- Year built
- 2011
- Type
- Condominium
- Units
- 14
- Floors
- 14
Every recorded sale at this building, 2011–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,391
- Listing discount
- 5.7%
- Recorded sales
- 18
- On record
- 2011–2026
HL23 is Neil Denari's only NYC building — a 14-unit High Line cantilever that, per Christopher Hawthorne in the LA Times, "behaves like a flower planted along the park's underside." It is widely regarded as "shiny machine-age building" and "clearly a macho building."
Everything distinctive here traces back to the Neil Denari architectural pedigree — the director of SCI-Arc from 1997 to 2002 took HL23 as his only Manhattan residential commission. Out of that singular authorship came the machine-aesthetic exterior that Nicolai Ouroussoff, writing in the NYT, called "as sleek and muscular as an Italian sports car," its panels "manufactured in Argentina on presses used to make body parts for Mercedes trucks." Form follows program in the High Line cantilever boutique configuration as well: 14 units stacked across 14 floors, each a column-free interior of 1,900 to 3,600 square feet.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $3,596/yr
- Per unit / month range
- $0 – $27
Facade safety — Local Law 11
The latest available FISP filing classified the facade as Safe — no repairs were required at that inspection. Facade inspections run on a fixed five-year cycle; future inspection, repair, and any assessment decisions remain building-specific.
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.
See the full facade history →Management & transfer contacts
- Flip tax
- 12 months' common charges (seller)
- Notable fees
- Condo (11 units, HL23/High Line 23). Buyer app $725; credit $150; move-in/out $2,500 fee + $5,000 deposit; closing doc prep $300; lease app $575
Recent sales
Recent closings at this building, curated by The Roebling Team research desk. Apartment-level facts are independently verified before publishing; sale prices reflect the recorded transfer amount at the NYC Department of Finance.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Jun 25, 2026 | 6 | 3 BR · 3 BA · 2,300 sf | $3,200,000 | $1,391/sf | +0.0% |
| Nov 9, 2023 | 5 | 3 BR · 2 BA · 2,104 sf | $3,500,000 | $1,663/sf | -12.3% |
| Dec 28, 2022 | RU3 | 3,071 sf | $4,050,000 | $1,319/sf | off-mkt |
| Feb 3, 2022 | 4 | 2 BR · 2 BA · 1,870 sf | $2,900,000 | $1,551/sf | -7.9% |
| Sep 2, 2015 | 10 | 3 BR · 2,510 sf | $6,500,000 | $2,590/sf | -6.5% |
| Mar 9, 2015 | 6Sponsor Sale | 3 BR · 2,300 sf | $4,775,000 | $2,076/sf | -2.6% |
| Nov 22, 2013 | 5 | 2 BR · 2 BA · 2,104 sf | $4,378,325 | $2,081/sf | +0.0% |
| Sep 25, 2012 | 11 | 3 BR · 2,571 sf | $5,982,071 | $2,327/sf | -5.0% |
Market read. Most recent trades (2026) cleared a median $1,391/sf across 1 sale. Median listing discount 5.7% 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 1-00695-7507) 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
The Neil Denari architectural pedigree is real institutional context. Only NYC building.
The 14-unit boutique configuration with column-free interiors supports loft-scale full-floor configurations.
The Mercedes-truck-press panels and machine aesthetic are structurally distinguishing.
The High Line direct exposure is real institutional urban context.
The no-roof-deck and no-private-balconies absences should be evaluated against buyer expectations.
Comparable buildings
- Lantern House (515 W 18th) — Heatherwick 2021; nearby High Line peer
- 100 Eleventh Avenue — Nouvel 2010; nearby Chelsea starchitect peer
- 520 W 28th (Zaha Hadid) — Hadid 2017; nearby Chelsea starchitect peer
- 245 Tenth Avenue — Della Valle Bernheimer 2010; nearby High Line peer
- Walker Tower (212 W 18th) — Walker / JDS 2014; nearby Chelsea 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.
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Chelsea — read The Roebling Team Guide to Chelsea.
Considering a move at HL23?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at HL23 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.