Hell's Kitchen
West of Eighth Avenue through the West 40s and 50s — new-development rentals and boutique condominiums.
What Hell's Kitchen is selling for
Movement of the annual median — not adjusted for transaction mix. Which apartments happened to trade (size, floor, condition, line) moves these as much as value does; the sample behind each is shown beneath it.
Two markets, one neighborhood. Since 2016, Hell's Kitchen condos are down 17% and co-ops down 7% on paper — but after inflation, −38.4% and −30.6% in real terms.
Movement of the annual median — not adjusted for transaction mix. Which apartments happened to trade (size, floor, condition, line) moves these as much as value does; the sample behind each is shown beneath it.
Method & coverage
Method. Condos are measured per square foot, co-ops per room (room counts from listing data; sales without a usable room count are excluded). The percentages are movement of the annual median — not a constant-quality or repeat-sale index — so transaction mix moves them as well as value. Real-terms figures deflate that same median by CPI.
Coverage. 7,421 recorded sales. Before the figures above, 80 non-arms-length transfers (nominal estate, gift, or intra-family deeds and mis-recorded bulk filings) and 12 duplicate records of the same deed (a combined apartment or penthouse recorded under more than one unit label) were removed. Corridors may overlap — a sale can appear in both a neighborhood set and a narrower avenue set. Recorded transfers via NYC Department of Finance, enriched by The Roebling Research Library.
Hell's Kitchen rents
Hell's Kitchen rents are up 3.6% so far in 2026, against the same months of 2025. 2025 was +5.6%, 2024 +2.3%, 2023 +0.9%.
The same apartments, lease to lease, each year against the year before (4,827 lease-to-lease comparisons). 2026 compares January–September with January–September 2025. The latest months can move as late-reported leases arrive.
| Size | 2023 | 2024 | 2025 | 2026 YTD |
|---|---|---|---|---|
| All sizes | $76565 leases−2.7% | $80576 leases+4.9% | $83630 leases+4.2% | $88506 leases+5.8% |
| Studio | $8697 leases | $85132 leases−1.0% | $93135 leases+8.3% | $96134 leases+4.2% |
| 1 bedroom | $75317 leases−4.8% | $79296 leases+4.6% | $83347 leases+5.7% | $86272 leases+4.0% |
| 2 bedroom | $74133 leases+2.0% | $76140 leases+2.8% | $77140 leases+2.4% | $8694 leases |
| 3 bedroom+ | $72*18 leases | — | — | — |
Median rent per square foot per year, from closed leases that report square footage. 2026 is January–September. * Fewer than 30 leases.
| Size | 2023 | 2024 | 2025 | 2026 YTD |
|---|---|---|---|---|
| All sizes | $1,10043 leases | $1,11737 leases | $1,23337 leases | $1,33340 leases |
| Studio | $1,150*12 leases | — | — | $1,612*14 leases |
| 1 bedroom | $1,050*27 leases | $1,050*22 leases | $1,166*26 leases | $1,275*20 leases |
Median monthly rent per room, co-op sublets. 2026 is January–September. * Fewer than 30 leases.
Compiled by The Roebling Team at Compass from closed leases, through September 2026. Figures are indicative, not an appraisal. The Roebling Index
At a glance
Neighborhood: Hell's Kitchen, also called Clinton, on Manhattan's West Side, west of Eighth Avenue through the West 40s and 50s Adjacent neighborhoods: Hudson Yards to the south, the Theater District and Central Midtown to the east, Lincoln Square and the Upper West Side across West 59th Street to the north Building stock: Mid-rise prewar co-ops and walk-ups on the side streets; late-twentieth-century condominium towers along Eighth Avenue and West 57th Street; new-development condominiums and rentals toward the river Profiles on this site: Condominiums and co-ops, each with its recorded sale history, tax position and Local Law exposure Source: The Roebling Team at Compass, from public records, building offering plans and our research library. October 2026.
Why Hell's Kitchen
Hell's Kitchen is one of the few Manhattan neighborhoods where a buyer can choose between a prewar co-op on a residential side street and a full-service condominium tower within a few blocks of each other, a short walk from the Theater District, Columbus Circle and the Hudson River. The inventory is broad rather than uniform, and that breadth is the point: the same neighborhood holds entry-level co-op apartments, large-floor-plate tower condominiums and recent new development.
The figures above this guide are the neighborhood's own. Sales are measured as the median condominium price per square foot and co-op price per room across the buildings placed in Hell's Kitchen, and rents as the same apartments leased again, year over year. Buildings in Hudson Yards, Chelsea and Midtown are counted on their own pages, not here.
The building stock
Tower condominiums. The neighborhood's largest condominium buildings date from the late 1970s through the 2000s, among them The Orion at 350 West 42nd Street, The Atelier at 635 West 42nd Street, Two Worldwide Plaza at 350 West 50th Street, Central Park Place at 301 West 57th Street and The Sheffield at 322 West 57th Street. Each carries a long recorded sale history, which makes their pricing unusually well documented.
Prewar co-ops. The side streets hold prewar cooperatives such as Addison Hall at 457 West 57th Street and The Whitby at 325 West 45th Street. Co-op purchases here follow board approval, financing and sublet rules set building by building; each profile sets out what we have on file.
New development. Closer to the river, the neighborhood's newer condominiums sit among large rental buildings.
What to know if you're buying
Compare like with like. A tower condominium on West 57th Street and a walk-up co-op on West 46th Street sit in the same neighborhood and price on different terms: condominiums by the foot, co-ops by the room. The building pages carry each building's own recorded sales, which say more about a specific apartment than any neighborhood median.
For co-ops, read the board policies before the listing. Financing limits, sublet terms and flip taxes vary by building and can decide whether an apartment fits a buyer's plans.
The Roebling Team at Compass
We track every recorded sale and closed lease in Hell's Kitchen building by building. For a pricing opinion on a specific apartment, or a read on a building before you bid, get in touch.
Buildings on Hell's Kitchen
Tell us what you are looking for and the Roebling Research Desk will send building matches across Hell's Kitchen, with pricing and diligence on each.
Get building matches sent to you →Get the corridor read on your building.
See how your apartment stacks up against the rest of Hell's Kitchen, or get a market update tuned to this stretch — sent to you directly.