The Benson (1045 Madison Avenue)
1045 Madison Avenue, New York, NY 10075
- Year built
- 2022
- Type
- Condominium
- Units
- 15
- Floors
- 21
- Landmark
- Designated
- Pets
- Permitted under condominium rules (dedicated Pet Spa amenity reflects building's pet-friendly programming)
- Subletting
- Permitted under the condominium declaration
- Pied-à-terre
- Allowed
Every recorded sale at this building, 2018–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $3,729
- Listing discount
- -2.0%
- Recorded sales
- 71
- On record
- 2018–2026
The Benson is among the most architecturally substantial new-construction luxury condominiums on the Upper East Side. The Naftali Group / Peter Pennoyer Architects pairing produces a building that explicitly extends the pre-war-styled condominium tradition — hand-carved and hand-laid Indiana limestone cladding, mullioned windows, intricate ironwork on set-back terraces, and classical detailing approaching the pre-war Park Avenue and Fifth Avenue cooperative tradition. The Benson was Naftali's first major collaboration with Peter Pennoyer's firm; the broader Naftali UES + UWS portfolio also includes substantial Robert A.M. Stern Architects collaborations (200 East 83rd, The Bellemont, The Henry / 215 West 84th).
The Madison Avenue / East 80th positioning is structurally significant. The corner placement at one of the most prominent Madison Avenue intersections positions The Benson at the heart of the UES luxury residential and retail corridor — two blocks east of Fifth Avenue and the Met, three blocks north of The Carlyle Hotel (Madison and 76th), and within the dense pre-war cooperative inventory of the East 70s and East 80s side streets.
The 15-residence configuration places The Benson in the same intimate-scale tier as the smallest Manhattan trophy peers — 520 Park Avenue (35 units), The Bellemont (12 units), the most exclusive pre-war Gold Coast cooperatives (820 Fifth: 13 units; 944 Fifth: 15; 740 Park: 33). The intimate scale produces apartments of substantial size — most are full-floor or half-floor configurations exceeding 4,000–6,000 sf.
The Naftali Group has subsequently developed additional UES + UWS condominium projects (200 East 83rd, The Bellemont at 1165 Madison, 215 West 84th), establishing a body of work in the modern pre-war-styled tradition. The Benson represents the first major Naftali project to receive widespread market and critical acclaim, and it shaped the firm's subsequent positioning as a serious participant in the Manhattan trophy condominium market.
For buyers, The Benson represents a particular position in the modern condominium market: the Naftali / Peter Pennoyer pairing executed at intimate UES scale, hand-laid Indiana limestone craftsmanship, Madison Avenue luxury corridor positioning, and apartment configurations approaching pre-war full-floor cooperative scale.
Architecture and unit composition
The 15 condominium residences distribute across the 17-story tower in substantial full-floor and half-floor configurations. Apartments range from approximately 4,000 sf 3 BR layouts on lower floors through 6,000+ sf 5 BR penthouses with terraces at the top.
Peter Pennoyer's pre-war-classical signatures throughout: 11–12 foot ceilings in primary rooms, formal entry galleries with grand proportions, library-living room combinations, primary suites with substantial closet and dressing infrastructure, formal dining rooms with butler's pantries, service wings — the architectural vocabulary that the pre-war UES cooperative tradition pioneered, executed with modern building systems and finishes.
The Indiana limestone exterior is visible from within many apartments as a defining architectural surface. Floor-to-ceiling glass on primary exposures provides view altitudes across the East 80s, with Central Park visible at upper-floor configurations (looking west across Fifth Avenue) and East River sight lines on east-facing apartments.
Building operations
The Benson operates as a luxury condominium with 24-hour doorman, concierge, valet parking, and the standard luxury-condo amenity package (fitness center, pool, spa, residents' lounge, private dining, screening room, library). The amenity program is appropriately scaled to the building's 15-residence count — intimate rather than maximalist.
Common charges and property taxes are substantial. A 4,500 sf 4BR carries combined common charges and property taxes in the $15,000–$25,000+ monthly range depending on specific configuration and assessment.
The 15-unit scale produces limited annual transaction volume — typically 1–3 transactions per year.
Local Law 97
- 2024–2029 annual penalty
- $28,278/yr
- 2030–2034 annual penalty
- $48,730/yr
- Per unit / month range
- $139 – $239
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 |
|---|---|---|---|---|---|
| Dec 11, 2025 | 3B | 2 BR · 2.5 BA · 1,770 sf | $6,600,000 | $3,729/sf | -5.0% |
| Apr 11, 2024 | 10 | 6 BR · 5.5 BA · 4,193 sf | $14,400,000 | $3,434/sf | -7.1% |
| Apr 10, 2024 | 11 | 5 BR · 5 BA · 4,193 sf | $14,999,500 | $3,577/sf | -3.2% |
| Sep 1, 2023 | 3B | 2 BR · 2.5 BA · 1,770 sf | $6,328,650 | $3,576/sf | +5.5% |
| Jun 8, 2023 | PHA | 3,952 sf | $14,795,274 | $3,744/sf | off-mkt |
| Apr 27, 2023 | 4C | 1 BA · 386 sf | $1,121,825 | $2,906/sf | +2.0% |
| Apr 27, 2023 | 4B | 2 BR · 2.5 BA · 1,762 sf | $6,355,562 | $3,607/sf | +3.3% |
| Jun 23, 2022 | PHC | 3,780 sf | $22,000,000 | $5,820/sf | off-mkt |
Market read. Most recent trades (2025) cleared a median $3,729/sf across 1 sale. Median listing discount -2.0% over ask.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Other recent transfers
| Date | Unit | Price |
|---|---|---|
| Feb 10, 2026 | CUC | $1,643,741 |
| Feb 10, 2026 | CUB | $6,356,285 |
| Oct 27, 2025 | 12 | $16,250,000 |
| Sep 26, 2025 | 4 | $17,500,000 |
| Sep 19, 2025 | 18D | $1,750,000 |
| Aug 1, 2025 | 11E | $3,100,000 |
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 1-01491-7504) 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
The Naftali / Peter Pennoyer pedigree is real. Listing copy and buyer-context conversations should reference Peter Pennoyer Architects' classical residential portfolio and Naftali Group's broader UES + UWS body of work (200 East 83rd, The Bellemont, The Henry at 215 West 84th).
Indiana limestone cladding is differentiating. Few new-construction Manhattan condominiums are entirely clad in hand-set limestone. The material specification distinguishes the building from peer condominium construction.
Apartment scale approaches pre-war full-floor cooperatives. The 4,000–6,000+ sf configurations are substantially larger than typical modern condominium apartments.
Condo flexibility is real. 30–45 day closings; foreign buyers welcome; pied-à-terre and investment use permitted; subletting allowed.
Madison Avenue corridor positioning is structural. Buyers prioritizing the UES luxury retail and cultural corridor should weight the location heavily.
What to know if you’re selling
Marketing should emphasize the architectural pedigree and intimate scale. The Naftali / Peter Pennoyer collaboration, hand-laid Indiana limestone craftsmanship, and 15-residence unit count are differentiating relative to peer condominium inventory.
Pricing requires apartment-level context. Small inventory means comparable analysis depends on small samples.
Closing timelines are condo-fast. 30–45 days.
Comparable buildings
If you're considering The Benson, also evaluate:
- 15 Central Park West — Stern 2008; CPW positioning, ~202 units
- 220 Central Park South — Stern 2018; CPS supertall, ~100 units
- 520 Park Avenue — Stern 2018; Park Ave Gold Coast trophy, 33 units
- The Bellemont (1165 Madison) — Naftali UES peer
- 200 East 83rd — Naftali UES with Stern
- 1010 Park Avenue — Naftali Park Avenue peer
- 740 Park Avenue — pre-war Gold Coast trophy peer
The Roebling Team at The Benson
The Roebling Team at Compass specializes in Central Park West, the Upper East Side, and the broader Park-facing Manhattan trophy market — including the modern pre-war-styled condominium tier. We publish this building profile because trophy condo buyers and sellers deserve building-specific intelligence.
If you're considering a purchase or sale at The Benson, a 30-minute consultation is the right starting point.