- Year built
- 2020
- Type
- Condominium
- Units
- 10
- Floors
- 8
- Landmark
- No
- Pets
- Not documented in the records reviewed — confirm with the managing agent
Every recorded sale at this building, 2022–2024
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $2,142
- Listing discount
- 3.4%
- Recorded sales
- 9
- On record
- 2022–2024
West Chelsea's condominium generation is overwhelmingly a glass generation — Nouvel, Denari, Gehry, Foster, and the row of curtain-walled towers that came with the High Line and the Special West Chelsea District. Park House argues the other way. It is eight stories of brick on a corner facing a public park, with a black granite base, a projecting planted marquee, and ten residences. Annabelle Selldorf's practice has built repeatedly in this neighborhood, and the design here is the quiet end of that body of work: masonry, punched openings, and a building that reads as though it might have been on the corner for a century.
The bulk that made it possible was bought rather than granted. Development rights came onto the lot in two recorded transfers — one from the adjoining Tenth Avenue property in March 2014 for $720,738.75, and a second in October 2015 for $2,290,000 from the Roman Catholic Church of the Guardian Angel, whose parish occupies the block. Those transfers were folded into a merged zoning lot described in instruments recorded in 2014 and again, more broadly, in November 2016. The result is a built FAR of 7.00 on a lot whose residential FAR is 6.02. This is a zoning lot merger, not a High Line air-rights transfer, and nothing in the recorded chain creates a High Line easement over this parcel — a distinction worth making because West Chelsea buyers frequently assume otherwise.
The plan of the building is unusual for the price tier. Ten residences across seven residential floors means most floors are shared between a large three-bedroom and a genuinely small one-bedroom — roughly 2,299 square feet paired with roughly 1,155 square feet on floors three, four and five. That produces a range of buyers inside a very small building. Above them sit a four-bedroom full floor of about 3,443 square feet and two duplex penthouses with roughly 2,145 square feet of combined terrace and outdoor gas fireplaces on the roof. The offering prices at launch ran from $2,575,000 for the smallest residence to $12,750,000 for the larger penthouse, with a residential aggregate of $63.4 million and a commercial unit later offered at $6.5 million.
Two structural features deserve attention before contract, and neither is visible on a floor plan.
The first is the lobby. The by-laws create a Lobby Usage Fee payable by an adjacent building owner who has the right to use the residential lobby: that owner bears one-eleventh of the concierge expense attributable to partial services, projected at roughly $650.79 per month in the first year of condominium operation, and residential unit owners bear the other ten-elevenths. In practice, the front door is shared with a neighboring property under a contractual arrangement, and the concierge serves both. Read the relevant by-law section and understand what "partial services" means in practice.
The second is the sellout. The plan was declared effective on December 1, 2021 on the strength of two purchase agreements out of ten residences — the fifteen percent Attorney General threshold. The sponsor's construction lender had originally imposed a stricter four-unit threshold and consented to the lower one. The first-closing deadline was tolled to January 6, 2024 under the pandemic executive order. None of that is disqualifying, but it establishes that this was a slow launch into a difficult market, and it means the building's resale record is short and its early pricing was set unit by unit rather than by a sold-out schedule.
Architecture and unit composition
The lot is a corner of 3,827 square feet with roughly 49 feet on West 22nd Street. The exposures that matter are north to West 22nd and west to Tenth Avenue and Clement Clarke Moore Park — an outlook that is protected in practice by the park itself rather than by any recorded easement. The east and south walls are lot-line conditions, and the floor plans annexed to the Second Amendment expressly mark lot-line windows in both penthouse residences. Lot-line windows can be lost to construction on the adjoining lot without recourse. Any buyer at the top of this building should identify precisely which openings are lot-line windows and what the adjoining parcels can support.
The façade combines retained and new brickwork. The architect's addendum on file deletes an earlier paragraph describing existing face brick to remain above grade, while preserving the description of a glazed terracotta band demarcating the transition between existing face brick and new glazed face brick. Department of Buildings records for the site carry both the 2016 new-building application and a January 2018 alteration application proposing an increase from four to eight stories; the architect's status-of-construction schedule identifies the new-building job as the operative filing. The practical reading is that this was not a clean tabula rasa — parts of an earlier masonry structure are in the wall. Confirm the scope with the sponsor's construction documents at diligence.
Interior specification per the description of property on file: wood, stone slab and stone tile flooring; ceramic tile in the baths; stone slab kitchen counters; Dornbracht fittings, Toto water closets and Wetstyle lavatories throughout. Three separate gas meters serve the building — one for the residences and domestic hot water, one for the rooftop packaged HVAC unit, and one for the emergency generator.
The commercial unit of 3,565 square feet carries a 9.6 percent general common interest and no residential common interest, so the retail tenant does not share residential operating expenses. Retail entrances face both streets.
Building operations
Park House is a ten-residence condominium with an attended lobby and a short amenity list. The operating question is arithmetic: a full-time concierge across ten residences is expensive per unit, and the Lobby Usage Fee arrangement offsets only one-eleventh of the partial-service portion of that cost. Common charges should be read per square foot against the current operating budget and against the actual staffing schedule, not against the amenity roster.
The building is young enough that its reserve baseline is still forming. Ask for the current audited financial statements, the reserve position, the assessment history since the first closings, and whether the sponsor retains any unsold inventory or the commercial unit.
Policy framework
Ownership form: Condominium. Purchases close through a right-of-first-refusal waiver rather than a cooperative-style board approval; 30 to 45 days is a typical closing timeline.
Pied-à-terre, subletting, LLC, trust and foreign ownership: All permitted under the standard condominium framework. Minimum lease terms should be confirmed with the managing agent.
Pets: Not documented in the records reviewed. Confirm the house rules with the managing agent before contract.
Lobby Usage Fee: An adjacent building owner has a contractual right to use the residential lobby and pays one-eleventh of the concierge expense attributable to partial services; residential unit owners bear ten-elevenths. Projected at approximately $650.79 per month in the first year of condominium operation.
Flip tax: Not documented. Confirm any resale capital contribution with the managing agent.
Real estate taxes: No abatement. Underwrite full unabated taxes on the specific unit against the current bill, and run True Monthly Carrying Cost analysis on the actual number rather than a projected schedule.
Recent sales
Park House is priced and traded as boutique West Chelsea new construction, and the right comparable set is the small group of low-rise, architect-signed condominiums between Tenth and Eleventh Avenues rather than the tall glass towers along the High Line. The building's arguments are the corner, the park frontage, the masonry, and the scarcity of ten-unit buildings at this address.
The dispersion inside the building is wide by design. A one-bedroom of roughly 1,155 square feet and a duplex penthouse of roughly 3,813 square feet with terrace are not the same product and do not price on the same per-foot basis. With a launch that cleared the Attorney General's effectiveness threshold on two contracts, same-building resale evidence is thin, and pricing depends on line, floor and outdoor space rather than on a building average. The absence of any tax abatement is the largest single variable separating headline price from monthly cost. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent closings at this building, curated by The Roebling Team research desk. 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 |
|---|---|---|---|---|---|
| Jun 20, 2024 | 2ASponsor Sale | 3 BR · 3.5 BA · 2,614 sf | $5,311,150 | $2,032/sf | -3.4% |
| Feb 16, 2024 | 5ASponsor Sale | 1 BR · 1.5 BA · 1,153 sf | $2,250,000 | $1,951/sf | -4.3% |
| Nov 4, 2022 | 3ASponsor Sale | 1 BR · 1.5 BA · 1,157 sf | $2,300,000 | $1,988/sf | -8.0% |
| Jun 6, 2022 | 3BSponsor Sale | 3 BR · 3.5 BA · 2,299 sf | $5,400,000 | $2,349/sf | -1.4% |
| Apr 22, 2022 | 4ASponsor Sale | 1 BR · 1.5 BA · 1,152 sf | $2,350,000 | $2,040/sf | -10.5% |
| Mar 21, 2022 | 5BSponsor Sale | 3 BR · 3.5 BA · 2,299 sf | $5,600,000 | $2,436/sf | -1.1% |
| Mar 3, 2022 | 4BSponsor Sale | 3 BR · 3.5 BA · 2,299 sf | $5,500,000 | $2,392/sf | -1.2% |
| Mar 2, 2022 | PHBSponsor Sale | 3 BR · 4.5 BA · 3,813 sf | $12,500,000 | $3,278/sf | -2.0% |
Market read. Most recent trades (2024) cleared a median $2,142/sf across 2 sales. Median listing discount 3.4% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
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 1-00693-7505) 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 from recorded condo declarations and offering plans.
What to know if you’re buying
Read the lobby arrangement. An adjacent building owner shares the residential lobby under the by-laws and pays a defined share of the concierge cost. Understand who comes through the door and what the fee covers.
Identify the lot-line windows. The penthouse plans on file mark them. Establish what can be built on the adjoining lots before you pay for the view.
Underwrite full taxes from day one. There is no 421-a and no other building-wide benefit. The one exemption on the roll is personal to an existing owner and does not transfer.
Ask about the sellout and any remaining sponsor inventory. The plan went effective on two of ten units in December 2021; that history shapes the comparable set and the board's early finances.
Confirm the pet policy in writing. It is not documented in the public or plan records reviewed.
Test the park outlook. Clement Clarke Moore Park protects the western exposure in practice, but confirm which windows in a specific residence actually face it.
What to know if you’re selling
Lead with the corner and the material. A brick, park-facing corner by Selldorf Architects in West Chelsea is the argument no glass tower on the same block can copy.
Price against the low-rise boutique set. The right comparables are the ten-to-forty-unit architect-signed buildings on the side streets, not the High Line towers with full amenity programs.
Be direct about the tax posture. Buyers will check. Presenting the unabated number up front alongside carrying-cost analysis produces better outcomes than a diligence surprise.
Same-building comparables are thin, and the lines differ sharply. Support pricing with the wider West Chelsea boutique set and with line-specific analysis rather than a building average.
Comparable buildings
If you're considering Park House, also evaluate:
- 520 West 19th Street — Selldorf Architects, 2018; the closest architectural peer in the same corridor
- 200 Eleventh Avenue — Selldorf Architects, 2010; the firm's earlier West Chelsea condominium, with the en-suite sky garage
- 508 West 24th Street — Cary Tamarkin, 2014; the masonry-and-steel boutique alternative two blocks north
- 503 West 24th Street — Peter Marino, 2018; the small, high-specification new-construction peer
- 245 Tenth Avenue — Della Valle Bernheimer, 2010; the boutique Tenth Avenue condominium at lower price
- 231 Tenth Avenue — 2004; the earlier-generation Tenth Avenue boutique building
- 500 West 21st Street — Kohn Pedersen Fox, 2013; the immediate block neighbor and the most direct locational comparable
- 555 West 22nd Street — 2022; masonry-clad contemporary tower on the same street, at greater scale
- 525 West 22nd Street — late-19th-century warehouse loft conversion; the same street, entirely different economics
- 515 West 23rd Street — Neil M. Denari, 2011; the High Line glass counterpoint
- One High Line (500 West 18th Street) — Bjarke Ingels Group, 2024; the full-amenity trophy alternative at a higher tier
The neighborhood
For the full corridor — architecture, schools, 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.
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