About 35 Hudson Yards
35 Hudson Yards is the residential crown jewel of the Hudson Yards development -- and we say that having watched every tower in this complex go up from our office a few blocks east. When Related Companies set out to build a luxury condo here, they made a smart structural decision: put the Equinox Hotel on the lower floors and start residences on the 53rd floor. That is not a marketing gimmick. It means you are already at supertall height before the residential portion of the building even begins. The lowest apartment at 35 Hudson Yards sits higher than the top floor of most Manhattan condo buildings. We have walked units here from the earliest closings, and the immediate, unobstructed views from even the entry-level floors are genuinely striking -- Hudson River, midtown skyline, Statue of Liberty, all of it, from day one.
David Childs of Skidmore, Owings & Merrill designed the tower, and Childs made an interesting choice: limestone cladding rather than the all-glass curtain walls that dominate Hudson Yards. That gives 35 HY a more traditional, substantial feel compared to its neighbor 15 Hudson Yards, which is full glass and sculptural in the Diller Scofidio + Renfro mode. Inside, Tony Ingrao handled the interiors -- Smallbone of Devizes kitchens, Taj Mahal quartzite counters, Gaggenau appliances, Iceberg Quartzite in the master baths. The finishes are serious. We tell clients who are cross-shopping with One57 -- another condo-above-a-hotel model -- that 35 HY's interior quality is a step up, and the hotel-services integration is far more developed. One57 gave you a Park Hyatt downstairs. 35 HY gives you the entire Equinox ecosystem: the hotel, the 60,000-square-foot gym, the pools, SoulCycle, spa, and Major Food Group dining. It is a meaningfully different proposition.
Here is the honest context we give every buyer considering this building. 35 Hudson Yards competes at the top of the Manhattan market -- you are looking at $4 million for a two-bedroom and north of $30 million for a penthouse. At that level, our clients are also touring 220 Central Park South, Central Park Tower, 53W53, and the other Billionaires' Row addresses. What 35 HY offers that those buildings do not is the hotel-services infrastructure and the fact that every single residence has views that would be penthouse-caliber in most other buildings. What it does not offer is a Central Park address or the established neighborhood feel of the Upper West or Upper East Side. Hudson Yards is still a new neighborhood -- exciting and genuinely convenient, but different in character. We have sold units in this building and we are candid about both sides because that is what serious buyers at this price point expect.
35 Hudson Yards at a Glance
35 Hudson Yards, New York, NY 10001
Related Companies & Oxford Properties
David Childs / SOM
2019
143
72
콘도미니엄
Hudson Yards
35 Hudson Yards Condos for Sale
Why Buyers Choose 35 Hudson Yards
Every Residence Starts at the 53rd Floor -- Instant Views, No Compromise
This is the structural advantage that most distinguishes 35 Hudson Yards from its competition. By placing the Equinox Hotel on the lower floors, Related guaranteed that the lowest residential unit sits higher than the top floor of most Manhattan condo buildings. We have shown units at 35 HY where the buyer walks in and immediately understands -- there is no version of this apartment that does not have a dramatic, wide-open view. Compare that to Billionaires' Row towers where a lower-floor unit might look directly into a neighboring building. At 35 HY, the entry-level view is what other buildings call the penthouse view. That consistency across all units is rare and genuinely valuable.
The Equinox Integration Is Not Marketing -- It Is the Daily Experience
We have been in enough hotel-branded condos to know that the label often overpromises and underdelivers. 35 Hudson Yards is different because Equinox actually operates the hospitality layer of the building. The 60,000-square-foot gym, the indoor and outdoor pools, SoulCycle, the spa, the hotel concierge infrastructure, the Major Food Group and Stephen Starr restaurants -- these are not amenities tacked onto a residential building. They are the core of the building's lower half, and residents plug into that ecosystem daily. For buyers who are serious about wellness, who want hotel-caliber service without living in a hotel, this integration is unmatched in Manhattan. We tell clients: if the Equinox lifestyle resonates with how you actually live, no other building competes with this one.
Hudson Yards as a Self-Contained City Within a City
Love it or critique it, Hudson Yards has assembled something no other Manhattan neighborhood offers in one location: over 100 shops and restaurants, The Shed arts center, the High Line, Edge observation deck, Mercado Little Spain, and direct 7-train subway access -- all within a five-minute walk from your front door. For international buyers who split time between cities, or for anyone who values the efficiency of having everything immediately accessible, the convenience factor is real. We have clients who chose 35 HY specifically because they can go from their apartment to a world-class gym, dinner, and a cultural event without ever hailing a cab. The neighborhood is not for everyone -- we are the first to say that -- but for the buyer it fits, nothing else is as turnkey.
Modern Glass Aesthetic for Buyers Who Do Not Want Limestone
Manhattan luxury real estate has a strong classical tradition -- limestone, pre-war proportions, Stern-designed elegance. That is not what every buyer wants. 35 Hudson Yards offers a contemporary, glass-and-limestone hybrid with clean lines, soaring floor-to-ceiling windows, and interiors that feel current without being trendy. We see this consistently with buyers from Miami, London, Hong Kong, and the Middle East -- they come from cities where modern architecture is the norm, and they want that aesthetic continued in their Manhattan residence. When clients tell us they have toured 220 Central Park South and respect the building but want something that feels more of this moment, 35 HY is usually the next stop. It is the contemporary counterpoint to the classical Billionaires' Row addresses, and for the right buyer, that is exactly the point.
Our Perspective on 35 Hudson Yards
We are going to give you the same assessment we give every client who sits down with us to discuss 35 Hudson Yards, because at this price point you deserve candor, not a sales pitch. We have sold units in this building. We work a few blocks away. We have watched Hudson Yards evolve from a construction site to a functioning -- if still-maturing -- neighborhood. Here is what we think.
The strengths are real. The 53rd-floor starting elevation is a genuine structural advantage that no marketing can fabricate. The Equinox integration delivers hotel-level services in a way that most branded-residence programs do not. The 421-a tax abatement, with roughly 13 years still remaining, meaningfully reduces carrying costs. And the finishes -- the Ingrao interiors, the Smallbone kitchens, the quartzite -- are at the level you expect when you are spending $3,000 per square foot. David Childs designed a building that reads as both modern and substantial, and we think it will age well.
Now here is what we tell clients honestly. Hudson Yards still feels commercial and corporate in places. It is not the Upper West Side, where you walk out your door and feel the texture of a real neighborhood. It is not Tribeca, with its cobblestone streets and independent restaurants on every corner. The Vessel, which was supposed to be the centerpiece public art installation, has been closed due to safety concerns, and that has taken some energy out of the public square. Some buyers find the development sterile -- everything is new, everything is polished, and there is a sameness to it that bothers people who value grit and character. We understand that reaction.
The commute is also something to think through. If your life is on the East Side -- kids at school on the UES, office in Midtown East, social life around Park Avenue -- Hudson Yards is a crosstown trip that adds real time to your day. The 7 train goes to Times Square and Grand Central, but it is a single line with no redundancy. If the 7 is down, you are taking a cab.
But the westside lifestyle has genuine appeal. Hudson River Park is a few minutes away, and the waterfront running and cycling paths are among the best in the city. The High Line is your backyard. The restaurant scene in the surrounding blocks is growing. And for buyers who work in Midtown West, the commute is negligible.
Our bottom line: 35 Hudson Yards is a first-rate building in a neighborhood that is still earning its identity. For the right buyer -- someone who values views, services, modern design, and convenience over neighborhood character -- it is one of the best options in Manhattan. For someone who wants a tree-lined street and a 100-year-old building with patina, it is not the fit. We help clients figure out which camp they are in, and we are comfortable saying so either way.
해외 구매자를 환영합니다
외국 국적자는 비자나 거주 요건 없이 Manhattan의 콘도미니엄을 매입할 수 있습니다. 많은 해외 구매자가 프라이버시와 자산 승계 계획을 위해 LLC를 활용합니다. Manhattan Miami는 금융 옵션부터 거래 완료 절차에 이르기까지 해외 구매자의 취득 과정을 전문적으로 안내해 드립니다.
해외 구매자 가이드 읽어보기 →About 35 Hudson Yards
35 Hudson Yards is a 72-story luxury condominium tower at the center of the Hudson Yards development on Manhattan's far west side. Designed by David Childs of Skidmore, Owings & Merrill with interiors by Tony Ingrao, the building houses 137 residences starting on the 53rd floor -- above the Equinox Hotel that occupies the lower portion of the tower. As a brokerage that lives and works blocks from Hudson Yards and has sold units in this building, Manhattan Miami brings a ground-level perspective that goes beyond listing data.
The defining feature of 35 Hudson Yards condos for sale is the starting elevation. With every residence beginning at the 53rd floor, the building eliminates the common problem of lower-floor units with obstructed views. West-facing apartments look out over the Hudson River with sunset exposures. East-facing units take in the midtown Manhattan skyline. South exposures capture the Statue of Liberty and the downtown skyline. We have walked these units at different times of day and can tell clients exactly which lines get the best light and when -- that specificity comes from working in the neighborhood, not from a floor plan.
35 Hudson Yards apartments range from two-bedroom layouts around 1,500 square feet to six-bedroom penthouses exceeding 10,000 square feet. Pricing starts at approximately $4 million for two-bedrooms and extends above $30 million for upper-floor penthouses, with per-square-foot pricing generally between $2,200 and $2,800. The building benefits from a 20-year 421-a tax abatement with roughly 13 years of savings remaining, which substantially reduces annual carrying costs compared to buildings without abatements.
What sets 35 Hudson Yards apart from other Hudson Yards luxury condos and competing Billionaires' Row addresses is the Equinox Hotel integration. Residents have access to the largest Equinox fitness club ever built at 60,000 square feet, indoor and outdoor pools, SoulCycle, a full-service spa, and dining by Major Food Group and Stephen Starr. A dedicated Director of Residences coordinates hotel-caliber in-home services. Our clients who have compared the hotel-services model here with One57's Park Hyatt arrangement consistently find the Equinox integration more developed and more useful in daily life.
Buyers considering 35 Hudson Yards condos for sale are typically also looking at 15 Hudson Yards, the neighboring Diller Scofidio + Renfro-designed tower with 285 units and a lower entry price point. They are also cross-shopping with 220 Central Park South, Central Park Tower, and 53W53. The key differences come down to neighborhood preference, design aesthetic, and price. 35 HY offers a modern, services-rich, westside lifestyle. The Billionaires' Row buildings offer Central Park proximity and a Midtown address. We help buyers navigate these tradeoffs with the specificity that comes from having walked the units and knowing the buildings firsthand.
The Hudson Yards neighborhood continues to develop. The Shed arts center, the High Line, over 100 shops and restaurants, and direct 7-train subway access are all within a few minutes' walk. Hudson River Park and its waterfront paths are a short walk west. The area is not yet a traditional Manhattan neighborhood with decades of organic street life, and we are straightforward with clients about that. But for buyers who value a modern, self-contained environment with serious infrastructure and westside access, Hudson Yards delivers in a way no other Manhattan location currently matches.
Manhattan Miami has direct experience advising buyers and sellers at 35 Hudson Yards. We know which floor plans work best for different lifestyles, which exposures deliver the most compelling light, and how the building's pricing has performed since initial closings. If you are evaluating 35 Hudson Yards apartments or exploring the broader Hudson Yards luxury condo market, we welcome the conversation. This is a building and a neighborhood we know from the ground up -- literally.
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 35 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
비할 데 없는 거주 경험
레지던스 컬렉션
Two to Three Bedrooms
1,500 - 3,200 sq ft
Four to Five Bedrooms
3,500 - 6,500 sq ft
Penthouses
6,500 - 10,000+ sq ft
Residences from $3,890,000
World-Class Amenities at 35 Hudson Yards
22,000 square feet of private resident amenities complemented by the Equinox Hotel and Club ecosystem
Fitness & Wellness
- Private residents-only fitness center
- Stretching and yoga studio
- Serene meditation room
- 60,000 sq ft Equinox fitness club
- E by Equinox club-within-a-club
- Indoor and outdoor swimming pools
- SoulCycle studio
- Full-service Equinox spa
Entertainment & Social
- Cocktail lounge and bar overlooking The Vessel
- Billiards lounge
- Golf simulator lounge
- Screening room with wet bar
- Grand Terrace with Hudson River views
- Grand Dining Room seating 50+ guests
- Private dining room for 16 with catering
- Library
Business & Family
- Business center and boardroom
- Private office suites
- Children's playroom
- Conference facilities
Services & Dining
- 24-hour concierge and doorman
- Director of Residences
- Lifestyle Director for personal assistance
- In-residence dining and private chef services
- Direct elevator access to ZZ's by Major Food Group
- Electric Lemon restaurant by Stephen Starr
- Preferred reservations at Hudson Yards restaurants
- Smart home technology and LEED Gold sustainability
비저너리
Skidmore, Owings & Merrill (SOM)
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. Located between 30th and 34th Streets west of Tenth Avenue, the neighborhood offers direct access to the High Line, proximity to Chelsea's gallery district, and convenient transit connections to all of Manhattan.
Arts & Culture
The Shed, a groundbreaking arts center commissioning work across all disciplines, and The Vessel, Thomas Heatherwick's iconic sculptural landmark with 154 interconnecting flights of stairs, anchor the cultural life of Hudson Yards. The adjacent High Line connects residents to Chelsea's world-renowned gallery district.
Dining & Entertainment
Over 25 restaurants and food venues fill Hudson Yards, from Chef Jose Andres' Mercado Little Spain food hall and Danny Meyer's Ci Siamo to Peak on the 101st floor of 30 Hudson Yards. The Edge observation deck, the highest outdoor sky deck in the Western Hemisphere, offers 360-degree views from 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, alongside contemporary brands like Aritzia, Alo Yoga, and MUJI. It is Midtown Manhattan's preeminent luxury shopping destination.
Transportation & Connectivity
The 34th Street–Hudson Yards station on the 7 train provides direct access to Times Square, Grand Central, and Flushing. Penn Station is a short walk east, connecting to NJ Transit, the LIRR, and Amtrak. The West Side Highway offers easy vehicular access, and ferry service is available at nearby Pier 79.
비교 대상 건물
Buyers considering 35 Hudson Yards typically also evaluate these buildings
Luxury Neighborhoods in Manhattan
자주 묻는 질문
What does the Equinox Hotel partnership actually give residents at 35 Hudson Yards?
This is the question every buyer asks, and it deserves a real answer rather than a brochure summary. The Equinox Hotel occupies the lower floors of the building, and residents get access to its infrastructure in a way that goes beyond a typical hotel-branded condo. You have the largest Equinox fitness club ever built at 60,000 square feet -- indoor and outdoor pools, SoulCycle, full spa. You have direct elevator access to ZZ's by Major Food Group and Electric Lemon by Stephen Starr. And you have a dedicated Director of Residences who can arrange hotel-level services -- in-home dining, housekeeping, spa treatments -- billed to your account. We have had clients come from One57 specifically because the hotel-services integration there felt superficial by comparison. At 35 HY, Equinox actually runs the hospitality side of the building, and you feel it in the day-to-day experience.
How does 35 Hudson Yards compare to 15 Hudson Yards?
We get this question constantly because buyers are often looking at both. Here is how we break it down. 35 HY is the premium play: fewer units (137 vs. 285), higher starting floor (53rd vs. lower), higher price per foot, and the Equinox Hotel integration. 15 HY, designed by Diller Scofidio + Renfro, is architecturally more daring -- that cloverleaf shape is striking -- and it has Skytop at 900 feet, which is genuinely one of the best amenity spaces in the city. The price point at 15 HY is more accessible, starting around $2.5 million for a one-bedroom versus $4 million for a two-bedroom at 35 HY. We have walked units in both buildings extensively. If a client values exclusivity, hotel services, and that immediate high-floor view from every unit, 35 HY wins. If they want architectural character, a broader range of layouts, and a lower entry price, 15 HY is the better fit.
What is the price range for condos at 35 Hudson Yards?
Two-bedrooms start around $4 million, three-bedrooms run $6 to $12 million depending on floor and exposure, and the larger penthouses go north of $30 million. On a per-square-foot basis, expect roughly $2,200 to $2,800, with the upper floors and premium exposures pushing above that. One important detail: the building carries a 20-year 421-a tax abatement that started in 2019, so there are still roughly 13 years of significant tax savings remaining. That meaningfully reduces your carrying costs compared to buildings without an abatement. We always model out the true monthly cost for our clients, because the abatement changes the math in 35 HY's favor more than people realize.
What are the views like at 35 Hudson Yards?
This is where the building's structural advantage really shows. Because residences start on the 53rd floor, there is no such thing as a low-floor unit with a compromised view. West-facing units get the Hudson River, sunsets, and the George Washington Bridge in the distance. East-facing units look back at the midtown skyline -- Empire State Building, One Vanderbilt, the full panorama. South exposures pick up the Statue of Liberty and downtown. We have been in units at different times of day, and the western light in the late afternoon is particularly dramatic. At 35 HY, the views are not a feature of the penthouse -- they are a feature of every unit in the building. That is not something you can say about most of the Billionaires' Row towers, where lower floors face neighboring buildings.
What are the floor plans like at 35 Hudson Yards?
The building offers 137 residences from two-bedrooms around 1,500 square feet up to six-bedrooms exceeding 10,000 square feet. Ceilings approach eleven feet, which is generous. The layouts feature proper entry foyers, separated living and sleeping areas, and floor-to-ceiling glass. Having been through multiple unit types, we would say the three- and four-bedrooms are the sweet spot in terms of layout efficiency -- the flow between the living spaces and the primary suite feels well resolved. The larger penthouses are genuinely palatial but, as with any very large unit, some of the interior rooms can feel removed from the window line. We always walk the specific unit with a client rather than relying on floor plans, because orientation and light quality vary meaningfully by line.
What are the monthly costs at 35 Hudson Yards?
Common charges run in the range of $3 to $5 per square foot per month depending on the unit, so a typical three-bedroom might carry $5,000 to $8,000 monthly in common charges. Real estate taxes are dramatically reduced thanks to the 421-a abatement -- during the full exemption period, you could see an 80 to 95 percent reduction. That is a significant savings. We tell clients to factor in the abatement timeline though, because as it phases out over the last eight years, your taxes will step up annually. We model the full 20-year trajectory for every buyer we advise so there are no surprises down the road.
Is Hudson Yards a real neighborhood yet?
This is the question we are most candid about, because the answer is nuanced. Hudson Yards has world-class retail, dining, and cultural programming -- The Shed, the High Line, Edge, Mercado Little Spain, the shops. It is genuinely convenient. The 7 train is right there, Hudson River Park is a short walk west, and the westside highway access is a plus for people who drive. But it does not yet feel like a neighborhood in the way the Upper West Side or Tribeca or the West Village does. There is no corner bodega, no neighborhood Italian restaurant that has been there for 30 years. It still reads as planned and commercial in places. That is changing -- the residential population is growing, and the area around the High Line has real energy -- but we think honesty matters here. If a client wants a neighborhood with history and street-level character, Hudson Yards is not there yet. If they want a polished, self-contained, modern environment with serious infrastructure, it delivers.
Who designed 35 Hudson Yards and why does SOM matter?
David Childs of Skidmore, Owings & Merrill is the architect. SOM is one of the most important architecture firms in the world -- they designed One World Trade Center, 7 World Trade Center, and the Burj Khalifa. Childs specifically has a track record of buildings that age well and hold their market position. His choice to clad 35 HY in limestone rather than pure glass was deliberate: it gives the building a weight and permanence that sets it apart from the other Hudson Yards towers. Tony Ingrao did the interior design, and his material selections -- the Smallbone kitchens, the quartzite, the stone work in the bathrooms -- reflect a level of craft that we think will still feel current in 20 years. We have seen plenty of luxury buildings where the finishes look dated within a decade. We do not expect that here.
Your 35 Hudson Yards Awaits
저희 전문가가 맞춤형 가격 정보, 평면도, 그리고 독점적인 시행사 혜택을 제공해 드립니다.
35 Hudson Yards, New York, NY 10001
By submitting this form, you may be contacted by Manhattan Miami Real Estate LLC about your inquiry. View our Privacy Policy.
Manhattan 부동산 시장 인텔리전스
시장 맥락: Manhattan 럭셔리 콘도미니엄의 가격은 서브마켓별로 나뉩니다. Billionaires' Row 일대(Park Avenue와 Columbus Circle 사이의 57th Street)는 미국에서 평방피트당 가격이 가장 높은 구간으로, 트로피급 레지던스가 SF당 $4,000-$10,000+에 거래됩니다. 다운타운 Manhattan(Tribeca, West Village, Soho)은 신규 개발의 제한된 공급이 이끄는 독자적인 울트라 럭셔리 티어를 형성하고 있습니다. Upper East Side와 Upper West Side의 콘도 중간값은 다운타운 트로피급보다 상당히 낮지만, 더 넓은 평면과 Central Park 접근성을 제공합니다. Manhattan의 가격은 금리, Mansion Tax 누진 구간, 그리고 개별 건물의 오퍼링 플랜 단계에 민감하게 반응합니다.
주요 프로젝트 인사이트: 2026년 스폰서 직접 분양 신규 개발로는 80 Clarkson(West Village), 255 East 77th(Upper East Side), 140 Jane(West Village), 1122 Madison(Carnegie Hill), Mandarin Oriental Fifth Avenue가 있습니다. 스폰서 인벤토리가 남아 있는 완공 건물로는 Central Park Tower, 220 Central Park South, 53 West 53, 111 West 57th, 50 West 66th가 있습니다. 각 건물은 저마다 다른 스폰서 이력, 건설 자금 대출 기관, 오퍼링 플랜 수정 주기, 그리고 421-a 등 세금 감면 적용 상태를 갖고 있어 개별적으로 실사해야 합니다.
매수인을 위한 시그널: Manhattan의 구조적 강점으로는 뉴욕주 법무장관이 감독하는 오퍼링 플랜 절차(규제가 느슨한 시장에서는 찾기 어려운 매수인 측 절차적 보호 제공), 재판매 시장의 깊이(매각 시점의 높은 유동성), 그리고 제한된 단기 공급(핵심 서브마켓의 한정된 용적 여력)이 있습니다. 계약 시점에 평가해야 할 리스크로는 $2M 초과 구간의 Mansion Tax 누진 부담, 스폰서 분양에서 매수인이 떠안는 양도세, 특정 필지의 대지 경계선과 조망 축 리스크, 관리단의 전대 및 재판매 정책, 그리고 해당되는 경우 421-a의 단계적 폐지 일정이 있습니다. 개별 프로젝트의 상태, 스폰서 인벤토리 물량, 법무장관 오퍼링 플랜 수정, 가격, 분양률은 문의 시점에 확인해야 합니다.
핵심 팩트
- Manhattan 트로피급 콘도의 $/SF 범위: $1,500-$10,000+
- Billionaires' Row 평균 $/SF: $4,000-$10,000+
- 다운타운 트로피급(Tribeca/West Village) $/SF: $2,500-$6,000+
- Mansion Tax: $1M 초과 시 1%, $2M 초과 시 매수인 부담의 누진 구간
- 통상적인 스폰서 계약금: 서명 시 10%-20%
- 표준적인 매수인 측 변호사 검토 기간: 계약서 수령 후 영업일 기준 1-3일
- 스폰서 측 수수료: 스폰서 분양에서는 디벨로퍼가 매수인 에이전트 수수료 부담
- 세금 감면 프로그램(해당되는 경우): 421-a, J-51, 건물별로 적용 상태 확인
- 외국인의 LLC 명의 소유: 일반적이며, 계약 시점에 구조 설계
매수인 절차
Manhattan 스폰서 분양 절차: 예약 신청서 → 오퍼링 플랜 수령 → 매수인 측 변호사 검토 → 계약 체결 및 최초 계약금 납부 → 모기지 승인 확약(대출 시) → 인도 시 클로징. 스폰서 인벤토리와 재판매 절차는 이와 다르므로, 투어 전에 자문을 통한 사전 준비를 권해 드립니다.
Manhattan 부동산 FAQ
뉴욕주 법무장관 오퍼링 플랜이란 무엇입니까?
오퍼링 플랜은 뉴욕주 법무장관에게 제출되는 법률 문서로, Manhattan의 모든 콘도미니엄 매매를 규율합니다. 계약금 처리, 유닛 사양, 커먼 차지(공용 관리비), 재산세, 스폰서의 의무, 매수인 보호 장치를 규정합니다. 어떤 Manhattan 콘도 매매도 승인된 오퍼링 플랜의 틀 밖에서 완결되지 않으며, 수정안은 정기적으로 제출되고 계약 시 매수인 측 변호사가 검토합니다.
스폰서 인벤토리란 무엇입니까?
스폰서 인벤토리는 건물의 디벨로퍼(스폰서)가 아직 보유 중인 미분양 유닛을 말합니다. 스폰서 유닛은 아무도 거주한 적 없는 완전한 새집이며, 협상 가능한 가격, 클로징 비용 크레딧, 그리고 해당 건물에 세금 감면이 있는 경우 그 혜택에 대한 접근이 포함될 수 있습니다. 스폰서 측 거래는 표준 재판매 계약이 아니라 오퍼링 플랜에 따라 진행됩니다.
Manhattan에는 어떤 세금 감면이 적용됩니까?
421-a는 Manhattan 콘도에서 가장 흔한 감면 제도로, 요건을 충족하는 신규 개발에 대해 10년에서 25년간 재산세 부담을 낮춰 줍니다. J-51은 특정 리노베이션 건물에 적용됩니다. 각 감면 제도는 단계적 폐지 일정과 건물별 적용 요건이 있으므로, 오퍼링 플랜과 최신 세금 증명서에서 확인해야 합니다.
Manhattan 콘도의 클로징 비용은 어떻게 됩니까?
매수인 측 클로징 비용은 통상 매매가의 2%에서 4%이며, NYC 및 NYS 양도세(스폰서 분양에서는 매수인이 부담하는 경우가 많음), Mansion Tax($1M 초과 시 1%, $2M 초과 시 누진 구간), title insurance, 매수인 측 변호사 보수, 대출 시 모기지 등록세, 일할 계산된 커먼 차지와 재산세를 포함합니다.
커먼 차지는 HOA 관리비와 같은 것입니까?
아닙니다. Manhattan의 콘도는 HOA 관리비가 아니라 커먼 차지(common charges)라는 용어를 사용합니다. 커먼 차지는 건물 운영, 직원, 어메니티, 적립금을 충당합니다. 재산세는 뉴욕시가 별도로 부과하며 커먼 차지에 포함되지 않습니다.
Manhattan 거래에서 Manhattan Miami는 어떻게 보수를 받습니까?
스폰서 측 신규 개발 매입에서는 디벨로퍼가 Manhattan Miami의 매수인 에이전트 수수료를 지급합니다. 매수인 대리 서비스는 매수인의 추가 비용 없이 제공됩니다. 재판매 거래의 경우 수수료 조건은 계약 착수 시 공개됩니다.