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One in three Manhattan condo owners lost money when they sold in the last year
A version of this article first appeared in CNBC’s Inside Wealth newsletter with Robert Frank, a weekly guide to the high-net-worth investor and consumer. Sign up to receive future editions, straight to your inbox.
More than a third of the condo apartments sold in Manhattan over roughly the past year sold at a loss, although the top end of the market fared better, according to a new report.
Despite the steady stream of headlines about eye-popping sales and soaring prices in Manhattan real estate, the median price per square foot for Manhattan condos is essentially flat from a decade ago, according to a report from Brown Harris Stevens. One in three condo resales between July 2024 and June 2025 were sold at a loss, according to the report. When including inflation, transaction costs and renovations, the share of losses by condo sellers is likely even higher, according to real estate analysts.
While the data didn’t include co-ops, analysts say co-op prices have generally fared the same or slightly worse than condos.
“For the last decade, Manhattan has essentially been moving sideways,” said Jonathan Miller, CEO of Miller Samuel, the appraisal and real estate research firm.
The long-term price weakness in Manhattan stands in stark contrast to much of the country, where home prices are up substantially since the pandemic, creating a widespread affordability crisis. Only 2% of home sellers nationally who purchased homes before the pandemic are at risk of selling at a loss, according to Redfin.
Manhattan is still among the most expensive markets in the country, especially on a per-square-foot basis. The median price for Manhattan sales in the third quarter was $1.2 million, while the average is just under $2 million, according to Miller Samuel and Douglas Elliman. Yet over the longer term, an analysis of resales finds that the timing of purchases in Manhattan typically matters more than location.
Condo owners who bought before 2010 have fared the best. The median gains for those in that cohort who sold over roughly the past year were between 29% and 45%, according to the Brown Harris report. Prices started to rise after the financial crisis, peaking in 2016. That means for those who bought between 2011 and 2015, the sale gains in the past year were modest, around 11%.
The biggest losers were those who bought after 2016. Half of the buyers who bought between 2016 and 2020 sold at a loss over the surveyed period. Among those who bought between 2021 and 2024, the gains were slim – although some buyers who got deals during the depths of the Covid downturn in late 2020 and early 2021 may fare better.
Adding in other costs of buying, selling and ownership would further add to the losses. Transaction costs in Manhattan can range from 6% to 10%, according to brokers. Renovations and improvements also aren’t counted in the losses, nor are maintenance fees or taxes. Adjusting for inflation would also increase the losses and lower returns.
Stijn Van Nieuwerburgh, co-director of the Paul Milstein Center for Real Estate at the Graduate School of Business at Columbia University, said inflation has increased 36% over the past decade.
“So if I had invested in a Manhattan condo in September 2015 (close to the peak) and sold it in August 2025 for the same nominal price, a 0% nominal return, I actually lost 36% in real terms,” he said. “This is surprising since many people think of real estate as a good inflation hedge.”
He noted that the Case-Shiller national home price index went up 89% in the 10 years between September 2015 and August 2025, “a lot better than in NYC and also far higher than the 36% inflation.”
The reasons for Manhattan’s “lost decade” in condo prices are as varied as they are disputed. The cap on state and local tax deductions that began in 2018 put pressure on prices and demand, as did a 2019 rent law. The migration of some higher earners to Florida during Covid also added to real estate fears, although the population and demand quickly rebounded.
The one exception to the trend was the top of the market. Those who bought and sold apartments for $10 million or more made double-digit profits, no matter when they initially bought.
Brokers and analysts say the increased concentration of wealth at the top, rising stock markets and ceaseless demand from those who are less affected by economic and market cycles has powered continued gains in the luxury market.
“The higher end has fared better over the decade, especially in, let’s say, the top 4% of the market,” Miller said. “The reason is Wall Street and financial markets. And the ability to buy in cash, independent of interest rates.”
Two thirds of the apartment deals done in the third quarter were done in cash, Miller said, far above the historical average of around 53% and showing the continued dependence of the Manhattan market on wealthy buyers who don’t need mortgages.
In a market defined by frequent ups and downs, brokers say the current upswing presents an opportunity for both buyers and sellers.
“I’m bullish and have a very positive outlook for New York real estate,” said Jared Antin, executive director at Brown Harris Stevens and a co-author of the report. “While some people may have lost money on the deals [over the decade], the losses were negligible. It speaks to the blue chip nature of the Manhattan market. Does everyone want to make money on their real estate? Of course. But this market is incredibly stable.”
Sellers who bought during the dip in 2020 and early 2021 could also see profits when they start to sell, Antin said.
Still, with median prices hovering near all-time highs and uncertainty around the upcoming mayoral election, many potential buyers prefer to stay on the sidelines and rent, even if they can afford to buy. The number of households in New York City making more than $1 million a year who are renting more than doubled between 2019 and 2023, to 5,661, according to a report from RentCafe.
What’s more, signed contracts for high-end apartments — priced at $4 million or more — fell 39% in September, according to Olshan Realty, following increases in August and July. Brokers blame a rapid decline in inventory and lack of new supply from condo developments rather than a decline in demand or fears that Zohran Mamdani, a democratic socialist, would become the next mayor of New York City.
“There certainly is a downside risk to policy,” Miller said. “But as we’ve seen in the past, those fears are usually overblown.”
The former One Direction member-turned-solo artist appears on the Sunday Times list for the first time.
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Budget 2026: FM Nirmala Sitharaman gives a strong push to manufacturing, infrastructure and job creation, while proposing a simpler tax and customs system.
Finance Minister Nirmala Sitharaman presents the Union Budget 2026-27.
Budget 2026 Takeaways: Finance Minister Nirmala Sitharaman on Sunday presented the Union Budget 2026-27, giving a strong push to manufacturing, infrastructure and job creation, proposing a simpler tax and customs regime, and hailing the government’s modernisation drive as a “reforms express”.
The Budget 2026 is anchored around three ‘kartavyas’ — driving growth by enhancing productivity and competitiveness, building people’s capacity, and ensuring inclusive development under the vision of Sabka Saath, Sabka Vikaas.
In her ninth consecutive Budget in Parliament, Sitharaman laid out a multi-pronged strategy to sustain growth amid global uncertainty, including expanding domestic electronics and semiconductor capabilities, de-risking infrastructure projects, skilling India’s youth for emerging technologies, and easing compliance for taxpayers and importers.
Here are the key takeaways from Budget 2026 across manufacturing, infrastructure, skills, AI, taxation and customs duty.
Manufacturing Gets A Boost
Budget 2026 put a special emphasis on the manufacturing landscape in India. The outlay for electronics components manufacturing was raised sharply to Rs 40,000 crore, while new schemes for rare earth magnets, chemical parks, container manufacturing and capital goods seek to reduce import dependency, and strengthen domestic supply chains. Textiles got an integrated, employment-oriented package covering fibres, clusters, skilling and sustainability.
Infrastructure-Led Growth
Infrastructure got a boost with a higher capex allocation and initiatives like a risk guarantee fund to de-risk projects for private developers, new dedicated freight corridors and national waterways, dedicated REITs (real estate investment trusts) for recycling of significant real estate assets of central public sector enterprises (CPSEs), and a seaplane VGF (viability gap funding) scheme.
The Centre’s capital expenditure (capex) target has been increased to Rs 12.2 lakh crore for FY27, up from Rs 11.2 lakh crore earmarked for the current financial year. Moreover, maintaining the fiscal discipline, Sitharaman said the government expects the fiscal deficit to be at 4.3 per cent of the GDP in 2026-27, lower than 4.4 per cent projected for the current financial year.
Tier-II and Tier-III cities were placed at the centre of urban growth via City Economic Regions, backed by reform-linked funding.
“We shall continue to focus on developing infrastructure in cities with over 5 lakh population (Tier II and Tier III), which have expanded to become growth centres,” Sitharaman said in her Budget Speech.
Greater Emphasis On Skilling
The Budget placed renewed emphasis on the services economy as a jobs engine. A high-powered Education-to-Employment and Enterprise Committee will realign skilling with market needs, including the impact of emerging technologies.
Content creation and creative industries get a boost through AVGC labs in schools and colleges, support for animation, gaming and comics, and new institutional capacity for design and hospitality. Tourism-linked skilling, from guides to digital heritage documentation, signals a clear intent to convert culture and content into employment and exports.
“I propose to support the Indian Institute of Creative Technologies, Mumbai in setting up AVGC Content Creator Labs in 15,000 secondary schools and 500 colleges,” FM Sitharaman said. AVGC stands for animation, visual effects, gaming and comics.
AI & Semiconductors Push
Artificial intelligence (AI) was positioned as a cross-sector force multiplier rather than a standalone theme. The Budget provided a push to artificial intelligence (AI) by promoting adoption with governance, agriculture, education and skilling, including proposals for AI-enabled advisory tools for farmers and AI integration in education curricula.
On hardware, the semiconductor strategy expanded decisively under ISM 2.0 (India Semiconductor Mission 2.0), with focus on domestic equipment manufacturing, materials, research centres and workforce development, signalling a long-term commitment to building a resilient chip ecosystem in India.
Taxation, ITR, TDS, TCS
A major structural reform comes with the Income Tax Act, 2025, effective April 1, 2026, containing simpler rules and redesigned forms.
Budget 2026 provided compliance relief for individuals, including extended timelines for revising returns to March 31 from December 31 earlier, staggered ITR due dates, and easier filing of Form 15G/15H through depositories.
Individuals with ITR-1 and ITR-2 returns will continue to file till July 31, and non-audit business cases or trusts are proposed to be allowed time till August 31, according to the Budget Speech 2026-27.
“I propose to extend time available for revising returns from 31st December to up to 31st March with the payment of a nominal fee. I also propose to stagger the timeline for filing of tax returns. Individuals with ITR 1 and ITR 2 returns will continue to file till 31st July and non-audit business cases or trusts are proposed to be allowed time till 31st August,” Sitharaman said.
TDS (Tax deducted at source) rules were clarified for manpower services, while a rule-based system for lower or nil TDS certificates is proposed. TCS rates were cut to 2% for overseas tour packages, education and medical expenses under liberalised remittance scheme (LRS). Litigation is targeted through integrated assessment and penalty orders, lower pre-deposit requirements, and wider immunity provisions.
TDS on the sale of immovable property by a non-resident will be deducted and deposited through resident buyer’s PAN (Permanent Account Number)-based challan instead of requiring TAN (Tax Deduction and Collection Account Number), Sitharaman said.
Customs Duty Tweaks
Customs duty rationalisation continued with a clear focus on domestic manufacturing, energy transition and ease of living. Exemptions have been extended or introduced for capital goods used in lithium-ion batteries, critical minerals processing, nuclear power projects and aircraft manufacturing.
Personal imports will become cheaper with a reduction in duty on goods for personal use from 20% to 10%. Seventeen cancer drugs and additional rare-disease treatments were exempted from customs duty. Process reforms aimed at trust-based, tech-driven clearances, faster cargo movement and lower compliance costs, especially for exporters and MSMEs (micro, small, medium and enterprises).
STT On F&O Hiked
The Budget increased securities transaction tax (STT) on futures trading from 0.02% to 0.05% and on options trading from 0.10% to 0.15%, a move that upset the capital markets with the BSE Sensex crashing more than 2,300 points from the day’s high and the NSE Nifty dropping to 24,571.75.
Securities Transaction Tax (STT) is a direct tax imposed on the buying and selling of securities in India.
Commenting on the Budget, Prime Minister Narendra Modi said, “The Union Budget reflects the aspirations of 140 crore Indians. It strengthens the reform journey and charts a clear roadmap for Viksit Bharat.”
February 01, 2026, 14:43 IST
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