805 Ninth Avenue
805 Ninth Avenue, New York, NY 10019
Hell's Kitchen
BBL 1010637504 · BIN 1089362
- Year built
- 2015
- Type
- Condominium
- Units
- 6
- Floors
- 6
- Landmark
- No
805 Ninth Avenue is what Hell's Kitchen produces when the zoning does its job. The lot is twenty-five feet wide and sits inside the Special Clinton District, the 1974 overlay that has done more than any other instrument to keep the neighborhood's tenement scale intact. The district's height and demolition controls close off the tower option entirely. What is left is infill — and infill on a single narrow lot yields, at most, one apartment per floor.
That constraint is the building's product. Five residences, floors two through six, each a full floor-through with light on both the Ninth Avenue and rear elevations and no interior corridor to share. Buyers looking at this building are not comparing amenity packages. They are comparing a floor-through plan with two exposures and private outdoor space against a mid-block line in a larger building, and paying for the plan.
The construction record is worth reading before offering. A 2003 new-building application for this site proposed an eight-story, thirteen-unit building; it was approved and never built. The application that produced the current building was filed in October 2013, and PLUTO's 2015 build year records the permit rather than delivery. The offering plan on file projected completion by January 2017 and a first closing around April 2017; architectural records photographed the frame still going up that April. The condominium's tax lots were not filed at DOB until June 2021, and the five residential deeds were recorded across May and June 2022 to five separate, unrelated purchasers. Every residence in the building has now conveyed out of sponsor hands.
The commercial unit is the structural feature buyers most often miss. It carries 18.58 percent of the common interest under the plan — a meaningful minority stake held by a single owner whose interests need not align with the residents'. The plan is explicit that neither the board nor the unit owners may restrict any lawful use of that unit outside a short schedule of prohibited uses, that its tenancy may change at any time, and that resales of the commercial unit are not subject to the board's right of first refusal. It also permits the commercial unit to be converted to residential use or combined with an adjacent unit. In a five-residence condominium, that is not a footnote; it is a governance fact.
Architecture and unit composition
The facade is a quiet one — strip windows and stone-colored panels set into a flat street wall, with the sixth floor and the rooftop bulkheads stepped back so the building reads at the cornice line of its tenement neighbors rather than above it. The setback yields terraces at the top of the building.
Inside, the five residences run two- to three-bedroom in floor-through configurations. Interiors by St James Design carry near floor-to-ceiling windows, herringbone white oak floors, central air, eight-foot solid-core doors, Miele washer/dryer pairs, and a deeded private storage room with each apartment. Every residence has some form of private outdoor space; the plan designates balconies and terraces, storage areas and fireplace flues as Limited Common Elements appurtenant to specific units rather than as general common elements — which matters for who repairs what.
The mezzanine level is part of the commercial unit and carries lot-line windows on the north property line. The plan discloses plainly that those windows supply supplementary light and air only and may be built out if the adjacent building rises. There is one elevator; the plan also discloses that units with direct elevator access may hear shaft noise, and that an elevator outage puts the upper floors on the stairs. In a six-story building with one cab, that is a real consideration.
Building operations
This is a self-managed-scale building operated on a boutique budget. There is no doorman and no live-in superintendent; the plan budgets a single part-time, non-resident handyman. Security is handled by video intercom and a virtual doorman service. Heating and cooling are per-unit — the plan's first-year budget carries zero for building heating, with gas serving cooking, hot water and heating at the unit level and water submetered to each residence. The result is a low common charge relative to full-service condominium inventory, with more of the monthly carry sitting inside the apartment's own utility bill.
The Roebling Research Library holds the offering plan for this building, including the first-year budget, the schedule of common interests and the description of building condition. Any buyer should have counsel read the commercial-unit provisions and the Limited Common Element schedule in full.
Policy framework
Purchaser approval: None. Residential resales are subject to the condominium board's right of first refusal; there is no board approval of purchasers or tenants. Resales of the commercial unit are not subject to the right of first refusal at all.
Financing: Condominium-standard. The plan notes the board may impose leasing restrictions if required to preserve unit owners' access to mortgage financing — a provision worth checking against current practice, because a six-unit building with a commercial unit at 18.58 percent can present agency-lending questions on unit concentration and commercial share. Confirm project eligibility with your lender early.
Subletting, pied-à-terre, LLC and trust ownership: The condominium form permits all of these; specific house-rule limits are not published and should be confirmed with the managing agent at offer stage.
Flip tax: None documented in the offering plan. Confirm whether the board has since adopted a transfer fee.
Taxes: No abatement. See At a glance.
Local Law 97
This building is below the 25,000 sq ft threshold at which LL97 emissions caps apply. No regulatory capital pressure from this law specifically, current or 2030.
See full Local Law 97 analysis →Recent sales
805 Ninth Avenue transacts as boutique new-construction Hell's Kitchen product — a floor-through plan at a per-square-foot level that reflects the plan quality and the private outdoor space rather than an amenity program, because there is no amenity program. Sponsor sell-out ran through 2022; every subsequent trade is a resale, and with five residences there is no comparable set inside the building. Pricing has to be argued against the surrounding boutique condominium cohort — the small ground-up and conversion buildings on the West 40s and 50s side streets — and against the floor-through and duplex inventory in larger Ninth and Tenth Avenue buildings. Index any market read to the last complete year. 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 22, 2022 | 3 | 3 BR · 2 BA · 1,333 sf | $2,300,000 | $1,725/sf | -1.1% |
| Jun 15, 2022 | 5 | 3 BR · 2 BA · 1,333 sf | $2,375,000 | $1,782/sf | -0.8% |
| May 16, 2022 | 2 | 3 BR · 2 BA · 1,333 sf | $2,200,000 | $1,650/sf | -5.4% |
| May 9, 2022 | 4 | 3 BR · 2 BA · 1,333 sf | $2,050,000 | $1,538/sf | -9.9% |
| May 9, 2022 | PH | 3 BR · 2 BA · 1,830 sf | $3,404,201 | $1,860/sf | +3.3% |
Market read. Most recent trades (2022) cleared a median $1,725/sf across 5 sales. Median listing discount 1.1% 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 1-01063-7504) 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
Underwrite the commercial unit. It is 18.58 percent of the common interest, it is exempt from the right of first refusal, its use can change, and it can be converted to residential. Have counsel read Section 16 and the by-law schedule of prohibited uses before you go to contract.
Confirm lender appetite before you go hard. Five residential units plus a commercial unit is a small, concentrated project. Get the lender's project review started early rather than late.
Price the carry honestly. Low common charges here reflect a part-time handyman and per-unit utilities, not efficiency. Add the unit's own gas and electric to the monthly, and run True Monthly Carrying Cost against the actual tax bill — there is no abatement softening it.
One elevator, six floors. Ask the managing agent for the elevator's maintenance and outage history.
What to know if you’re selling
Lead with the plan. A full floor-through with two exposures and private outdoor space is the entire argument. Photograph the light and the outdoor space; the building has nothing else to sell and does not need anything else.
Disclose the commercial unit early. Sophisticated buyers' counsel will find it. Framing it before diligence does beats explaining it after.
Expect a thin in-building comp set. With five residences, pricing has to be argued from the surrounding boutique cohort. Bring that comparable set to the listing appointment, not to the first offer.
Comparable buildings
If you're considering 805 Ninth Avenue, also evaluate:
- 424 West 52nd Street — boutique Hell's Kitchen condominium two blocks north; the closest like-for-like in scale
- 422 West 49th Street — small-building condominium alternative on a Clinton side street
- 447 West 45th Street — boutique condominium in the Special Clinton District's preservation core
- The West (547 West 47th Street) — larger ground-up Clinton condominium with a full amenity program; the opposite trade-off
- Inkwell (520 West 45th Street) — boutique new-development condominium on a Clinton side street
- The Link (310 West 52nd Street) — full-service Hell's Kitchen condominium tower a block east; the amenity alternative
- 800 Tenth Avenue — large contemporary Clinton condominium; scale and service comparison
- 425 West 50th Street — Clinton condominium with a broader unit mix
- The 505 (505 West 47th Street) — full-service condominium alternative in the same corridor
- 419 West 55th Street (Loft 55) — boutique loft cooperative nearby; the co-op alternative at a lower entry point
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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