One High Line: What the Offering Plan Says About 76 Eleventh Avenue
One High Line is a two-tower West Chelsea condo by Bjarke Ingels Group that shares its buildings with a five-star-standard hotel, a retail unit and a commercial unit. Here's what the offering plan says about the finishes, the amenity floor, the staff, the budget and the fine print that comes with living next to a hotel.
In brief: One High Line is a two-tower condo at 76 Eleventh Avenue in West Chelsea, designed by Bjarke Ingels Group, with residences in an East Tower and a taller West Tower above a shared podium. The original offering plan offered 241 residences (the Attorney General's record for the plan now lists 302), alongside a hotel of about 137 rooms, a retail unit and a commercial unit that owners don't control. The plan describes Gaggenau kitchens with gas cooking, a third-floor amenity level with a 75-foot lap pool, and a non-union staff with a doorman and concierge in each tower around the clock.
What's Specific to It
- A hotel in the building: a hotel unit of about 137 rooms, required to run to a five-star luxury standard, sits in the complex, and owners can buy its services a la carte.
- Shared board seats: once the sponsor's control period ends, the nine-member Condominium Board has four residential members and five appointed by the hotel, retail and commercial owners.
- You help maintain a High Line plaza: the condo is obligated to make annual payments to the City for upkeep of an at-grade High Line plaza, budgeted at about $215,000 in year one.
- Two towers, two finish packages: the plan has separate finish schedules for the West and East Towers, with different woods, stones and bath fittings.
- An environmental easement: the site was cleaned up under a New York State program, and an easement limits certain land uses and must be disclosed when you resell.
- Window rules: every owner must use window treatments with a white backing facing the glass.
One High Line (filed as One Highline Condominium, formerly 76 Eleventh Avenue Condominium) sits on Eleventh Avenue with entrances on both West 17th and West 18th Streets. The offering plan filed with the New York Attorney General shows what you're buying into: a mixed-use condo where residents share buildings, costs and a board with a hotel and commercial owners.
At a Glance
- Address: 76 Eleventh Avenue, West Chelsea, Manhattan
- Plan: CD160214, accepted for filing in May 2018
- Residences: 241 in the original plan, on floors 11 to 26 of the East Tower and floors 5 to 36 of the West Tower (the Attorney General's record now lists 302)
- Other units: a hotel unit (about 137 rooms), a retail unit and a commercial unit, none offered for sale under this plan
- Original offering: about $1.96 billion in total sponsor offering prices for the 241 residences (offering prices, not sales)
Finishes
Each tower has its own finish schedule, so check which one your apartment is in. Both use Gaggenau appliances with gas cooking. (Background: NYC condo finishes and bathroom brands.)
- West Tower kitchen: larch veneer cabinets with flamed Pietra Piasentina stone counters, and Gaggenau column refrigerator and freezer, gas cooktop, ovens, warming drawer and dishwasher.
- West Tower baths: honed white marble slab in the primary bath and Silver Travertine in secondary baths, with CEA fittings, Laufen wall-hung toilets and a freestanding Agape tub in primary baths.
- West Tower floors and walls: hickory plank floors and Marmarino plaster on living and dining room walls. Some fourth-floor homes have double-height spaces of about 21'10".
- East Tower: engineered wood floors, custom wood and metal kitchen cabinets with stone counters, a 36-inch Gaggenau gas cooktop, and marble baths with Kohler fixtures.
- Laundry: a washer and dryer in every unit (Bosch in the West Tower, Miele in the East).
- Heating and cooling: each tower has its own gas-fired boiler plant, and apartments get four-pipe fan coils (heat or cool any time) with programmable thermostats, plus electric radiant floor heat in bathrooms.
Good to know: the sponsor can substitute items of "substantially equal or better quality," and makes no promise about how many times the wood floors can be sanded.
Amenities
The residential amenities fill the third floor and are run by a third-party operator, paid for through your common charges:
- Pool: a two-lane lap pool about 75 feet long, reserved for residential owners, plus a whirlpool and a cold plunge pool.
- Fitness and spa: a fitness room, studios, treatment rooms, locker rooms and a spa.
- Social spaces: a lounge, library/media room, screening room, teen's playroom and children's playroom.
- Practical spaces: a cellar bike room, storage bins, a cold storage room in each tower for deliveries, and an attended garage with spaces sold as licenses (see how condo parking is sold).
Residents can also use the hotel's restaurants and bars, rent its meeting rooms and order housekeeping, room service or spa treatments, all billed a la carte by the hotel operator.
Tip: the plan says the hotel operator can limit or decline services to residents, and no one promises the hotel will operate as one. Treat hotel perks as a bonus. See amenities by building size.
Staffing and Services
- A doorman and a concierge in each tower lobby, 24/7.
- A resident manager (living in a condo-owned apartment), an assistant manager, six handymen and about 11 porters.
- The plan expects the staff to be non-union.
- A separate personal concierge service, plus lifeguards and gym staff from the amenity operator.
Staff is the biggest budget line, at about $3 million in year one. See what a doorman costs.
What It Costs to Run
The sponsor's first-year budget (June 2019 to May 2020) projects about $11 million in spending, with residential owners covering about $9 million through common charges. The hotel, retail and commercial owners pay the rest. Notable lines:
- About $1.9 million for electricity and $1.1 million for heat and hot water.
- About $1.6 million for insurance. The site is in a FEMA flood zone, so flood insurance is mandatory.
- About $475,000 for the amenity operator.
- About $215,000 to the City to maintain an at-grade High Line plaza.
- About $308,000 for reserves. The sponsor isn't funding a separate reserve fund.
At closing you also pay two months of common charges as working capital. First-year real estate taxes are low because the building was only partly assessed, and the plan assumes no abatement, so expect taxes to rise. See common charge benchmarks, operating expense benchmarks and why operating costs differ.
Fine Print Worth Knowing
- Sponsor control: the sponsor runs the boards until it sells every residence or for five years after the first closing, whichever comes first. The cover page warns owner-occupants may never control the board.
- Commercial neighbors: the hotel, retail and commercial units can be used for any lawful purpose, the residential board can't restrict them, and owners get no share of their revenue.
- Interval ownership: the hotel side may someday offer interval ownership on some floors, but not on floors with sold residences.
- Environmental easement: restricts uses like vegetable gardens without state approval and must be disclosed on resale.
- Licenses: parking and storage come as licenses, with a monthly fee to the board starting at $1 per square foot.
Who's Behind It
- Sponsor: 76 Eleventh Avenue Property Owner LLC, care of HFZ Capital Group
- Architects: Bjarke Ingels Group, with Woods Bagot as executive architect
- Managing agent: HFZ Property Management, a sponsor affiliate, on an initial three-year term at about $225,000 a year
- Selling agent: Douglas Elliman
- Sponsor's counsel: Holland & Knight
Common Questions
Is One High Line part of a hotel?
It shares the buildings with one: a hotel of about 137 rooms held to a five-star standard, plus retail and commercial units, all separate from the residences and their own lobbies and amenities.
Does One High Line have a pool?
Yes, a two-lane lap pool about 75 feet long on the third-floor amenity level, reserved for residential owners.
Is the staff union?
The plan expects a non-union staff, including a 24/7 doorman and concierge in each tower.
Where this comes from: the building's offering plan (CD160214), including its description of property, finish and appliance schedules, special risks and the sponsor's first-year Schedule B budget, as filed with the New York Attorney General. Later amendments may have changed some details. Budget figures are the sponsor's projections, not actual costs. Updated October 2026.