — | +0.0% |
| Mar 31, 2020 | PH7AS | 2 BR · 2 BA | — | $1,665,000 | — | -16.5% |
| Mar 5, 2020 | 1DN | 1 BA | 550 | $487,000 | $885 | -9.0% |
| Nov 27, 2018 | 2BS | 2 BR · 1.5 BA | 1,086 | $1,086,000 | $1,000 | -5.5% |
| Jul 12, 2018 | 4DS | 2 BR | — | $1,795,000 | — | +0.0% |
| May 15, 2018 | 5ES | 3 BR · 2 BA | 1,875 | $2,550,000 | $1,360 | -6.4% |
| Jan 11, 2018 | 5CS | 2 BR · 1 BA | 1,166 | $1,755,000 | $1,505 | +0.3% |
| Dec 10, 2015 | 1ES | 1 BR · 1 BA | 1,065 | $1,169,200 | $1,098 | +0.0% |
| Oct 24, 2014 | PH6BS | 4 BR | 1,986 | $3,925,000 | $1,976 | -1.8% |
| May 20, 2014 | 1BN | 2 BR | 1,272 | $1,295,000 | $1,018 | +0.0% |
| Jul 15, 2013 | 2CN | 1 BR | — | $775,000 | — | -4.9% |
| Feb 2, 2012 | 2DS | 2 BR | 1,550 | $985,000 | $635 | -10.5% |
| Sep 28, 2011 | 1DN | — | $465,000 | — | -4.1% | |
| May 27, 2010 | 3AS | 1 BR | 1,380 | $1,045,000 | $757 | -4.6% |
| Jan 7, 2010 | 4DS | 2 BR | 1,540 | $1,350,000 | $877 | -9.7% |
| Dec 7, 2009 | 3CS | 2 BR | 1,100 | $1,275,000 | $1,159 | — |
| Jul 30, 2009 | PH7AS | 2 BR | — | $2,900,000 | — | — |
| May 20, 2009 | 5CS | 2 BR | — | $1,100,000 | — | -7.5% |
| Dec 23, 2008 | 5ES | 3 BR | 1,875 | $1,700,000 | $907 | -10.3% |
| Oct 4, 2007 | 5BN | — | $450,000 | — | — | |
| Jun 18, 2007 | 1ES | 1 BR | 1,065 | $995,000 | $934 | +0.0% |
| Feb 27, 2007 | 3AS | 1 BR | 1,380 | $1,125,000 | $815 | +0.0% |
| Jan 16, 2007 | 3DS | 2 BR | — | $1,300,000 | — | -13.3% |
| Jun 20, 2006 | 1BN | 2 BR | — | $1,190,000 | — | +19.6% |
| Mar 3, 2006 | 3CS | 2 BR | 1,100 | $1,265,000 | $1,150 | — |
| May 24, 2005 | PH5BN | 2 BR | — | $1,350,000 | — | -3.2% |
| May 23, 2005 | 4BS | 1 BR | 1,100 | $779,000 | $708 | +0.0% |
| Aug 12, 2004 | 3A | — | $1,100,000 | — | — | |
| Feb 27, 2004 | 3AN | 2 BR | 1,200 | $795,000 | $663 | +0.0% |
Sources, exclusions and how these figures are computed
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01055-0001) 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. 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.
Put this data to work.
Know what’s fair before you offer — we’ll show you where each line trades, the building’s discount-to-ask pattern, and where the value sits right now.
Price to the building’s real trajectory, not a guess — we’ll position your line against its true comps to maximize the outcome.