The Benson (1045 Madison Avenue)
1045 Madison Avenue, New York, NY 10075
BBL 1014917504 · BIN 1046469
- Year built
- 2022
- Type
- Condominium
- Units
- 15
- Floors
- 18
- Pets
- Permitted under condominium rules (dedicated Pet Spa amenity reflects building's pet-friendly programming)
- Subletting
- Permitted under the condominium declaration
- Pied-à-terre
- Generally allowed in condominiums; not confirmed for this building
- Landmark status
- Requires confirmation
- City records and our profile differ. Confirm with building management.
- Doorman
- Full-time doorman
Every recorded sale at this building, 2022–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2025
- $3,729
- 1 sale
- Listing discount
- 0.6%
- Recorded sales
- 20
- On record
- 2022–2025
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Benson 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.
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 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 — near 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 18-story building 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, 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.
Obtain current common-charge statements, tax bills and assessment notices for the actual apartment. The profile’s $15,000–$25,000-plus monthly range for a 4,500-square-foot four-bedroom is not tied to a dated unit bill; include utilities, insurance and any financing before estimating total carrying costs.
The fifteen-residence count does not establish one to three annual transactions. Review qualifying dated transfers over a defined period, separating sponsor sales from owner resales.
Application and transaction fees
Fees below are from building management's published schedule, as of August 2026. They are shown as published, item by item; no total is added because the total depends on the transaction. Deposits are listed apart from nonrefundable charges.
Purchase
6 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Credit Check FeePer applicant | Paid by Buyer | When With the application | Amount $125 per person | Refundable Non-refundable |
| Sale Application Processing Fee | Paid by Buyer | When With the application | Amount $500 | Refundable Non-refundable |
| Working Capital Contribution | Paid by Buyer | When With the application | Amount Two (2) month's common charges | Refundable Non-refundable |
| Closing | Paid by Buyer | When At closing | Amount $600 | Refundable Non-refundable |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move in Deposit | Paid by Buyer | When With the application | Amount $3,500 | Refundable Refundable |
| Move Out Deposit | Paid by Seller | When With the application | Amount $3,500 | Refundable Refundable |
Rental or lease
4 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Credit Check FeePer applicant | Paid by Tenant | When With the application | Amount $125 per person | Refundable Non-refundable |
| Lease Processing Fee | Paid by Tenant | When With the application | Amount $600 | Refundable Non-refundable |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move Out Deposit | Paid by Landlord | When With the application | Amount $3,500 | Refundable Refundable |
| Move in Deposit | Paid by Tenant | When With the application | Amount $3,500 | Refundable Refundable |
Management updates its schedule without a public filing. The date is when management last updated the page, not when a rule changed. Confirm the current schedule with management before you apply.
Considering an apartment here? Send Corey the listing to discuss the building's costs and purchase requirements.
Own an apartment here? Request an apartment-specific pricing review.
Monthly carrying charges in recent sales
- Common charges + taxes, per room
- $1,479 per room a monthMedian of 3 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges + taxes, per square foot
- $3.00 per square foot a monthMedian of 3 recorded sales since October 2023Source: recorded sales, refreshed October 2026
Common charges plus real estate taxes, combined into one monthly figure the way New York condominium listings show them. Add a mortgage payment for the monthly outlay. A summary of recorded sales, not a current bill; charges change.
Building staffing and amenities
- Doorman
- Full-time doormanSource: The Roebling Team's building profile
- Concierge
- YesSource: The Roebling Team's building profile
- Valet
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of Buildings elevator records
- Amenities noted
- Fitness room, spa, residents' lounge, media room, playroom, roof deck, garden, garage, bike storage, storage, cold storage, pet facilitiesSource: The Roebling Team's building profile
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent. Outdoor space, parking and some facilities can belong to particular apartments or to a separate owner; confirm access for the specific apartment.
Local Law 97
- 2024–2029 annual penalty
- $28,278/yr
- 2030–2034 annual penalty
- $54,250/yr
- Per unit / month range
- $139 – $266
- Modeled exposure split equally across 17 units (the residential count on the city's lot record). Not an assessed amount; condominium owners are typically charged by each unit's common-interest percentage.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed October 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Nov 26, 2025 | 3B | 2 BR · 2.5 BA · 1,770 sf | $6,600,000 | $3,729/sf | -5.0% |
| Apr 5, 2024 | 11Sponsor Sale | 5 BR · 5.5 BA · 4,193 sf | $14,999,500 | $3,577/sf | -3.2% |
| Apr 5, 2024 | 10Sponsor Sale | 6 BR · 5.5 BA · 4,193 sf | $14,400,000 | $3,434/sf | -7.1% |
| Aug 17, 2023 | 3BSponsor Sale | 2 BR · 2.5 BA · 1,770 sf | $6,328,650 | $3,576/sf | +5.5% |
| May 25, 2023 | PHASponsor Sale | 3,952 sf | $14,795,274 | $3,744/sf | — |
| Apr 20, 2023 | 4CSponsor Sale | 1 BA · 386 sf | $1,121,825 | $2,906/sf | +2.0% |
| Apr 20, 2023 | 4BSponsor Sale | 2 BR · 2.5 BA · 1,762 sf | $6,355,562 | $3,607/sf | +3.3% |
| Apr 29, 2022 | 6 | 6 BR · 5.5 BA · 4,193 sf | $14,400,000 | $3,434/sf | +2.9% |
Market read. Most recent trades (2025) cleared a median $3,729/sf (recorded) across 1 sale. Median listing discount 0.6% 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 1-01491-7504; 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.
What would your apartment rent for?
Enter your apartment and I'll send you what it would rent for, from comparable closed leases at The Benson and nearby.
Buying here? Condo closing costs with a mortgage typically run 3 to 6% of the price. See NYC co-op and condo closing costs, line by line.
Keep up with The Benson and its market
The Roebling Report, monthly: Manhattan sales data and analysis, including buildings like The Benson.
We’ll use your email for The Roebling Report and note your interest in this building. See our privacy policy.
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.
Condominium form, no co-op board. Purchases run through the condominium's application and right-of-first-refusal process; confirm financing, leasing, pied-à-terre and ownership-entity rules, and closing timing, in the current declaration, bylaws and house rules.
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. Identify the usable dated sales before judging sample size, then match area, layout, floor, exposure and condition.
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 tower, ~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 — Extell / Beyer Blinder Belle Park Avenue peer
- 740 Park Avenue — pre-war Gold Coast trophy peer
More Upper East Side buildings
- 1009 Madison Avenue (Charles House) — 1956 condominium
- 1010 Third Avenue (166 East 61st Street) — 1959 co-op by Horace Ginsbern & Associates
- 1040 Madison Avenue — 1925 co-op
- 1056 Lexington Avenue (123 East 75th Street) — 1961 co-op
- 1059 Third Avenue (The Leyton) — 2021 condominium
- 1065 Lexington Avenue — 1925 condop by Rouse & Goldstone
The neighborhood
For the full corridor — architecture, transit, and pricing across Upper East Side — read The Roebling Team Guide to Upper East Side.
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. Where this page compares one building or neighborhood to another, that is our analysis of the recorded record — it names the measure, the period and the sample it rests on, and it is an observation about medians rather than a prediction about any particular apartment.
Considering a move at The Benson?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
646.939.7375 · c.cohen@compass.com