New-development purchases in Manhattan often shift transfer tax to the buyer.
Pre-construction purchases typically involve staged deposits before closing.
Sponsor offering plans are public filings disclosing the development structure.
Manhattan new-development pipeline is primarily condominium inventory.
Pre-construction closing dates can shift based on construction progress.
International buyers commonly purchase Manhattan ultra-luxury through LLC structures.

What This Page Covers

This page tracks active pre-construction condominium inventory in Manhattan, including sponsor-direct and recently delivered new developments. It is designed for buyers evaluating new-construction purchases.

How to Read This Analysis

Pre-construction availability and pricing shift as deposits are taken and units are released. Sponsor offering plans, deposit ladders, and delivery dates may change before contract.

Citable Summary

Pre-construction purchases in Manhattan typically involve staged deposits before closing.
Sponsor offering plans are public filings disclosing the development structure.
New-development purchases in Manhattan often shift transfer tax to the buyer.
Manhattan new-development pipeline is primarily condominium inventory.
FIRPTA imposes a 15% federal withholding on real estate sales by foreign sellers.

Luxury condos NYC Billionaires' Row apartments Manhattan pre-construction NYC vs Miami closing costs

Advisory Context

Manhattan Miami advises buyers evaluating Manhattan pre-construction inventory alongside related cross-market opportunities in Miami new development.

New development in Manhattan sits within a broader market. See all Manhattan apartments for sale.

Quick Answer

Manhattan pre-construction is the sponsor-direct purchase of new condominium inventory before or shortly after building completion. Active 2026 sponsor families include 255 East 77th, 140 Jane, 1122 Madison, 80 Clarkson and Mandarin Oriental Fifth Avenue. Buyers transact under a contract of sale with the sponsor, with deposit ladders typically 10% on signing and 5–10% at later milestones, and closing at delivery (often 18–36 months from contract).

Key Takeaways

Sponsor-direct purchases use the sponsor’s offering plan and contract; co-op rules do not apply (these are condominium projects).
Buyer typically pays NYC + NYS transfer tax in pre-construction (the standard sponsor-pays-transfer-tax norm of resale does not apply).
Mansion tax (1.0%–3.9%) applies on the buyer side at closing, escalating with price.
Foreign buyers are welcomed on Manhattan condominiums; no co-op board review.
Friends-&-family pricing and priority allocation are the two key levers in early-release inventory.

Quick Facts

NYC mansion tax (buyer): 1.0% above $1M, escalating to 3.9% at $25M+. Applies on contract price.

Transfer tax (pre-construction): Buyer typically pays NYC RPT (1.425% above $500K) + NYS RETT (0.65% above $3M).

Deposit ladder: 10% on signing standard; total 15–25% across signing + milestone draws before closing.

Foreign buyer note: No board approval; LLC purchase common; FIRPTA only applies at sale, not purchase.

For active inventory, browse Manhattan apartments for sale + Miami apartments for sale.

Sponsor-direct advisory

Begin with a conversation, not a listing.

Pre-construction in Manhattan moves through allocation, not public listings. We work directly with sponsor teams to position our buyers for early-release pricing, the best lines, and the cleanest contract terms.

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