THE CONDO BOOK PROJECT

95 Madison Residences

95 Madison Avenue, Manhattan, NY 10016

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Overview

95 Madison Residences turns the landmarked Emmet Building in NoMad into 65 condos above two commercial units, adding two new floors on top. Its offering plan specifies Gaggenau kitchens, Waterworks baths and a long amenity list, and budgets a 24/7 non-union concierge staff that makes up over 40% of first-year costs.

  • Address: 95 Madison Avenue, NoMad, Manhattan
  • Homes: 65 residential condos plus 2 commercial units
  • Type: office-to-residential conversion of a landmarked building, with new 17th and 18th floors
  • Sizes: from about 740 square feet to a penthouse of about 8,300 square feet
  • Sponsor offering prices: about $1.1 million to about $22 million, averaging roughly $2,200 a square foot (offering prices, not sales)
  • Plan accepted: December 2025 (plan ID CD250016)
  • Parking and pool: none; the plan marks both "not applicable"

Compare

FigureThis building1Parc Beaufort247 units · 1.4 miaccepted 2026The Florian354 units · 0.8 miaccepted 2025
Common ChargesPer Square Foot / Month$1.22In line$2.05$1.18
Average Offering PricePer Apartment$3.75MHighest$2.18M$2.16M
Average PricePer Square Foot$2,210Below peers$2,220$2,275
Average Unit SizeSquare Feet1,697 SFLargest983 SF950 SF

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

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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.

Budget

What It Costs to Run

The sponsor's first-year budget (July 2026 to June 2027) projects about $1.6 million in total expenses. Residential owners cover about $1.54 million of that through common charges, which works out to an average of roughly $2,000 a month per apartment. Your actual charge depends on your unit's share.

The biggest lines, rounded:

  • Payroll and benefits: about $700,000
  • Insurance: about $180,000
  • Replacement reserve: about $146,000, paid entirely by residential owners
  • Management fee: about $125,000
  • Service contracts (elevator, fire alarm, cleaning and similar): about $98,000
  • Water and sewer: about $81,000

Tip: At closing, you'll also pay two months of common charges as working capital for the condo board. Real estate taxes are separate. The plan estimates the residential share at about $2.25 million a year once the building is complete, with no 421-a abatement. For benchmarks, see our operating expenses data and why operating costs differ.

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

The Building

Finishes

The plan lists specific brands, always "or equivalent," and the sponsor keeps the right to substitute as long as replacements are equal or better. For context, see how these compare in our finishes guide.

Kitchens

  • A full Gaggenau package: a 200 series gas cooktop (30 or 36 inches), a 400 series wall oven or double wall oven, a panel-ready refrigerator, a fully integrated dishwasher, and in some layouts a freezer column and a 400 series wine cabinet
  • Hood by Bosch 500 series or Gaggenau, ducted to the outside rather than recirculating
  • Kohler undermount sink with a Kohler Purist pull-out faucet, plus a Kohler bar sink in some homes
  • Quartz or natural stone counters, with lacquered or wood veneer cabinet faces

Baths

  • Primary baths: stone floors and walls
  • Secondary baths: stone or porcelain tile; powder rooms partly tiled or wood-paneled
  • Waterworks Flyte sink faucets and Waterworks shower trim, with a Kohler Underscore drop-in tub

More on these brands in our bathroom brands guide.

Floors, Windows and Laundry

  • White oak floors, solid or engineered, laid straight or in herringbone over an acoustic mat
  • Skyline aluminum casement windows with a five-year manufacturer warranty
  • A stacked Bosch electric washer and ventless dryer in every apartment; there's no common laundry room

Heating and Cooling

Each apartment gets a Mitsubishi variable refrigerant flow (VRF) heat pump system with ducted, concealed fan coils, so you can heat or cool room by room. From the 6th floor up, each home has its own dedicated compressor, which is a limited common element tied to that unit. Lower floors share central compressors. Fresh air comes from two rooftop units with energy recovery. Domestic hot water comes from gas-fired water heaters on the roof.

Good to know: The building's gas bill, which covers hot water and gas cooking, is a common expense paid through your common charges. Your apartment's electricity is metered separately and billed to you.

Listings: 95 Madison Residences on StreetEasy

Amenities, Staffing & Transportation

For a 65-unit building, the list is long. Here's what the plan describes, with approximate sizes:

WhereAmenityAbout
CellarGolf simulator room600 sq ft
CellarSeparate men's and women's saunas with changing space135 sq ft each
CellarKids room800 sq ft
CellarMusic room with digital piano and soundproofing130 sq ft
CellarBike room and pet spa400 and 70 sq ft
3rd floorGym, yoga studio, co-work area, lounge, second kids room375 to 660 sq ft each
17th floorOutdoor amenity terrace1,180 sq ft

Good to know: The 17th-floor terrace has a listed maximum occupancy of 6, and the plan says the sponsor won't furnish the rooftop terrace. The gym is fitted with a treadmill or elliptical and a multi-function weight station, so it's a compact room, not a club. There's no pool and no garage.

The declaration's list of residential common areas also mentions a catering room and terraces on the 3rd floor and roof. The detailed amenity table doesn't size those, so ask the sales team what will actually be delivered. See how this lineup compares in our amenities by building size guide.

Staffing and Services

  • Concierge: three full-time concierges for 24/7 coverage
  • Resident manager: one full-time, living in the building in Unit 9A rent-free; residential owners cover that unit's costs, budgeted at about $38,000 a year
  • Handyman: one full-time
  • Porters: two and a half full-time equivalents

The staff is non-union, paid on what the plan calls a Class A wage scale. Payroll, benefits and taxes come to about $700,000, roughly 43% of the first-year budget. Read more on what lobby staff costs in our doorman cost guide.

Transportation

  • Subway: 3 min walk to 28 St 6; 33 St 6, 5 min

Fine Print

What's Specific to It

  • It's a landmark conversion. The Emmet Building was designated by the Landmarks Preservation Commission in 2018, and the commission approved the restoration, the new windows and the storefront plan in 2024. Future exterior work needs LPC sign-off.
  • New windows built to look old. On floors 3 to 16, the historic double-hung windows were replaced with thermally broken aluminum casements by Skyline Windows, designed to look like double-hungs.
  • No 421-a, so full residential taxes. A tax consultant's opinion in the plan says the residential units aren't eligible for 421-a. The sponsor applied for ICAP, a commercial abatement program, but the residential tax estimates assume no abatement.
  • Lot line windows with a catch. Some apartments on the east and south sides have lot line windows. If a neighbor ever builds against them, owners would have to fill them in with fire-rated construction.
  • A non-union staff. The budget lists a resident manager, a handyman, three concierges for 24/7 coverage and two and a half porters, paid on a non-union scale.
  • Two commercial owners share the costs. Two non-residential units carry about 7% of the common interest under a special allocation, and pay only the expenses fairly attributable to them.

If you're looking at 95 Madison Residences, the listing will show you the photos and the floor plan. The offering plan the sponsor filed with the New York Attorney General tells you what's actually behind the walls, who works in the lobby and what it all costs to run. Here's what it says.

Fine Print Worth Knowing

  • Substitutions: Every finish and appliance is listed "or equivalent," and the sponsor can swap in alternatives that are equal or better.
  • Landmark rules: Because the building is an individual landmark, exterior changes need Landmarks Preservation Commission approval.
  • Lot line windows: These are on the east side on floors 7 to 16 and the south side on floors 14 to 16. The plan calls blocking unlikely because of the landmark status and neighbors' deeded air rights, but if it happens, owners pay to fill the openings in.
  • Your own compressor: From the 6th floor up, the AC compressor serving your home is a limited common element tied to your unit.
  • Reserves: The plan doesn't guarantee that the reserve will be adequate for the first five years.
  • Closing delays: If the first closing doesn't happen within 12 months of the anticipated date, purchasers get a right to rescind.

Team

The plan doesn't name an interior designer.

Nearby

FAQ

Is 95 Madison Residences new construction?

It's a conversion. The plan describes turning the landmarked Emmet Building from offices into homes, with new building systems, a new elevator and stair core, restored facades and two new floors (the 17th and 18th) added on top.

Does the building have a doorman?

Yes, in effect. The budget pays for three full-time concierges to cover the lobby 24/7, plus a live-in resident manager, a handyman and porters, all non-union.

Is there a property tax abatement?

Not for the apartments. A tax consultant's opinion in the plan says the condo isn't eligible for 421-a, so the residential tax estimates assume full taxes. The sponsor applied for ICAP, a program that abates taxes on commercial space.

Is there parking or a pool?

No. The plan lists both a garage and a swimming pool as not applicable. There's a bike room in the cellar.

Where this comes from: the building's offering plan (CD250016), filed by the sponsor with the New York Attorney General, including its Schedule A offering prices, the Schedule B first-year budget and the engineer's building description. Prices are sponsor offering prices, not sales, and budgets are the sponsor's first-year projections. Updated October 2026.