Wales Condominium
1295 Madison Avenue, Manhattan, NY 10128
Overview
- Units
- 21 residential · 21 storage · 2 commercial
- Subway
- 7 min walk to 96 St 686 St 4 5 6, 10 min
- Developer
- Adellco
- Principals
- Matthew Adell
- Average $/sf
- $2,941Homes in Schedule A, as first offered
- Offering price
- $4 million total
- Floor plans
- Page 21 of the plan
The sponsor of record is 1295 Property LLC, represented by Starr Associates, LLP. The offering plan runs 626 pages. The sponsor has filed 9 amendments, the latest in November 2025. The nearest other condo plan on file is 47 East 91st Street Condominium, next door.
Plan CD200207 · New · accepted Mar 12, 2021 · AG record ↗
Compare
| Figure | This building1 | The Leyton238 units · 1.5 miaccepted 2020 | 150 East 78th325 units · 0.8 miaccepted 2020 |
|---|---|---|---|
| Common ChargesPer Square Foot / Month | $1.93Highest | $1.38 | $1.64 |
| Average Offering PricePer Apartment | $6.5MIn line | $5.41M | $8.31M |
| Average PricePer Square Foot | $2,941In line | $2,768 | $3,234 |
| Average Unit SizeSquare Feet | 2,212 SFIn line | 1,932 SF | 2,570 SF |
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Unit mix, closings, budgets, finishes and the team, against The Leyton and 150 East 78th, cited to the offering plans. No credit card required.
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- 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.
Units & Prices
Closings Pro
| Homes closed100% of the homes in Schedule A | 21 of 21 |
| Closing prices vs. Schedule A21 homes: $127,710,340 at closing against $136,600,000 in Schedule A (p. 59) | −6.5% |
| Average closing price21 homes, on their Schedule A square feet | $2,750 / SF |
| Closingsfirst and latest recorded | Mar 8, 2023 – Sep 17, 2026 |
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 23 closings
| Home | Recorded | Closing price | Schedule A | Difference |
|---|---|---|---|---|
| 3A | Mar 8, 2023 | $7,849,978 | $7,600,000 p. 59 | +3.3% |
| 3C | Mar 8, 2023 | $1,033,500 | $1,000,000 p. 59 | +3.4% |
| 5B | Mar 8, 2023 | $4,591,521 | $4,450,000 p. 59 | +3.2% |
| 7B | Mar 15, 2023 | $6,638,125 | $6,400,000 p. 59 | +3.7% |
| 2A | Mar 16, 2023 | $6,995,000 | $7,350,000 p. 59 | −4.8% |
| 9A | Mar 17, 2023 | $10,325,586 | $9,900,000 p. 59 | +4.3% |
| 9B | Mar 17, 2023 | $7,020,786 | $6,700,000 p. 59 | +4.8% |
| 8B | Mar 24, 2023 | $6,950,000 | $6,550,000 p. 59 | +6.1% |
| 4A | Mar 28, 2023 | $6,331,900 | $5,700,000 p. 59 | +11.1% |
| 6B | Mar 29, 2023 | $6,292,087 | $6,250,000 p. 59 | +0.7% |
| NRU2 | Nov 9, 2023 | $11,000,000 | — | — |
| 8A | Nov 22, 2023 | $8,200,000 | $9,650,000 p. 59 | −15% |
| 4B | Dec 1, 2023 | $3,700,000 | $4,400,000 p. 59 | −15.9% |
| 2C | Feb 27, 2024 | $875,000 | $850,000 p. 59 | +2.9% |
| 7A | Mar 12, 2024 | $7,811,988 | $9,400,000 p. 59 | −16.9% |
| 5A | Apr 15, 2024 | $4,850,000 | $5,850,000 p. 59 | −17.1% |
| 5C | May 30, 2024 | $2,701,613 | $3,600,000 p. 59 | −25% |
| 6A | Jun 10, 2024 | $7,762,000 | $9,150,000 p. 59 | −15.2% |
| PH | Sep 9, 2024 | $18,529,863 | $20,000,000 p. 59 | −7.4% |
| 4C | Nov 21, 2024 | $2,350,000 | $3,550,000 p. 59 | −33.8% |
| 2B | Dec 17, 2024 | $3,300,000 | $4,100,000 p. 59 | −19.5% |
| 3B | Mar 7, 2025 | $3,601,394 | $4,150,000 p. 59 | −13.2% |
| NRU1 | Sep 17, 2026 | $1,750,000 | — | — |
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Closings are for subscribers
Every home's recorded closing price against its Schedule A price, with the ACRIS document and the plan page.
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
- 1295 Property LLC
- Principals
- Matthew Adell
- Counsel
- Starr Associates, LLP
- Tax estimate
- Podell, Schwartz, Schechter & Banfield LLPPrepared the first-year real estate tax projection
- Construction lender
- Arbor Realty Trust$67 million recorded
From our research: Do NYC Developers Rehire the Same Firms?
Nearby
- 47 East 91st Street Condominiumnext door · 10 units · 2003
- 1110 Park Condominium0.1 mi · 11 units · 2014
- Carhart Mansion Condominium0.2 mi · 4 units · 2004
- 21 East 96th Street Condominium0.2 mi · 8 units · 2004
- Gatsby Condominium0.2 mi · 62 units · 2000
- 12 East 88th Street Condominium0.2 mi · 42 units · 2015