The Fitzroy (514 West 24th Street)

The zoning lot is 7,406 square feet, seventy-five feet wide on West 24th Street and about ninety-nine feet deep — a small interior parcel, which governs the massing. The building holds roughly 53,000 square feet in total: about 41,700 residential, about 11,100 in the ground-floor gallery and retail unit, and a small ancillary unit. With no corner and no protected exposures on either flank, the design concentrates its glass on the north and south elevations and puts its effort into the street wall.

The composition is deliberately vertical: narrow bays, deep reveals, copper spandrels reading as continuous piers, and the green terracotta shifting through the day as the light moves down the block. The base is given over to gallery and retail space of roughly 11,100 square feet, which is the appropriate use for this block and which also means the residential lobby is a narrow, separate thing rather than a grand one.

Residences run as follows, per the recorded condominium schedule: a single large residence on the second floor at roughly 5,117 square feet; east and west residences on each of floors three through seven, at roughly 2,277 to 2,343 square feet; and three larger homes at the top — the eighth floor at roughly 4,512 square feet, the ninth at roughly 4,328, and the penthouse at roughly 4,612. The east and west halves of the middle floors are close in size but not identical, and light and outlook differ meaningfully between them. Anyone comparing a 4E to a 4W on square footage alone is comparing the wrong variable.

The Fitzroy runs as a full-service condominium with a 24-hour attended lobby, a fitness center, a roof lounge with a summer kitchen, a children's art studio, private wine cellars, climate-controlled storage, a laundry room and bicycle storage.

Fourteen units carry that program, and the ground-floor gallery and retail unit — roughly a fifth of the building's floor area — carries a share of the common expenses, set by the declaration, that materially affects everyone else's. Any buyer should ask specifically how the commercial unit's common-charge allocation is set, what happens if it goes vacant, and whether the condominium has any recourse if it falls behind. In a fourteen-unit building, a single large commercial unit is not a rounding error.

DOB's public file for this building shows a series of temporary certificates of occupancy beginning February 2020, the most recent dated February 2021, and no final certificate of occupancy. Certificate status should be confirmed with the managing agent before contract; buildings in this posture are common and usually resolve, but a lender may ask.

Because the Special West Chelsea District built its bulk rules around the High Line — including a High Line improvement bonus and a transfer mechanism from the High Line Transfer Corridor — the reasonable assumption on any building of this vintage in these blocks is that extra floor area came from one of those instruments. At 514 West 24th Street, the record does not support that assumption.

The building's residential floor area works out to roughly 5.6 times the lot area, against the 6.02 residential FAR mapped for this lot. That simple comparison suggests no bonus floor area but does not establish legal zoning floor area. PLUTO reports a total built FAR of 7.16, but that figure comes from its building-area field, which counts space that zoning floor area does not, and it is not evidence of bonus floor area.

The chain of title on the pre-condominium tax lot bears this out. Reviewing every instrument recorded against block 695, lot 47 in ACRIS, the only zoning instrument is a declaration recorded November 13, 2014, covering this tax lot alone, together with a title certification recorded the day before. There is no zoning lot development agreement bringing in development rights from another parcel, no deed of development rights from the High Line Transfer Corridor, and no easement in favor of the High Line recorded against this lot. The site was assembled as a single lot, acquired in July 2014, and built as of right within the district's envelope. A buyer's counsel should still confirm this against a current title report, but the public record is clean and unusually simple for this neighborhood.

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.

Market read. Most recent trades (2026 to date) cleared a median $2,450/sf (floor-adjusted) across 1 sale. Floor-adjusted means each sale is restated to a constant mix of floors, so the figure can differ from the plain median of the sales listed above. Median listing discount 11.1% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-00695-7511; 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.

Correct the year built. City data says 2016. The first certificate of occupancy was February 2020. Any age-adjusted valuation, any building-systems assumption, and any warranty question runs off the real date, not the PLUTO one.

Underwrite full taxes from day one. There is no abatement of any kind on the residential unit lots. Buyers cross-shopping abated new construction in Hudson Yards or along the High Line will find the monthly carry here noticeably higher relative to price.

Understand the commercial unit. Roughly a fifth of the building is a ground-floor gallery and retail condominium. Read the declaration's common-charge allocation and ask the managing agent about payment history and vacancy exposure.

Ask about the certificate of occupancy. The department's public file shows temporary certificates through 2021 and no final. This is worth resolving early, particularly if financing.

East or west is the real decision on the middle floors. The paired residences are close in size and different in light. See both, at the same hour, before choosing.

The façade is a maintenance question as well as an aesthetic one. Glazed terracotta and copper are durable and beautiful and are not the standard New York curtain wall. Ask for the building's façade inspection history and any reserve study line item associated with it.

Lead with the documented architecture. Describe the green terracotta and copper elevation without assuming architectural exclusivity or a buyer's willingness to pay a premium over a nearby glass tower.

Be direct about the tax posture. Sophisticated buyers will find it in diligence. Presenting the full unabated number with True Monthly Carrying Cost analysis up front produces better outcomes than letting it emerge late.

Reframe the early sales record. The sellout ran into 2020. Resale pricing should be argued off the post-2022 record and off the design-led comparable set, not off a building average that includes closings from the shutdown.

Use the east/west pair to your advantage. Where a same-floor counterpart has traded, you have a genuine comparable — rare in a fourteen-unit building. Where you are selling a one-off, the second floor or one of the three top homes, build the case from the West Chelsea boutique set instead.

If you're considering The Fitzroy, also evaluate:

• 508 West 24th Street — the adjoining fourteen-residence condominium of 2013; the same block, the same unit count, and a completely different architectural argument. The single most useful comparable in the neighborhood
• 503 West 24th Street (The Getty Residences) — a design-led boutique condominium across the street; the closest peer by size, ambition and buyer
• 515 West 23rd Street (HL23) — Neil Denari's cantilevered building alongside the High Line; the other West Chelsea condominium bought primarily for its architecture
• 551 West 21st Street — Foster + Partners' low-density condominium; larger homes, higher price tier, same design-led buyer
• 525 West 22nd Street (The Spears Building) — loft conversion in the gallery blocks; the prewar alternative with different economics
• 520 West 19th Street — boutique High Line condominium; comparable scale, different massing
• 200 Eleventh Avenue — the very small West Chelsea condominium known for its en-suite sky garages; the other boutique building of the era
• 100 Eleventh Avenue — Jean Nouvel's curtain wall; the glass counterargument, farther south
• 555 West 23rd Street — the large full-service alternative on the adjoining block; useful for testing what amenity scale actually costs
• One High Line (500 West 18th Street) — the current top of the West Chelsea market; the benchmark against which boutique pricing is argued