Skyline Tower

The Building

Fine Print

What's Specific to It

• A subway entrance to maintain: a subway tunnel runs under the adjacent street, and a station stair comes up on the 44th Drive sidewalk. The condo board must take over the maintenance, repair and replacement of that entrance, stairway and elevator.
• A resale fee: for 12 months after the building's permanent certificate of occupancy, you can't list your unit without the sponsor's consent. If you do and then sell, you owe the sponsor 50% of your gross profit.
• Very large for a condo: 802 residences in one tower, with a first-year budget of about $5.9 million. A Retail Unit and a Garage Unit each appoint a board member.
• No tax abatement: the plan describes no 421-a or other exemption. Projected taxes on the residences, once fully assessed, are about $9.5 million a year, well above the residential common charges of about $5.8 million.
• Ventless dryers, and none in studios: most apartments get a Bosch washer and a ventless electric dryer in a closet. Studios get no washer or dryer.
• Protected lot-line windows: some east-facing apartments have lot-line windows, but a recorded agreement with the Two Court Square Condominium gives them a perpetual easement for light, air and views.

Skyline Tower fills the block bounded by 44th Drive and 44th Road at Court Square, with the E and M at 21st Street and the 7 at 45th Avenue nearby. Its offering plan tells you what's in the apartments, who you share the building with and what it should cost to run.

Fine Print Worth Knowing

• Sponsor control: the sponsor controls the board for up to five years after the first closing. It can rent unsold units without limit and only has to sell 15% (121 units) to declare the plan effective.
• Parking isn't guaranteed: the garage uses valet parking with two car lifts, and it has fewer spaces than there are apartments. The sponsor may later sell spaces by license or deed (see deeded vs. licensed parking).
• Storage lockers: lockers are licenses tied to owning an apartment, and the sponsor keeps the sale proceeds. They aren't on the emergency generator (see storage units).
• Taxes: Schedule A's tax estimates assume the building is fully assessed. With no abatement, see our property tax estimate guide before you budget.
• Noise from equipment: mechanical equipment sits on many floors, including the 37th, 38th, 63rd and 68th, and the gas-fired generator is tested about once a month.
• Retail below: the retail owner can use the sidewalk for outdoor seating and signs, and the plan doesn't limit what kind of business it can be.
• No smoking anywhere: the building bans smoking, including e-cigarettes, inside apartments and on private terraces and balconies.

FAQ

Does Skyline Tower have a pool?

Yes. The 3rd floor has a three-lane lap pool about 75 feet long and a whirlpool, next to a spa with a sauna, steam room and treatment room, but the plan warns the pool may not open until 24 months after the first closing.

Is the staff union?

No, the year-one budget expects 22 non-union full-time staff, including a live-in resident manager, 10 doormen, concierges and package attendants, 7 porters and 3 handymen, costing about $1.69 million.

Can I resell my Skyline Tower apartment right away?

Not freely: for 12 months after the building's permanent certificate of occupancy, you need the sponsor's consent to list your unit, and if you list without it and then sell, you owe the sponsor half your gross profit while it still owns unsold units.

Where this comes from: the building's offering plan (CD180049) as filed with the New York Attorney General, including its Special Risks, Description of Property and Improvements, Notes to Schedule A, Schedule B and Identity of Parties. Prices are the sponsor's offering prices, not sales, and budget figures are the sponsor's first-year projections. Later amendments may change them. Updated October 2026.