1122 Madison Avenue: What the Offering Plan Says About Finishes, Amenities and Costs

Updated Oct 11, 2026 · 6 min read

1122 Madison Avenue is a new Upper East Side condo with large family-sized homes, marble kitchens with Wolf and Sub-Zero appliances, and a sub-cellar club with a squash court, sauna, steam and cold plunge. Its offering plan budgets a non-union staff with a 24/7 concierge, and payroll is more than half of the first-year budget.

In brief: 1122 Madison Avenue is a new-construction condo on the Upper East Side with 26 residences of roughly 2,200 to 9,100 square feet, over a ground-floor retail space. The offering plan, accepted by the New York Attorney General in January 2026, describes marble-and-lacquer kitchens with Wolf and Sub-Zero appliances, white oak floors and Daikin heat-pump heating and cooling. What sets it apart is a private-club-style amenity program, including a double-height squash court and a golf-simulator room, and a payroll-heavy budget built around a 24/7 concierge.

What's Specific to It

• A double-height squash court. The sub-cellar holds a roughly 800-square-foot squash court, a rarity in a building this size, next to a gym of about 1,400 square feet.
• A full spa circuit. The same level has a sauna, a steam room and a cold plunge, and the budget sets aside money each year to maintain them.
• The building manager lives elsewhere, and owners pay the rent. The plan budgets about $109,000 a year to rent an outside apartment for the live-out resident manager.
• Heat and cooking gas are in your common charges. The plan puts central heat and gas costs in the building budget, while each owner pays their own electricity.
• Storage bins are licensed, not owned. There are 26 bins of about 25 to 101 square feet, sold as licenses with a monthly fee of $2.50 per square foot, in an area that isn't climate-controlled.
• Smoke-free, terraces included. Smoking, including e-cigarettes and cannabis, is banned in apartments, on private terraces and in common areas, with a $250 starting fine.

Listings tell you the bedroom count and the view. The offering plan, the document the developer files with the Attorney General, tells you what is behind the walls, who works the lobby and what it all costs to run. The plan doesn't use a marketing name for the building.

At a Glance

• Location: 1122 Madison Avenue, Upper East Side, Manhattan
• Homes: 26 residences, from about 2,163 to 9,109 square feet, plus one retail unit the sponsor isn't selling
• Layouts: two-bedrooms up to a seven-bedroom penthouse on floors 20 to 22; full-floor homes from the 15th floor up
• Offering prices: about $6.75 million to $89.5 million, as first listed in the sponsor's Schedule A (offering prices, not sales)
• Timing: plan accepted January 2026; construction expected to wrap up around mid-2027

Finishes

The plan's Description of Property lists the fixtures and appliances by model. The sponsor can swap in items of "equal or better value." For context, see our look at NYC condo finishes since 2010.

Kitchens

• Pentelikon marble countertops and cabinets with a shop-applied lacquer finish
• Wolf dual-fuel ranges, 48 inches in most layouts and 60 inches in some of the largest, with matching Wolf hoods and a Wolf speed oven
• Sub-Zero refrigerators and Sub-Zero wine storage
• Miele dishwashers, Franke undermount sinks and Waterworks faucets

Bathrooms

• Waterworks showerheads, rain showers and fittings
• Kohler wall-hung toilets on Geberit in-wall carriers and Kohler undermount sinks in the primary baths the plan details
• A House of Rohl Worcester tub with floor-mounted Waterworks tub fillers in some primary baths
• Stone floors and wainscot, lacquered vanities (see bathroom brands in NYC condos)

Floors and windows

• Engineered European white oak, rift and quartered, finished in place, in living rooms, bedrooms and kitchens
• Primary bedrooms in many layouts get a "morning bar" with wood veneer millwork and a stone counter
• Windows on the lower floors, up to the 7th, use bird-friendly glass

Laundry, heating and cooling

• Every home has an LG washer and dryer, and most have a laundry room with a Franke sink. There is also a shared laundry room in the cellar.
• Heating and cooling come from a Daikin VRF heat pump system, with a 10-year parts warranty per the plan.
• Gas serves cooking and hot water; the penthouse has gas fireplaces.

Amenities

The amenities sit on two levels: a fitness and spa floor in the sub-cellar and a lounge floor on the 3rd floor. The plan lists approximate sizes:

There is also a package room by the lobby with cold storage for deliveries, and cellar bike storage for at least 13 bikes, free at first, though the board can add a fee.

Tip: The plan caps occupancy for each room; the 3rd-floor dining room holds about 14. Compare in our amenities by building size guide.

Outdoor space: Residence 15 has three terraces, floors 16 to 19 have two balconies each, and the penthouse adds terraces and a loggia. See our private outdoor space guide.

Staffing and Services

Staffing is generous for 26 homes. The budget pays for:

• A concierge in the lobby 24 hours a day, 7 days a week
• A doorman 16 hours a day, every day
• Four full-time porters
• A full-time resident manager who lives off site, budgeted at about $150,000 a year in wages

The staff will be non-union, the board employs the resident manager, and the plan says wages won't follow prevailing union wage and benefit scales.

Good to know: Because the resident manager doesn't live in the building, the budget includes about $109,000 a year to rent an outside apartment for that person, plus about $4,800 for the manager's parking. For how staffing drives costs elsewhere, see what a doorman costs in an NYC condo.

What It Costs to Run

The sponsor's first-year budget (Schedule B) covers July 2027 to June 2028 and totals about $2.75 million. A few lines stand out:

• Payroll and benefits: about $1.54 million, or roughly 56% of the budget
• Electricity for common areas: about $310,000
• Service contracts: about $183,000, including roughly $20,000 for spa upkeep
• Gas for heat, hot water and cooking: about $164,000
• Management fee: $70,000 to FirstService Residential
• Reserve fund: just $5,000 a year, so the closing contributions matter more (see below)

Schedule A estimates monthly common charges from about $4,700 for the smallest home to about $22,400 for the penthouse, with estimated real estate taxes of about $2,800 to $13,100 a month on top. The retail unit carries about 8% of the common interest, but most staff and utility costs fall on the residences alone. See our benchmarks on common charges and operating expenses, and why operating costs differ between buildings.

Tip: At closing, you pay one month of common charges into the working capital fund and another month into the reserve fund, per the plan.

Fine Print Worth Knowing

• Storage bins: Bins are sold only to apartment buyers, require a 15% deposit, and the sponsor can swap your bin for one the same size or larger before delivery. License fees can go up by board decision.
• Lot-line windows: The west facade sits on a lot line. Those windows are protected by a recorded light and air easement with the neighboring lot, but code limits how much of that wall can be glass.
• Retail below: The sponsor makes no promise about who will use the ground- and second-floor retail space, or for what lawful purpose.
• Right of first refusal: With some exceptions, the board has a right of first refusal on sales and leases.

Who's Behind It

• Sponsor: Madison Ave Owner LLC, care of Legion Investment Group
• Architect: Hill West Architects
• Selling agent: Corcoran Sunshine Marketing Group
• Managing agent: FirstService Residential New York
• Sponsor's counsel: Holland & Knight
• Interior designer: the plan doesn't name one

Common Questions

Does 1122 Madison Avenue have a doorman?

Yes. The plan budgets a 24/7 concierge plus a doorman 16 hours a day, four full-time porters and a live-out resident manager, all non-union.

What amenities does 1122 Madison Avenue have?

A sub-cellar gym, squash court, simulator room and spa, a 3rd-floor lounge floor with a dining room and children's playroom, plus a pet spa and storage.

Are heat and gas included in common charges?

Per the plan, central heat and gas for the residential section are building expenses paid through common charges, while each owner pays for their own apartment's electricity.

Is there parking?

The plan doesn't offer parking spaces to buyers; the only parking line in the budget is for the resident manager. Read more in our condo parking guide.

Where this comes from: the building's offering plan (CD240276), filed with the New York Attorney General and accepted in January 2026, including its Description of Property, Schedule A and Schedule B. Prices are the sponsor's offering prices, and the budget is the sponsor's first-year projection; both can change by amendment. Search the plans to compare buildings. Updated October 2026.