45 East 22nd Street · Flatiron · Condo · Built 2016 · 83 units · 65 stories · Kohn Pedersen Fox Associates (exterior); Martin Brudnizki Design Studio (interiors)
CondoBuilt 2016Pets allowedFull-time
78
MF Score
Madison Square Park Tower Condominium - 777 feet, 65 stories, the tallest residential building between Midtown and Downtown Manhattan, with river-to-river views that no other building in the Flatiron District can match.
Madison Square Park Tower is the clearest example of what height can and cannot do for a residential building in the Flatiron District.
At 777 feet and 65 stories, it is the tallest residential building between Midtown and Downtown Manhattan. The views from upper floors — river-to-river, the Empire State Building, Chrysler Building, One World Trade Center, Madison Square Park, Gramercy Park — are genuinely among the best in the city. Kohn Pedersen Fox's tapered glass silhouette is elegant, and Martin Brudnizki's interiors bring warmth to spaces that could easily have felt cold at this scale.
The honest investment picture is more complicated. Average days on market run approximately 172 days — longer than most comparable buildings in the neighborhood. Average discount from ask runs approximately 7.5%, which is meaningful. The building sold out and the resale market is active but not frictionless. With 83 units across 65 floors, the building has more depth and more comparables than the boutique buildings nearby, but also more competition within itself.
The penthouse situation is worth noting: the triplex penthouse across floors 63–65 has been listed at various prices including $77.7 million, making it one of the most expensive listings in downtown Manhattan. It has not sold at those levels — which tells you something about where the market sees the ceiling for this address.
For buyers who want extreme height, extraordinary views, a fully amenitized building with parking, pool, and concierge, and a location one block from Madison Square Park — Madison Square Park Tower delivers on every dimension. For buyers who need price certainty on exit, the longer days on market and larger discounts from ask deserve serious weight.
Pros and cons
Pros
+ 777 feet — the tallest residential building between Midtown and Downtown, with river-to-river views unmatched in the Flatiron District
+ Kohn Pedersen Fox architecture and Martin Brudnizki interiors — one of the most pedigreed design teams in the building's competitive set
+ Underground automated parking — extremely rare in the Flatiron District
+ 65-foot indoor pool, basketball court, billiards room — among the deepest amenity packages in the neighborhood
+ Zero HPD and DOB violations since 2016 — spotless public record
+ One block from Madison Square Park, direct 6 train access two blocks east
Cons
− Average 172 days on market and 7.5% discount from ask — resale liquidity requires patience
− Penthouse has not transacted at listed prices up to $77.7M — shadows the top of the market
− No tax abatement — full NYC property taxes from day one
− 83 units means more internal competition on resale than boutique buildings
− Glass curtain wall construction — lower floors may feel more exposed than masonry buildings nearby
Approx. low end — varies by unit. Use the calculator below to add your mortgage.
~$6,000/mo
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$3,500,000
Down payment20%
Interest rate6.75%
Principal and interest—
Common charges (enter your unit's figure)$/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 —
Average days on market of 172 days and average discount from ask of approximately 7.5% indicate a resale market that requires patience and pricing discipline. Buyers who need a quick exit should factor this into their decision.
The penthouse has been listed at prices up to $77.7 million without selling — this shadows the top of the building's market and may affect how buyers perceive value at upper floor levels.
No tax abatement. Full NYC property taxes from day one add significantly to monthly carrying costs at these price points.
Glass curtain wall construction means lower floor units may feel more exposed than masonry buildings. Visit lower-floor units during peak hours to assess noise and privacy.
What agents won't tell you
Board dynamics
Madison Square Park Tower is a condominium — no board approval, no financial package, no interview. Cash buyers, foreign nationals, LLC purchasers, and pied-à-terre buyers face no obstacles.
The Continuum Company has a track record of well-managed luxury buildings. Management is professional and responsive. The building has zero violations on record.
What it's actually like to live here
Living at Madison Square Park Tower is defined almost entirely by your floor. Below floor 25, the building delivers a premium urban experience with excellent amenities and a great location. Above floor 40, it delivers something genuinely different — one of the most spatially extraordinary living environments in Manhattan, with views that shift continuously as the light changes across the day.
Martin Brudnizki's interiors are a real differentiator. White oak flooring, custom kitchens with Miele appliances, radiant-heated marble bathroom floors. The interiors feel warmer and more residential than the building's sleek exterior suggests.
Amenities are comprehensive: 65-foot indoor pool, fitness center, basketball court, billiards room, residents lounge, bike room, storage, and the automated underground parking garage. The service level — full-time doorman and concierge — is consistent with what the price point demands.
The 22nd Street address is quieter than 23rd Street. The building's setback from the street with a granite base creates a genuine sense of arrival. For buyers considering floors below 25, visit during weekday morning rush hour to assess actual noise levels.
Services and amenities
Full-time
Concierge
Elevator
Gym
Swimming pool
Outdoor space
Bike room
Storage space
Live-in super
Parking
Hardwood floors
Central air
Washer/dryer in unit
Dishwasher
Pets allowed
No Roof deck
Pet policy: Pets permitted — verify breed and weight restrictions with building management.
Amenity information sourced from building listings and public records. Amenities are subject to change — verify current offerings with building management before closing.
Transit
23rd St (Broadway)
NRW
~1 block
23rd St (Park Ave South)
6
~2 blocks
23rd St (6th Ave)
FM
~3 blocks
28th St (Broadway)
NRW
~3 blocks
28th St (Park Ave South)
6
~4 blocks
Walk Score 100Transit Score 100Bike Score 91Source: Walk Score
Commute times from this building
Destination
🚶 Walk
🚇 Subway
Lines
Madison Square Park (23rd & Fifth Ave)
3 min
N/A
Walk only
Midtown (47th & Park Ave)
30 min
9 min
6 to Grand Central-42 St
Hudson Yards (30th & 10th Ave)
28 min
22 min
Walk or N/R/W + walk
World Trade Center (Fulton St)
55 min
18 min
6 + 4/5/6 to Fulton St
Times Square (42nd & Broadway)
27 min
9 min
N/R/W to Times Sq-42 St
Grand Central (42nd & Park Ave)
25 min
9 min
6 to Grand Central-42 St
Door-to-door estimates via Google Maps transit directions. Times reflect typical weekday conditions.Source: Google Maps
Nearby schools
3
PS 116 Mary Lindley Murray
Public · Grades K–5
0.4 mi
8
IS 104 Simon Baruch
Public · Grades 6–8
0.5 mi
9
NYC Lab School
Public · Grades 6–12
0.8 mi
Nearby colleges: Baruch College (0.4 mi), Parsons/The New School (0.5 mi), FIT (0.5 mi), NYU (0.8 mi)
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
Moderate
Overall noise level
60/100 noise score
Primary source: 22nd Street between Park Avenue South and Lexington Avenue carries moderate traffic. Building faces a relatively quiet block. Upper floors above 25 experience minimal street noise due to height. The automated parking garage is effectively silent from residential floors.
45 East 22nd Street is one of the safest blocks in the Flatiron District — one block from Madison Square Park, with constant foot traffic from park visitors, hotel guests, and Eataly shoppers. The 13th Precinct covers this area. The building's 24-hour full-time doorman and concierge provide security at street level. Standard Manhattan awareness applies after midnight.
🚗
Parking
Madison Square Park Tower has an underground automated parking garage — spaces are available for purchase, which is genuinely rare in this neighborhood. If you need parking and it is not available with your unit, the nearest public garages are on 24th and 25th Streets. Monthly street parking in this area is essentially impossible.
📦
Storage
Private storage units are available in the building. With 83 total units, storage availability is better than the ultraboutique buildings nearby. Confirm availability and pricing with building management before closing.
🛒
Grocery and daily errands
Eataly at 200 Fifth Avenue is two blocks away — excellent for specialty items and prepared foods. Whole Foods on 24th Street (0.5 mi) handles full grocery runs. Trader Joe's on 21st Street (0.6 mi) offers the best everyday value. Multiple delis on 22nd and 23rd Streets for late-night basics.
🔊
Noise and street life
45 East 22nd Street faces 22nd Street — a quieter block than 23rd Street. Lower floors experience some ambient street noise. Above floor 25, the building is substantially quieter due to height insulation. The automated parking garage underneath the building is essentially silent from residential floors. At 777 feet, upper floors are among the quietest residential spaces in the Flatiron District.
🚇
Getting around
Transit access from 45 East 22nd Street is exceptional. The N/R/W at 23rd Street on Broadway is one block away — Times Square in 9 minutes. The 6 train at 23rd Street on Park Avenue South is two blocks east — Grand Central in 9 minutes. The F/M at 23rd and Sixth is three blocks west. The building's 22nd Street address puts you slightly closer to the 6 train than comparable buildings on 23rd Street.
No active permits as of April 2026. Source: NYC DOB BIS.
Last DOB inspection: 2026-04-18 — Zero HPD violations. Zero DOB violations. Clean record.
Climate & Flood Risk
Minimal
Flood Risk Level
Zone X — Minimal Flood Risk
FEMA Flood Map Designation
45 East 22nd Street is designated FEMA Zone X — minimal flood risk. Not located in any special flood hazard area. No special flood insurance required for conventional financing.
Source: FEMA Flood Map Service Center (msc.fema.gov)
What to ask before buying
1.What is the current status of the penthouse listing — has it been relisted, withdrawn, or sold — and how does this affect comparable valuations for other floors?
2.What are the exact common charges and monthly taxes for this specific unit, and have there been any special assessments since the building opened?
3.Is a parking space included or available for purchase with this unit, and what is the current pricing and availability?
4.For lower-floor units: can I visit during a weekday morning peak hour to assess actual noise levels from 22nd Street before closing?
5.What percentage of units are currently owner-occupied versus used as pied-à-terres or investment properties?
6.What is the reserve fund balance and can I see the most recent audited financials for the condo association?
Madison Square Park Tower Condominium has been on the resale market since 2016 with mixed price performance. Average price per square foot on recent sales sits around $3,032 — below initial offering levels for many units, and below the asking prices of comparable boutique buildings on Fifth Avenue.
The building's relative underperformance versus its address and amenity level can be explained by several factors: 83 units means meaningful supply on the resale market at any given time; the building's glass curtain wall construction lacks the architectural heritage premium of older conversions; and the penthouse's inability to sell at its listed price has created a shadow over the top of the market.
The bullish case: location is irreplaceable, views are extraordinary, and the building's transit access and amenity package are genuinely top-tier. For buyers with a 7–10 year hold horizon, the current pricing may represent an entry point below intrinsic value.
No tax abatement. Full NYC property taxes from day one. Factor this carefully into monthly carrying cost analysis.
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
2023
$7.20M avg
6 sales
2022
$6.80M avg
5 sales
2021
$5.90M avg
4 sales
2020
$5.20M avg
3 sales
Source: NYC ACRIS · Past sales are not indicative of future value.
Building history timeline
2013–2016
Construction and Completion
The Continuum Company develops Madison Square Park Tower at 45 East 22nd Street. Kohn Pedersen Fox Associates designs the 65-story, 777-foot glass supertall — the tallest residential building between Midtown and Downtown Manhattan. Martin Brudnizki Design Studio handles interiors. Building completes in 2016.
2016–2018
Initial Sales
83 residences come to market ranging from simplex to penthouse. Initial pricing ranges from approximately $3.5M to $48M for the penthouse duplex. Building sells out. Residences feature white oak floors, Miele appliances, and radiant-heated marble bathrooms throughout.
2019–2023
Penthouse Relisted
The penthouse, originally a duplex spanning two floors, is expanded to a triplex across floors 63–65 and relisted at $77.7 million — making it one of the most expensive downtown listings in NYC history. It remains unsold through 2023. Most recent recorded sale: Unit 55A closes August 2023 for $12.3 million.
2024–2026
Active Resale Market
Resale market remains active with 5–7 listings available at any given time. Average price per square foot holds around $3,032. The building continues to attract buyers seeking extreme height and views in the Flatiron District.
Frequently asked questions
How tall is Madison Square Park Tower?
Madison Square Park Tower at 45 East 22nd Street rises 777 feet across 65 stories — making it the tallest residential building between Midtown and Downtown Manhattan. For context, it stands taller than the Chrysler Building's roof and offers river-to-river views of both the Hudson and East Rivers from upper floors.
Who designed Madison Square Park Tower?
The building was designed by Kohn Pedersen Fox Associates, the world-renowned architectural firm behind major towers on multiple continents. Interiors were designed by Martin Brudnizki Design Studio, the celebrated London-based designer known for warm, residential luxury spaces. The Continuum Company served as developer.
What is the price range at Madison Square Park Tower?
Current resale listings at Madison Square Park Tower range from approximately $3.5 million to $20 million for standard residences. The triplex penthouse spanning floors 63–65 has been listed at various prices including $77.7 million but has not sold at those levels. Average price per square foot on recent closed sales is approximately $3,032.
Does Madison Square Park Tower have parking?
Yes — Madison Square Park Tower has an underground automated parking garage, which is genuinely rare in the Flatiron District. Parking spaces are available for purchase. Confirm availability and pricing with building management or your broker.
What amenities does Madison Square Park Tower have?
Madison Square Park Tower amenities include a 65-foot indoor swimming pool, fitness center, basketball court, billiards room, residents lounge, bike room, storage, and an underground automated parking garage. The building has 24-hour full-time doorman and concierge service. There is no roof deck.
Is Madison Square Park Tower a good investment?
Madison Square Park Tower has shown average days on market of approximately 172 days with average discounts from ask of roughly 7.5% — longer and deeper than some comparable buildings in the neighborhood. The building's location is excellent and the views are irreplaceable, but the resale market requires pricing discipline and patience. Buyers with long hold horizons and a focus on livability over short-term price appreciation will find the most satisfaction here.
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