By Paul Martinez·12-year Flatiron resident·Last updated April 26, 2026
35 West 15th Street · Flatiron · Condo · Built 2015 · 56 units · 24 stories · FXFowle Architects
CondoBuilt 2015Pets allowedFull-time
76
MF Score
An award-winning architectural experiment where residential units start 100 feet above street level, sharing space with Xavier High School below — genuinely unique but showing mixed market performance.
35XV is the most architecturally ambitious building in the Flatiron District, and that's both its strength and its complication. The hybrid structure — with Xavier High School occupying the first six floors and condos beginning on the eighth floor — creates something genuinely unique: apartments that start 100 feet above street level with exceptional views and surprisingly little noise.
The public records here are pristine: zero HPD violations in the past five years, zero DOB violations, zero active permits as of April 2026. For a relatively new building (2015), that suggests excellent construction quality and management.
But the market data tells a more complicated story. Recent sales show extended marketing periods — one unit sat on the market for 486 days with a $195,000 price reduction. Several sales have closed 3-8% below asking. At roughly $2,200 per square foot, you're paying a premium for the architectural innovation, but buyer interest appears selective despite the building's awards and unique design.
Pros and cons
Pros
+ Zero HPD and DOB violations — pristine maintenance record
Approx. low end — varies by unit. Use the calculator below to add your mortgage.
~$1,200/mo
⚠️ Tax abatement expires 2026 — taxes will increase after this date
Common charges and tax figures shown are sourced from current active listings and vary by unit size and floor. Verify all figures with building management, the offering plan, and your attorney before closing. MeetFlatiron makes no representations as to the accuracy of financial figures shown.
Payment calculator
Purchase price$1,820,000
Down payment20%
Interest rate6.75%
Principal and interest—
Common charges (enter your unit's figure)$/mo
Property taxes (enter your unit's figure)$/mo
Total monthly—
For illustrative purposes only. Common charges and taxes vary by unit — verify exact figures with building management. Actual mortgage rates vary by lender. Consult your lender for accurate rates and terms.
Red flag —
The 421A tax abatement expires in 2026, which will significantly increase monthly carrying costs for all owners — current tax bills are artificially low and will jump substantially post-expiry. The extended marketing periods (some units 486+ days) and price reductions (up to 5.6%) suggest buyer resistance despite the building's quality, possibly due to the premium pricing or the unconventional hybrid structure with the high school below. No significant structural or maintenance red flags identified in public records as of April 2026.
What agents won't tell you
Board dynamics
As a condominium, 35XV operates without the discretionary board approval process that defines co-op living — no financial packages, no interviews, no risk of rejection based on board preferences. The condo board holds standard administrative functions and right of first refusal, which in practice is rarely exercised. This makes 35XV accessible to foreign buyers, LLC purchasers, investors, and pied-à-terre owners who might face restrictions at comparable co-op buildings in the neighborhood.
What it's actually like to live here
The single most important thing to understand about living at 35XV is that your apartment begins roughly 100 feet above street level — that's nearly 10 stories up before you even reach the first residential floor. This creates an extraordinarily quiet living environment for Flatiron District standards, with city views that feel genuinely elevated rather than at street level. The building's cantilevers and angled façades mean many units have dramatic, unobstructed sightlines that would be impossible in a traditional straight-up tower. The downside? You're essentially living above a high school, though Xavier's hours (typically 7:30am-3:30pm on weekdays) mean most disruption is during business hours when many residents aren't home.
Services and amenities
Full-time
Concierge
Elevator
Gym
Roof deck
Outdoor space
Bike room
Storage space
Laundry in building
Live-in super
Hardwood floors
Central air
Washer/dryer in unit
Dishwasher
Pets allowed
No Pool
No Parking
Pet policy: Pet policy details not confirmed — verify with management
Amenity information sourced from building listings and public records. Amenities are subject to change — verify current offerings with building management before closing.
Transit
14th St-Union Square
456LNQR
3 blocks
14th St (6th Ave)
F
0.1 miles
23rd St (Broadway)
NQRW
0.4 miles
23rd St (Park Ave)
6
0.5 miles
Walk Score 100Transit Score 100Bike Score 90Source: Walk Score
Commute times from this building
Destination
🚶 Walk
🚇 Subway
Lines
The Flatiron Building (175 Fifth Ave)
11 min
N/A
Walk only
Midtown (47th & Park Ave)
42 min
13 min
4 Line
Hudson Yards (30th & 10th Ave)
33 min
24 min
L Line/E Line
World Trade Center (Fulton St)
50 min
19 min
2 Line
Times Square (42nd & Broadway)
33 min
15 min
N Line
Grand Central (42nd & Park Ave)
36 min
13 min
4 Line
Door-to-door estimates via Google Maps transit directions. Times reflect typical weekday conditions.Source: Google Maps
Nearby schools
8
P.S. 40 Augustus Saint-Gaudens
Public · Grades PK-5
0.3mi
9
Xavier High School
Private · Grades 9-12
Same building
Nearby colleges: New York University (0.7mi), School of Visual Arts (0.3mi), Baruch College (0.8mi)
School ratings sourced from GreatSchools and are subject to change. School zone boundaries are not guaranteed — verify current zoning directly with NYC DOE at myschools.nyc before purchasing.
Noise Level
Loud
Overall noise level
75/100 noise score
Primary source: 15th Street traffic and Union Square area activity, but residential units begin 100 feet above street level which significantly reduces noise impact
15th Street between Fifth and Sixth Avenues is well-lit and safe, with Xavier High School security adding extra presence during school hours. The 13th Precinct covers this block — crime is minimal and mostly petty theft in nearby Union Square.
🚗
Parking
Monthly parking runs $400-500 at Edison ParkFast on 14th Street or Icon on 16th Street. Street parking on 15th is alternate side Monday/Thursday — competitive but manageable if you're flexible on timing.
📦
Storage
The building has private storage units for each residence plus a bike storage room. Wine storage is climate-controlled and included — a genuine amenity that other buildings charge extra for.
🛒
Grocery and daily errands
Trader Joe's on 14th Street is your closest budget option at 2 blocks, but it's chaos during peak hours. Whole Foods at Union Square is 3 blocks and much more civilized. Union Square Greenmarket on Saturdays is worth the walk for fresh produce.
🔊
Noise and street life
Here's the thing people don't realize: your apartment starts 100 feet above the street because of the school below. That means significantly less street noise than typical Flatiron buildings. Units on floors 10+ are remarkably quiet for the neighborhood.
🚇
Getting around
Union Square is your transit hub — 3 blocks away with every line except the shuttle. The F train on 14th and 6th is actually closer but less useful unless you're going to Brooklyn. Citi Bike docks at Union Square are well-stocked most mornings.
35 West 15th Street sits well above potential flood zones with minimal climate risk. The building's elevation starting 100 feet above ground provides additional protection.
Source: FEMA Flood Map Service Center (msc.fema.gov)
What to ask before buying
1.What will my monthly taxes be after the 421A abatement expires in 2026, and what is the building's reserve fund balance to handle this transition?
2.Can I visit during Xavier High School hours (7:30am-3:30pm weekdays) to assess noise levels and activity from the school below?
3.What percentage of units are currently owner-occupied versus rented, and are there any restrictions on investor purchases given the condo structure?
4.Which floor and exposure am I considering, and how do the cantilevers affect views and light throughout the day for this specific unit?
5.What is the current common charge and has there been any discussion of special assessments, particularly relating to the unique structural system and shared facilities with the school?
6.How long has this specific unit been on the market, and what is the seller's motivation — are they flexible on price given the recent market trends for the building?
35XV's investment performance is mixed despite its architectural accolades. Recent sales data shows price per square foot ranging from $1,894 to $2,499, with an average around $2,200 — premium pricing for the neighborhood but not the highest. The 421A tax abatement expires in 2026, which will increase carrying costs for all owners. Some units have shown extended marketing periods (180+ days average) and price reductions up to 5.6%, suggesting selective buyer interest despite the building's unique design and prime location.
Past appreciation is not a guarantee of future performance. Real estate values fluctuate. All investment decisions should be made with independent financial and legal advice.
Sale price history
2025
$1.95M avg
1 sales
2024
$3.52M avg
3 sales
2023
$2.05M avg
1 sales
Source: NYC ACRIS · Past sales are not indicative of future value.
Building history timeline
Pre-2008
Former Union Hall Site
The site was occupied by a former union hall that was demolished despite preservationist opposition to make way for the current development.
2008
Project Announcement and Opposition
Alchemy Properties announced the 35XV project, facing immediate opposition from local residents, particularly from the Chelsea Lane co-op at 16 West 16th Street concerned about construction impact.
2010
Ingenious Air Rights Deal
After previous purchasers failed to close, Alchemy Properties structured a partnership with Xavier High School, winning the Real Estate Board of New York's award for 'most ingenious deal of the year.' Alchemy purchased the site for $16.6 million and bought air rights from Xavier for $13.7 million.
2012-2014
Construction Phase
Construction proceeded with the innovative hybrid design by FXFowle Architects, integrating a new high school facility in the lower floors with residential condominiums above, starting approximately 100 feet above street level.
2015
Residential Completion and Awards
35XV completed residential occupancy and received the 2015 Gold Award of Excellence from the Society of American Registered Architects New York Council for its innovative design and urban integration.
2016
School Opens, Global Recognition
Xavier High School's Fernandez-Duminuco Hall opened in the building's first six floors, occupying 45,000 square feet. The project became a finalist in the 2016 ULI Global Awards for Excellence.
2023-2025
Market Performance Challenges
Recent sales data shows mixed market performance with some units experiencing extended marketing periods (486+ days) and price reductions up to 5.6%, despite the building's architectural recognition and prime location.
2026
Tax Abatement Expiry
The building's 421A tax abatement expires, resulting in significantly higher monthly tax bills for all unit owners and potentially affecting resale values and affordability.
The first six floors of 35XV house Xavier High School's Fernandez-Duminuco Hall, which occupies 45,000 square feet. Residential condominiums begin on the eighth floor, approximately 100 feet above street level. This unique arrangement was the result of an innovative air rights deal between developer Alchemy Properties and Xavier High School that won industry recognition in 2010.
What happens when the 421A tax abatement expires at 35XV?
The 421A tax abatement expires in 2026, which will result in significantly higher monthly property taxes for all unit owners. Current tax bills are artificially reduced due to the abatement — owners should budget for substantially higher carrying costs post-2026. The exact increase varies by unit size and assessed value.
Is there noise from Xavier High School below the residential floors?
Xavier High School operates on typical academic hours (roughly 7:30am-3:30pm on weekdays), so most activity occurs during business hours when many residents are not home. The residential floors begin approximately 100 feet above street level, which actually creates a remarkably quiet living environment compared to street-level apartments in the neighborhood.
What makes 35XV's architecture unique?
35XV features a hybrid structural system with exposed steel frame and cantilevers comprising about 40% of residential floor area. The angled façades and reflective glass curtain wall create dramatic views and distinctive aesthetics. The building won the 2015 Gold Award of Excellence from the Society of American Registered Architects and was a finalist for the 2016 ULI Global Awards for Excellence.
How is the resale market at 35XV performing?
Recent sales data shows mixed performance with some units experiencing extended marketing periods (180+ days average) and price reductions up to 5.6%. Price per square foot ranges from $1,894 to $2,499, averaging around $2,200. Despite the building's architectural awards and prime location, buyer interest appears selective, possibly due to premium pricing.
About the author
Paul Martinez has lived in the Flatiron District for 12 years.
He founded MeetFlatiron in 2024 to publish independent, public-records-backed
reviews of every notable building, landmark, and business in the neighborhood.
MeetFlatiron operates without paid partnerships, undisclosed sponsorships, or
commission-based reviews. Any future commercial relationships will be disclosed
clearly on each affected page.
