THE CONDO BOOK PROJECT

128 West 23rd Street Condominium Aka Graydon Chelsea

128-130 West 23rd Street, Manhattan, NY 10011

Compare

Overview

Units
30 residential · 1 commercial
Subway
1 min walk to 23 St F M23 St 1, 2 min
Developers
Imian Partners, LLC, Pan Brothers Capital Management Group LLC, Pan-Brothers Associates, Inc., Valyrian Capital LLC
Principals
George Pantelidis, James Pantelidis, Peter Pantelidis, Theodore Kakoyiannis
Average $/sf
$2,005Homes in Schedule A, as first offered
Common charges
$1,020–$5,360 a monthSponsor's first-year estimate in Schedule A, Twelve Month Period Commencing January 1, 2021 and Ending December 31, 2021 ("First Year")
Offering price
$75.8 million total $66 million when first offered

The sponsor of record is Gramercy 128 West, LLC, represented by D'Agostino, Levine, Landesman, Et Al, LLP. The offering plan runs 650 pages. The sponsor has filed 9 amendments, the latest in January 2026. The nearest other condo plan on file is Citizen Condominium, next door.

Plan CD190360 · New · accepted Jul 10, 2020 · AG record ↗

Compare

FigureThis building1The Lexi243 units · 0.7 miaccepted 2021Minuet315 units · 1.6 miaccepted 2020
Common ChargesPer Square Foot / Month$1.93Highest$0.97$1.26
Average Offering PricePer Apartment$2.19MIn line$1.73M$2.72M
Average PricePer Square Foot$2,005Below peers$2,015$2,026
Property TaxesPer Square Foot / Month$2.25Highest$1.32$0.91
Average Unit SizeSquare Feet1,093 SFIn line858 SF1,343 SF

Free Account

See the Full Comp

Unit mix, closings, budgets, finishes and the team, against The Lexi and Minuet, cited to the offering plans. No credit card required.

Create a free account
How We Got This
  • Comps: the closest Manhattan plans on size, $/SF and launch date, within 2 miles when possible.
  • Figures: each building's own offering plan, filed with the NY Attorney General. Nothing is estimated.
  • Checked: a price list publishes only when its math adds up, and building pages cite the plan pages.
  • Labels: In line is between the comps; Below/Above peers is past both by up to 15%; Lowest/Highest by more.

Closings Pro

Homes closed100% of the homes in Schedule A30 of 30
Closing prices vs. Schedule A30 homes: $63,227,452 at closing against $65,730,000 in Schedule A (p. 85)−3.8%
Average closing price30 homes, on their Schedule A square feet$1,929 / SF
Closingsfirst and latest recordedJan 19, 2021 – Nov 26, 2025

Sales recorded with the Department of Finance (ACRIS) through Sep 30, 2026: deeds, or transfer tax filings for a building on leased land, of $10,000 or more. A home's first sale since the plan was filed is the sponsor's closing; resales aren't counted. Closing prices are compared with the same home's Schedule A price, as first offered; a deed covering more than one home isn't compared. Amendments often change prices before a home closes, and a deed that includes parking or storage counts its full price. ACRIS records a sale weeks after closing, so recent contracts don't appear yet. Every building's sales.

All 30 closings
HomeRecordedClosing priceSchedule ADifference
5CJan 19, 2021$1,100,000$1,100,000 p. 850%
4BDec 9, 2021$1,408,000$1,435,000 p. 85−1.9%
5ADec 9, 2021$2,100,000$2,265,000 p. 85−7.3%
6BDec 10, 2021$1,515,000$1,485,000 p. 85+2%
7ADec 10, 2021$2,225,000$2,365,000 p. 85−5.9%
3ADec 13, 2021$1,996,402$2,165,000 p. 85−7.8%
9ADec 13, 2021$2,410,000$2,470,000 p. 85−2.4%
9BDec 13, 2021$2,616,000$2,825,000 p. 85−7.4%
12BDec 14, 2021$3,250,000$3,425,000 p. 85−5.1%
4CDec 15, 2021$1,035,000$1,080,000 p. 85−4.2%
6ADec 16, 2021$2,315,000$2,315,000 p. 850%
3BDec 22, 2021$1,335,000$1,410,000 p. 85−5.3%
4ADec 27, 2021$1,950,000$2,215,000 p. 85−12%
5BDec 27, 2021$1,425,000$1,460,000 p. 85−2.4%
7BDec 29, 2021$1,510,350$1,510,000 p. 85+0%
15AJan 4, 2022$1,575,000$1,610,000 p. 85−2.2%
3CJan 7, 2022$998,000$1,060,000 p. 85−5.8%
6CJan 11, 2022$1,125,000$1,120,000 p. 85+0.4%
12AJan 19, 2022$1,415,000$1,560,000 p. 85−9.3%
7CJan 27, 2022$1,140,350$1,140,000 p. 85+0%
14BFeb 7, 2022$3,100,000$3,175,000 p. 85−2.4%
14AFeb 15, 2022$1,585,000$1,585,000 p. 850%
PHMar 10, 2022$5,500,000$5,595,000 p. 85−1.7%
8BApr 7, 2022$2,600,000$2,775,000 p. 85−6.3%
11BApr 11, 2022$2,825,000$2,925,000 p. 85−3.4%
8AApr 22, 2022$2,350,000$2,420,000 p. 85−2.9%
10AApr 26, 2022$2,523,350$2,520,000 p. 85+0.1%
11AMay 2, 2022$2,500,000$2,570,000 p. 85−2.7%
10BJun 23, 2022$2,850,000$2,875,000 p. 85−0.9%
15BNov 26, 2025$2,950,000$3,275,000 p. 85−9.9%

Pro

Closings are for subscribers

Every home's recorded closing price against its Schedule A price, with the ACRIS document and the plan page.

Subscribe to seeAlready a member? Sign in

Budget

From our research: The Sponsor's Condo-Creation Fee in NYC · NYC Condo Insurance Costs Are Rising · Condo Supplies Cost per Unit, by Size

Team

Sponsor
Gramercy 128 West, LLC
Developers
Imian Partners, LLC, Pan Brothers Capital Management Group LLC, Pan-Brothers Associates, Inc., Valyrian Capital LLC
Principals
George Pantelidis, James Pantelidis, Peter Pantelidis, Theodore Kakoyiannis
Tax estimate
William K. Block, Esq.Prepared the first-year real estate tax projection
Construction lender
Pacific Western Bank$36.7 million recorded

From our research: Do NYC Developers Rehire the Same Firms?

Nearby