About 15 Hudson Yards
15 Hudson Yards was the first residential tower to open at Hudson Yards, and that matters more than people realize. When the development was still mostly construction cranes and skepticism, this was the building that asked buyers to take the leap -- and enough of them did to prove that the far west side could support serious luxury residential. We watched it go up from our office a few blocks away and have been in and out of the building since the earliest closings. What struck us then, and still does now, is the architecture. Diller Scofidio + Renfro -- the firm behind the High Line -- designed a tower that morphs from a rectangular base into a contoured cloverleaf at the top, and it is one of the most distinctive silhouettes on the Manhattan skyline. This is not a glass box. DS+R brought genuine architectural credibility to Hudson Yards, and 15 HY is the building that set the tone for everything that followed.
The building also has something no other Hudson Yards tower can claim: a direct connection to The Shed, the arts center that has become one of the most interesting cultural venues in the city. That is not just a talking point for the sales brochure. Residents are physically adjacent to a major cultural institution, and the programming -- contemporary art, performance, music -- gives the neighborhood a creative anchor that developments this size usually lack. DS+R designed both The Shed and 15 HY, so there is an architectural continuity between the two that feels intentional rather than coincidental. For buyers who care about culture and design, that connection is a meaningful differentiator. We have had clients who were cross-shopping with 35 Hudson Yards and One57 choose 15 HY specifically because the cultural dimension appealed to them in a way that hotel services or Billionaires' Row addresses did not.
Here is the practical picture. 15 Hudson Yards has 285 residences across 88 stories, making it the tallest residential tower at Hudson Yards. Rockwell Group designed the interiors with two palette options -- a lighter Tonal scheme and a richer Contrast palette -- and the finishes are clean and well-executed without being over-the-top. Units range from one-bedrooms to four-bedrooms and penthouses, with pricing that starts around $2.5 million and reaches above $20 million for the top units. That positions it below 35 Hudson Yards on a per-square-foot basis, which makes 15 HY the more accessible entry point into the Hudson Yards luxury market. And then there is Skytop -- the outdoor terrace at 900 feet that is the highest outdoor residential amenity in New York City. We have been up there. The 360-degree views are not something you forget. If the amenity is going to be a deciding factor, Skytop alone puts 15 HY in a category of its own.
15 Hudson Yards at a Glance
15 Hudson Yards, New York, NY 10001
Related Companies
Diller Scofidio + Renfro
2019
285
70
Kondominium
Hudson Yards
15 Hudson Yards Condos for Sale
Why Buyers Choose 15 Hudson Yards
Diller Scofidio + Renfro's Design Credibility Is the Real Thing
In a market full of starchitect-branded towers, 15 Hudson Yards stands out because DS+R's involvement goes beyond a name on the marketing materials. This is the firm that designed the High Line and The Shed -- two projects that literally reshaped the west side of Manhattan. Their approach to 15 HY is visible in the building's evolving form, the quality of the glass enclosure, and the way the tower relates to the public spaces around it. We have had clients who are architects, designers, and art collectors choose this building specifically because of DS+R's involvement. For buyers who treat their home as an expression of their taste, the design pedigree here is not abstract -- it is something you see and feel every time you walk in.
The Cultural Connection to The Shed Gives the Address Meaning
Most luxury buildings try to create a sense of community through amenities -- a lounge, a screening room, a wine cellar. 15 Hudson Yards has all of that, but it also has something rarer: physical adjacency to a genuine cultural institution. The Shed hosts programming that ranges from contemporary art installations to music to performance, and it draws a creative audience that adds texture to the neighborhood. For buyers who value culture as part of their daily environment -- not just something they visit on weekends -- the connection to The Shed is a differentiator we cannot overstate. We have seen it be the deciding factor for buyers choosing 15 HY over 35 HY or over Billionaires' Row addresses that offer luxury services but not cultural depth.
A More Accessible Price Point Than 35 Hudson Yards and Billionaires' Row
We work with buyers across the Manhattan luxury market, and the pricing at 15 Hudson Yards hits a sweet spot that 35 HY and the Central Park South towers do not. One-bedrooms starting around $2.5 million and two-bedrooms in the $3.5 to $5 million range put this building within reach for a broader spectrum of serious buyers -- not just the $10 million-and-up crowd. The 421-a tax abatement reduces carrying costs further. For buyers who want a new-construction luxury condo with a world-class architect, legitimate amenities, and the Hudson Yards location without spending $3,000-plus per square foot, 15 HY offers genuine value. We often describe it to clients as the best dollar-for-dollar proposition in the Hudson Yards development.
The Pioneer's Advantage -- First to Market, First to Prove the Concept
Being the first residential tower at Hudson Yards meant 15 HY had to earn buyer confidence when the development was still largely aspirational. That is worth something now. The building has an established resident community, proven building operations, and a track record that newer towers in the development are still building. Early buyers took a bet on the neighborhood and have benefited from the maturation of Hudson Yards around them -- the retail, the cultural programming, the transit improvements, the park access. For buyers entering now, you get the benefit of that pioneer period without the risk. The building is operational, the neighborhood has taken shape, and the question of whether Hudson Yards would work has been answered. We tell clients: 15 HY is no longer a bet on the future. It is a building with a track record in a neighborhood that has arrived.
Our Perspective on 15 Hudson Yards
Here is what we tell every client who asks us about 15 Hudson Yards. We have been in this building since it opened, we work blocks away, and we have sold in the Hudson Yards development. Our perspective comes from repeated, firsthand experience -- not from a press release.
The strengths are clear. DS+R designed a building that has genuine architectural distinction -- the silhouette, the glass quality, the relationship to The Shed and the public spaces below. Skytop at 900 feet is an amenity that no other residential building in New York can match. The pricing, relative to 35 Hudson Yards and Billionaires' Row, offers real value -- you are getting new-construction quality, serious amenities, and a 421-a tax abatement at a per-square-foot price that is meaningfully lower than the competition. For a building of this caliber to have one-bedrooms starting around $2.5 million is notable in today's market.
Now the honest caveats. 285 units is a lot. This is not a boutique building. You will share your amenities and your elevators with more neighbors than you would at 35 HY (137 units), 220 Central Park South (118 units), or most of the Billionaires' Row towers. For some buyers, that scale is a non-issue. For others -- particularly those coming from smaller co-ops or boutique condos -- it changes the feel of the building.
The lower-floor units are the area where we are most candid. If you buy a Plaza residence on a lower floor, you are not getting the Hudson Yards views that the marketing materials showcase. You may be looking at neighboring buildings, development parcels, or the rail yards infrastructure. The views that make 15 HY special -- the sweeping panoramas, the river, the skyline -- really kick in on the upper floors. We always tell clients: budget for height here, because the experience difference is substantial.
The neighborhood is still finding its identity. We have covered this in detail elsewhere, but it bears repeating: Hudson Yards is convenient, well-serviced, and increasingly interesting, but it is not yet a neighborhood with the organic, street-level character that the Village, Tribeca, or the Upper West Side have earned over decades. That will come with time as the residential population grows, but it is not there yet.
The value proposition, though, is real. When we sit down with a client who is cross-shopping 15 HY against 35 HY, Central Park Tower, or One57, and we run the numbers -- price per square foot, carrying costs after the abatement, amenity quality, design pedigree -- 15 Hudson Yards consistently looks like one of the smartest buys in the new-construction luxury market. It is not the most exclusive building at Hudson Yards, and it is not the flashiest address in Manhattan. But for buyers who prioritize substance over status and want real value at the luxury level, we think it is genuinely hard to beat.
Pembeli Internasional Disambut
Warga negara asing dapat membeli kondominium di Manhattan tanpa persyaratan visa atau tempat tinggal. Banyak pembeli internasional menggunakan LLC untuk privasi dan perencanaan warisan. Manhattan Miami mengkhususkan diri dalam memandu pembeli internasional melalui proses akuisisi, mulai dari opsi pembiayaan hingga prosedur penutupan transaksi.
Baca Panduan Pembeli Internasional Kami →About 15 Hudson Yards
15 Hudson Yards is an 88-story luxury condominium tower on Manhattan's far west side, the first residential building completed at the Hudson Yards mega-development. Designed by Diller Scofidio + Renfro -- the architecture firm behind the High Line -- with interiors by Rockwell Group, the building houses 285 residences and is connected to The Shed arts center. As a brokerage that lives and works blocks from this building and has sold in the Hudson Yards development, Manhattan Miami offers a perspective on 15 Hudson Yards condos for sale that is grounded in repeated, firsthand experience.
The architecture is the first thing buyers notice, and it should be. DS+R designed a tower whose form evolves from a rectangular base aligned with the Manhattan street grid to a contoured cloverleaf at the top -- a shape that creates one of the most distinctive profiles on the city skyline. The precision cold-formed glass enclosure delivers floor-to-ceiling views while the building's connection to The Shed gives it a cultural anchor that most residential developments lack. For buyers evaluating 15 Hudson Yards apartments, the design pedigree is not merely aesthetic -- it reflects a level of architectural thought that shows in the layouts, the light quality, and the building's relationship to the public spaces around it.
15 Hudson Yards apartments are organized into five residence categories: Plaza on the lower floors, Loft with more expansive layouts, Panorama on the upper floors, Penthouses, and Duplex Penthouses at the top of the tower. Pricing for 15 Hudson Yards condos for sale begins at approximately $2.5 million for one-bedrooms and extends above $20 million for penthouse units, with per-square-foot pricing generally between $2,000 and $2,600. A 20-year 421-a tax abatement with roughly 13 years remaining reduces annual property taxes by 80 to 95 percent during the full exemption period, making the effective carrying costs more competitive than the sticker price suggests.
The amenity program spans over 60,000 square feet and is anchored by Skytop, the highest outdoor residential amenity space in New York City at 900 feet. We have been up there, and the 360-degree views -- Hudson River, midtown skyline, downtown, New Jersey -- are genuinely breathtaking. Additional amenities include a 75-foot swimming pool, Wright Fit-designed fitness center, spa and treatment rooms, wine storage, two private dining suites, screening room, golf simulator, and a full concierge program with in-residence dining and personal chef services.
Buyers considering Hudson Yards residential options are typically comparing 15 HY with 35 Hudson Yards, the neighboring tower designed by SOM with Equinox Hotel integration and a higher price point. They are also cross-shopping with Billionaires' Row addresses like 220 Central Park South and Central Park Tower, as well as One57 and 53W53. What 15 Hudson Yards offers in this competitive set is a combination of design credibility, cultural adjacency, and value pricing that is difficult to match. The per-square-foot cost is meaningfully lower than 35 HY and substantially below the Central Park frontage towers, while the architectural and amenity quality holds up in any comparison.
We are candid with clients about the considerations. The lower-floor Plaza units do not deliver the sweeping views that the upper floors offer -- buyers should budget for height if views are a priority. At 285 units, the building is larger than most of its luxury competitors, which affects the boutique feel. And the Hudson Yards neighborhood, while convenient and increasingly dynamic, is still establishing the organic street-level character that defines older Manhattan neighborhoods. These are not deal breakers -- they are realities that informed buyers should understand.
Manhattan Miami has direct experience advising buyers at 15 Hudson Yards and across the Hudson Yards development. We know which residence categories offer the best value, which floor lines get the best light, and how the building's pricing compares to the broader Manhattan luxury market. If you are exploring 15 Hudson Yards apartments or evaluating Hudson Yards residential options, our team brings the neighborhood knowledge and building familiarity that only comes from living and working blocks away.
Explore luxury condos in New York City or view Billionaires' Row for ultra-luxury developments. For international buyers, see our NYC guide for foreign purchasers.
Available Residences
Currently available at 15 Hudson Yards
Residence PH88C
15 Hudson Yards #PH88C, Manhattan, NY 10001
Residence PH87B
15 Hudson Yards #PH87B, Manhattan, NY 10001
Residence 69B
15 Hudson Yards #69B, Manhattan, NY 10001
Hunian Tak Tertandingi
Koleksi Residensi
1 to 2-Bedroom Residences
1-2 Bedrooms
800 - 2,200 sq ft
$2,500,000 - $6,500,000
- Plaza and Loft categories
- Floor-to-ceiling windows
- Wide-plank white oak flooring
- Miele appliances
- Tonal or Contrast palettes by Rockwell Group
3 to 4-Bedroom Residences
3-4 Bedrooms
2,200 - 4,000 sq ft
$7,000,000 - $15,000,000
- Upper-floor Panorama residences
- Sweeping multi-directional views
- Generous entertaining spaces
- Premium Rockwell Group finishes
- Hudson River and skyline exposures
Penthouses & Duplexes
4+ Bedrooms
4,000 - 7,000+ sq ft
$15,000,000 - $32,000,000+
- Highest floors near the cloverleaf apex
- Most commanding views in the building
- Bespoke layouts and premium materials
- Closest to Skytop terrace at 900 feet
- Full-floor and duplex configurations
Residences from $1,695,000
Extraordinary Amenities at 15 Hudson Yards
Over 60,000 square feet of lifestyle amenities crowned by Skytop, NYC's highest outdoor residential space at 900 feet
Fitness & Wellness
- Wright Fit-designed 3,500 sq ft fitness center
- 75-foot swimming pool
- Private yoga studio
- Private fitness studios
- Spa and treatment rooms
- In-residence spa services
Entertainment & Social
- Skytop: NYC's highest outdoor residential space at 900 feet
- Two private dining suites with catering
- Wine storage and tasting rooms
- Screening room
- Golf simulator lounge
- Club room and lounge
- Roof deck
Business & Family
- Business center
- Conference room
- Children's playroom
- Library
Services
- 24-hour concierge
- Full-service laundry and housekeeping
- In-residence dining and personal chefs
- Personal shoppers and refrigerator stocking
- Art consultation and framing
- Pet and plant care
- Luggage packing and translation assistance
- Car detailing
- Priority reservations at Hudson Yards restaurants
Para Visioner
Diller Scofidio + Renfro
Architect
Related Companies & Oxford Properties
Developer
Hudson Yards: Manhattan's Most Dynamic New Address
Hudson Yards is New York City's most ambitious urban development, transforming 28 acres of Manhattan's far west side into a thriving district of luxury residences, world-class dining, high-end retail, cutting-edge arts venues, and expansive public spaces. 15 Hudson Yards sits at the cultural epicenter of this new neighborhood, adjacent to The Shed and the High Line, with the entire development's amenities at residents' doorsteps.
Arts & Culture
15 Hudson Yards adjoins The Shed, a groundbreaking arts center that commissions original works across all creative disciplines. The Vessel, Thomas Heatherwick's iconic interactive sculpture, rises nearby with 154 interconnecting flights of stairs and 80 landings. The High Line elevated park, which connects directly to the neighborhood, leads south to Chelsea's world-renowned gallery district.
Dining & Entertainment
Hudson Yards is home to over 25 restaurants and food venues including Chef Jose Andres' Mercado Little Spain, Danny Meyer's Ci Siamo, Russ & Daughters, and Peak on the 101st floor of 30 Hudson Yards. The Edge observation deck at 30 Hudson Yards is the highest outdoor sky deck in the Western Hemisphere, offering 360-degree views and a champagne bar 100 floors up.
Shopping & Retail
The Shops at Hudson Yards feature seven levels of premier retail with over 70 stores including Louis Vuitton, Cartier, Dior, Bulgari, and Neiman Marcus. Contemporary brands such as Aritzia, Alo Yoga, MUJI, and Uniqlo round out the offering, making it Midtown Manhattan's preeminent shopping destination.
Transportation & Sustainability
The 34th Street–Hudson Yards station on the 7 train is one block away, offering direct service to Times Square, Grand Central, and Flushing. Penn Station is a short walk east for NJ Transit, LIRR, and Amtrak. The neighborhood operates on an innovative microgrid with two cogeneration plants, and 15 Hudson Yards is connected to a thermal loop that exchanges heat and chilled water between buildings for maximum energy efficiency.
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Pertanyaan yang Sering Diajukan
How does 15 Hudson Yards compare to 35 Hudson Yards?
This is the most common comparison we hear, and the answer depends on what the buyer values. Different architect, different vibe, different price point. 35 HY was designed by David Childs of SOM with limestone cladding and an Equinox Hotel on the lower floors -- it is the premium, hotel-services play with only 137 units starting at the 53rd floor. 15 HY, designed by Diller Scofidio + Renfro, is architecturally more adventurous -- that cloverleaf shape is visually striking -- and has 285 units starting at lower floors. The price per square foot at 15 HY is generally $400 to $600 less than 35 HY. We have walked units in both buildings many times. If a client wants the Equinox ecosystem, fewer neighbors, and guaranteed high-floor views, 35 HY wins. If they want DS+R's design, Skytop at 900 feet, a broader range of unit types, and a lower entry price, 15 HY is the better choice. Neither is objectively better -- it is about fit.
What does the connection to The Shed actually mean for residents?
The Shed is a cultural center designed by DS+R -- the same firm that designed 15 HY -- and it sits adjacent to the building. For residents, the connection is both physical and programmatic. You are steps from a venue that hosts contemporary art exhibitions, performances, and events that draw serious cultural programming. It is not a private amenity -- The Shed is open to the public -- but the proximity means residents can walk to events the way Upper West Siders walk to Lincoln Center. Practically, it gives the building a cultural anchor that Hudson Yards would otherwise lack. We have had clients tell us the relationship to The Shed was a deciding factor, particularly buyers with backgrounds in the arts who wanted their home address to reflect that sensibility. It is not a tangible financial benefit, but for the right buyer, it changes the character of the address.
What is the price range for condos at 15 Hudson Yards?
One-bedrooms start around $2.5 million. Two- and three-bedrooms range from $3.5 million to $10 million depending on floor, exposure, and size. Penthouses and duplex penthouses go above $20 million. Average per-square-foot pricing falls between $2,000 and $2,600, which positions 15 HY meaningfully below 35 Hudson Yards and well below Billionaires' Row buildings like 220 Central Park South or Central Park Tower. The building also has a 20-year 421-a tax abatement with about 13 years remaining, which reduces real estate taxes by 80 to 95 percent during the full exemption period. We always run the full carrying-cost numbers for our clients, because the abatement makes the effective monthly cost lower than what you might expect at this price level.
What are the views like at 15 Hudson Yards?
This is where we need to be candid, because the answer varies dramatically by floor. The upper-floor Panorama and Penthouse units have genuinely spectacular views -- the cloverleaf design means each quadrant faces a different direction, and at that height you are seeing the Hudson River, the midtown skyline, downtown, and New Jersey in a full 360-degree sweep from Skytop. But the lower-floor Plaza residences do not get those views. They are closer to street level, and depending on the line, you may be looking at other Hudson Yards buildings or development parcels rather than open sky. We always tell clients: if views are a priority, budget for the upper floors. The view difference between a 20th-floor unit and a 60th-floor unit here is not incremental -- it is transformative. We have shown both, and they feel like different buildings.
What are the floor plans like at 15 Hudson Yards?
The building organizes its 285 units into five categories: Plaza on the lower floors, Loft with more expansive layouts, Panorama on the upper floors with the best views, Penthouses, and Duplex Penthouses at the top. All units feature floor-to-ceiling windows, wide-plank white oak floors, and Miele appliances. Buyers choose between a Tonal palette -- lighter, more neutral -- and a Contrast palette that is richer and darker. Having walked through a range of units, we find the Panorama layouts particularly well-resolved -- the cloverleaf shape at the upper floors creates interesting room geometries that are not just square boxes. The one-bedrooms are efficient but tight. The two- and three-bedrooms feel like the layout sweet spot for how most buyers actually live. We recommend seeing at least two different residence categories in person, because the variation is meaningful.
What are the monthly carrying costs at 15 Hudson Yards?
Common charges vary by unit size but generally run $3 to $5 per square foot monthly. For a two-bedroom around 1,200 to 1,500 square feet, expect common charges in the $4,000 to $6,000 range. Real estate taxes are substantially reduced by the 421-a abatement -- during the full exemption period, you are paying a fraction of what a comparable unit in a non-abated building would owe. That abatement started in 2019, so there are roughly 13 years of savings remaining before the phase-out begins. We always model the long-term trajectory for clients, because the monthly cost will increase as the abatement winds down. But for the near and medium term, the tax savings make 15 HY's carrying costs quite competitive relative to its price point.
Is Hudson Yards actually livable on a day-to-day basis?
We get this question from almost every buyer considering the neighborhood, and it is a fair one. The short answer is yes, with caveats. The daily infrastructure is there -- grocery options, pharmacy, dry cleaning, the 7 train one block away, Hudson River Park a short walk west. The Shops at Hudson Yards cover retail needs, and the restaurant options between Mercado Little Spain, the High Line corridor, and the development itself are solid. What Hudson Yards does not have yet is the organic, lived-in quality of established Manhattan neighborhoods. There is no neighborhood coffee shop where everybody knows your name. The streets can feel quiet late at night. The residential community is still growing into itself. We live and work nearby and we have seen the trajectory -- it is getting better each year as more residents move in and the surrounding blocks develop. But if someone asks us whether Hudson Yards feels like the West Village, the answer is no, and we are honest about that.
Who is the architect and why does Diller Scofidio + Renfro matter?
Diller Scofidio + Renfro is one of the most respected architecture firms in the world, and 15 Hudson Yards was their first large-scale residential tower. Their most famous project is arguably the High Line itself -- they transformed an abandoned elevated rail line into the park that catalyzed the entire west side. They also designed The Shed, which sits adjacent to 15 HY. Having a firm of that caliber design your building is not just a marketing credential -- it shows in the details. The way the tower's form evolves from rectangular to cloverleaf, the precision of the cold-formed glass curtain wall, the relationship between the building and the public spaces around it -- these are design decisions that a less thoughtful firm would not have made. For buyers who care about architecture as more than just a pretty facade, DS+R's involvement gives 15 HY a credibility that most new developments simply cannot claim.
Your 15 Hudson Yards Awaits
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15 Hudson Yards, New York, NY 10001
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Analisis Pasar Properti Manhattan
Konteks Pasar: Harga kondominium mewah di Manhattan tersegmentasi menurut submarket. Koridor Billionaires’ Row (57th Street, antara Park Avenue dan Columbus Circle) mencatat harga per kaki persegi tertinggi di Amerika Serikat, dengan residensi trofi yang diperdagangkan pada $4,000-$10,000+ per SF. Manhattan bagian bawah (Tribeca, West Village, Soho) memiliki tingkatan ultramewahnya sendiri, didorong oleh pasokan pengembangan baru yang terbatas. Median kondominium Upper East Side dan Upper West Side berada jauh di bawah level trofi downtown, tetapi menawarkan denah lantai yang lebih luas serta akses ke Central Park. Harga di Manhattan sensitif terhadap suku bunga, tarif berjenjang Mansion Tax, dan tahap rencana penawaran setiap gedung.
Wawasan Entitas: Pengembangan baru yang dijual langsung oleh sponsor pada 2026 mencakup 80 Clarkson (West Village), 255 East 77th (Upper East Side), 140 Jane (West Village), 1122 Madison (Carnegie Hill), dan Mandarin Oriental Fifth Avenue. Gedung yang telah selesai dengan inventaris sponsor tersisa mencakup Central Park Tower, 220 Central Park South, 53 West 53, 111 West 57th, dan 50 West 66th. Masing-masing memiliki riwayat sponsor, bank pemberi kredit konstruksi, ritme amendemen rencana penawaran, serta status 421-a atau keringanan pajak lainnya yang berbeda dan wajib diuji tuntas satu per satu.
Sinyal bagi Pembeli: Fondasi struktural Manhattan mencakup proses rencana penawaran yang diawasi Jaksa Agung New York (memberikan perlindungan prosedural di sisi pembeli yang tidak tersedia di pasar dengan regulasi lebih longgar), kedalaman pasar jual kembali (likuiditas tinggi saat keluar dari investasi), dan pasokan jangka pendek yang terbatas (kapasitas zonasi yang sempit di submarket inti). Risiko yang perlu ditimbang saat kontrak: kenaikan tarif berjenjang Mansion Tax di atas $2M, pengalihan pajak pengalihan kepada pembeli pada penjualan sponsor, eksposur batas lahan dan koridor pandang pada lahan tertentu, kebijakan dewan kondominium terkait sublet dan penjualan kembali, serta jadwal penghapusan bertahap 421-a bila berlaku. Status setiap proyek, tingkat inventaris sponsor, amendemen rencana penawaran AG, harga, atau persentase penjualan perlu diverifikasi pada saat Anda bertanya.
Fakta Kunci
- Rentang $/SF kondominium trofi Manhattan: $1,500-$10,000+
- Rata-rata $/SF Billionaires’ Row: $4,000-$10,000+
- $/SF trofi downtown (Tribeca/West Village): $2,500-$6,000+
- Mansion Tax: 1% di atas $1M, tarif berjenjang di atas $2M bagi pembeli
- Deposit kontrak sponsor pada umumnya: 10%-20% saat penandatanganan
- Jendela telaah standar oleh pengacara pembeli: 1-3 hari kerja sejak kontrak diterima
- Komisi di sisi sponsor: pengembang membayar agen pembeli pada penjualan sponsor
- Program keringanan pajak (bila berlaku): 421-a, J-51, status diverifikasi gedung per gedung
- Kepemilikan melalui LLC bagi warga negara asing: lazim, disusun saat kontrak
Prosedur Pembeli
Prosedur penjualan sponsor di Manhattan: formulir reservasi → penyampaian rencana penawaran → telaah pengacara pembeli → penandatanganan kontrak dan deposit awal → komitmen hipotek (bila dibiayai) → penutupan transaksi saat serah terima. Prosedur inventaris sponsor dan pasar jual kembali berbeda; perencanaan advisori sebelum kunjungan sangat disarankan.
Tanya Jawab Properti Manhattan
Apa itu rencana penawaran Jaksa Agung New York?
Rencana penawaran adalah dokumen hukum yang diajukan kepada Jaksa Agung New York dan mengatur penjualan setiap kondominium di Manhattan. Dokumen ini menetapkan penanganan deposit, spesifikasi unit, biaya bersama, pajak properti, kewajiban sponsor, dan perlindungan pembeli. Tidak ada penjualan kondominium Manhattan yang ditutup di luar kerangka rencana penawaran yang telah diterima; amendemen diajukan secara berkala dan ditelaah oleh pengacara pembeli saat kontrak.
Apa itu inventaris sponsor?
Inventaris sponsor merujuk pada unit yang belum terjual dan masih dimiliki pengembang gedung (“sponsor”). Unit sponsor benar-benar baru, belum pernah dihuni, dan dapat mencakup harga yang dapat dinegosiasikan, kredit biaya penutupan, serta akses ke program keringanan pajak bila gedung memilikinya. Transaksi di sisi sponsor mengikuti rencana penawaran, bukan kontrak jual kembali standar.
Keringanan pajak apa yang berlaku di Manhattan?
421-a adalah keringanan kondominium yang paling umum di Manhattan, memberikan beban pajak properti yang lebih rendah selama 10 hingga 25 tahun pada pengembangan baru yang memenuhi syarat. J-51 berlaku pada gedung hasil rehabilitasi tertentu. Setiap keringanan memiliki jadwal penghapusan bertahap serta status kualifikasi spesifik per gedung yang wajib diverifikasi dalam rencana penawaran dan sertifikat pajak terbaru.
Biaya penutupan apa saja yang berlaku pada kondominium Manhattan?
Biaya penutupan di sisi pembeli umumnya 2% hingga 4% dari harga, mencakup pajak pengalihan NYC dan NYS (sering ditanggung pembeli pada penjualan sponsor), Mansion Tax (1% di atas $1M dengan tarif berjenjang di atas $2M), title insurance, honorarium pengacara pembeli, Mortgage Recording Tax bila dibiayai, serta biaya bersama dan pajak properti yang diprorata.
Apakah biaya bersama sama dengan iuran HOA?
Tidak. Kondominium di Manhattan menggunakan istilah “common charges” (biaya bersama), bukan iuran HOA. Biaya bersama mendanai operasional gedung, staf, fasilitas, dan dana cadangan. Pajak properti ditagih terpisah oleh NYC dan bukan bagian dari biaya bersama.
Bagaimana Manhattan Miami memperoleh imbalan pada transaksi di Manhattan?
Pada pembelian pengembangan baru di sisi sponsor, pengembang membayar komisi agen pembeli Manhattan Miami. Pendampingan pembeli tidak menimbulkan biaya apa pun dari kantong pembeli. Pada transaksi jual kembali, pengaturan komisi diungkapkan pada awal kerja sama.