Manhattan Townhouse Market Report - 2011

The Corcoran Townhouse Report

Corcoran's annual examination of Manhattan’s single- and multi-family townhouse market. This report uses market-wide data based on transactions that closed in 2011 and compares it to closings that took place in 2010.

2011 proved to be another solid year for townhouse sales. There were 201 Manhattan townhouse sales in 2011. Led by a surge of transactions Uptown, there were 106 single-family townhouse sales, a 10% increase compared to 2010.

Single-family townhouse average price increased 3% to $8.15 million. Due to this shift in market share Uptown, single-family median price declined 6% to $5.5 million and average price per square foot declined 5% to $1,546.

Traditional single-family townhouse submarkets like the Upper East Side, Upper West Side and Greenwich Village continue to attract ultra high-net worth purchasers willing to spend eight-figures. In 2011, there were 27 sales over $10 million, eight of which were over $20 million. In 2010, there were 28 sales over $10 million but only four of which were over $20 million.

There were 95 multi-family townhouse closings in 2011, only five sales fewer than 2010. Multi-family sales were down in every submarket except for Downtown, where they increased 26% due to increased demand over $5 million.

 Market-wide, multi-family average price declined 8% to $2.6 million while median price declined 9% to $1.5 million. The average size of a multi-family sale.

 

With 11 transactions, the number of West Side single-family sales declined 21% compared to 2010. Price metrics appreciated markedly from a year ago, with average price up 22% to almost $9 million and median price up 8% to $6.35 million. Average price per square foot increased 18% to $1,590. Average size increased modestly by only 3% to 5,660 square feet. The increases in pricing can be attributed to four sales over $11 million, with three sales over $2,000 per square foot. The most expensive sale on the West Side this year was at 247 Central Park West, which closed in December for $22.375 million, or $3,579 per square foot.

 

For the purposes of this report, we are defining multi-family townhouses as two- to four-family townhomes. This study presents information only on arms-length transactions (a sale between two unconnected parties). Excluded are certain other types of sales, including: foreclosure or short sales, changes in legal status or ownership entity, properties that required gut renovation or demolition, bulk or investment sales, as well as townhouse condominiums in new development properties.

Download complete report: Manhattan Townhouse Report 

Mixed-use Townhouses with Commercial Space Mixed-use Townhouses with Commercial Space


Contact me @ 917-312-0924 to buy or sell a Manhattan Townhouse

Townhouse listings
Townhouse Seller

515 East 72nd Street - Upper East Side

515 East 72nd Street

515 East 72nd Street offers 40,000 square feet of resident-exclusive amenities including: a half-acre private park, the largest on-premises private park in New York City, a state of the art fitness center, a 56' indoor pool, and all-inclusive classes and programs.

This 41 story full service luxury condominium built in the 1980s and gut renovated a few years ago has 329 residences, most of which include a private balcony or terrace. One to three bedroom homes on a tree-lined, Upper East Side cul-de-sac.

Custom kitchens include walnut and lacquered cabinetry, Corian counter tops and top of the line Miele, Thermador and Leibherr appliances as well as a Bosch washer dryer.

The bathrooms include walls of custom-designed crema d'orcia bamboo-textured and honed Piombo tiles with either a Zuma soaking tub and or glass-enclosed showers with Watermark fixtures.

Current available homes range from a 650 square foot One bedroom with terrace from $650,000 to a 3,326 square foot 4 bedroom, 3.5 bath on the 31st floor asking $5,640,000.


Both sponsor and resales are available for Immediate Occupancy.

Manhattan Neighborhood: Gramercy

Gramercy:

Downtown on the East Side, from 14th Street to 23rd Street, from Park Avenue South to the East River.

If you’ve ever wanted a secret garden to call your own, the co-ops and townhouses for sale and rent alongside Gramercy Park are for you.

The entire little enclave of Gramercy is the brainchild of a nineteenth-century real estate developer who created one of New York City’s most beautiful green spaces — a private park — and then built apartments and row houses with views of it. To add to the prestige, these wonderful homes come with keys to the gated oasis that’s Gramercy Park — it only opens to the public once or twice a year.

Many of these renovated townhouses along Gramercy Park, with their mahogany and marble details and their fine gardens, can best be called mansions. The surrounding area of Gramercy has some row-house character too, but also contains large apartment buildings with all the modern conveniences.

Gramercy by Starck, for example, has a doorman — but it also has library lounge with fireplace and a screening room as well as a luxury outdoor deck with cabanas.

  50 Gramercy North, the ultra discreet fully serviced property developed by Ian Schrager and designed by minimalist architect converted the 1924 building to luxury coops with 24/7 services available from the world class, 5-star Gramercy park Hotel. 

50 Gramercy North

If you want to drink in Gramercy’s back-in-time quality, head to Pete’s Tavern, the city’s oldest bar, which has a landmark-but-not-touristy feel.

A couple of blocks away you can visit the Theodore Roosevelt Birthplace, a reconstruction of the 19th-century brownstone where Teddy was born, complete with a restored parlor, period bedroom, and Victorian-era gym equipment.




Currently there are approximately 145 active listings in Gramercy. Available homes for sale range from a studio in a non-doorman elevator building asking $270,000 to a 4235 square foot 9 room, 3 bedroom, 3.5 bath penthouse at 50 Gramercy North asking $18,900,000.

Manhattan Seller 
Manhattan Buyer

The NYC Development Hub

The NYC Development Hub is a new state-of-the-art plan review center to accelerate the approval process for construction projects throughout New York City. 

At the Development Hub in Lower Manhattan, licensed professionals can electronically submit digital plans to the Department and resolve any issues with City officials in a virtual environment. 

The plan review center is made up of the Department’s senior plan examiners, who collaborate with representatives from six other City agencies involved in the construction project approval process. Other agencies are creating their own mini-hubs at their offices to participate in the virtual plan review process.

Licensed architects and engineers can submit digital construction plans to the Department of Buildings at the Development Hub and resolve any issues with City officials in a virtual environment – without ever meeting in person. 

Equipped with large television screens, smart boards, webcams and desktop computer tablets, the Development Hub will allow Buildings plan examiners to review thousands of building designs easier, faster – and without the use of paper for the first time in New York City.

Any property owner or licensed professional with outstanding construction objections can request to have their plans reviewed at the Development Hub. All new construction plans proposing solar panel installations and green roofs for tax abatements will be reviewed and approved at the Development Hub.

Location & Contact Information
NYC Development Hub
80 Centre Street, 3rd Floor
New York, New York
nycdevelopmenthub@buildings.nyc.gov

NYC Residential Brokers Report Optimism for 2012

The Real Estate Board of New York (REBNY) has released the results of its Residential Brokers Survey for the fourth quarter 2011. 

The results reflected a seasonably weak fourth quarter.  As REBNY’s Fourth Quarter 2011 Residential Sales Report found, New York City average home prices and sales citywide declined compared to the same time last year.

However, 60 percent of the brokers surveyed are optimistic for 2012 and expect next quarter’s residential market to be slightly better or much better than this quarter, a 23 percent increase compared to third quarter 2011 results. 

Despite a slow fourth quarter, the brokers did report some bright spots within the residential market.  Compared to the fourth quarter of 2010, there was a seven percent increase in brokers reporting executing contracts of sale at the $3 million and above price range.  There was a six percent increase in brokers reporting closing rental transactions in the above $4,000 price range.

“The residential broker survey brings out information that may not necessarily be picked up through market reports,” said REBNY President Steven Spinola.  “It provides an interesting insight in what specific amenities buyers are looking for and what factors are driving the market.”
Similar to last quarter’s results, brokers reported that their clients’ top four building features/amenities this quarter were: 1) doorman building, 2) laundry in unit, 3) private storage space, and 4) on-site fitness center.

While buyers most valued these amenities, one percent of buyers (or fewer) are concerned with living in a New York City Landmark designated building, living in a building designed by a noted architect, or living in a building not located in an official FEMA flood zone.  Also, a notable 74 percent of the brokers reported that their buyers were looking for a primary residence.

The brokers reported that their most popular areas this quarter were the East Side with 27 percent of all closed sales, Downtown with 22 percent of all closed sales, the West Side with 19 percent and Brooklyn with 16 percent.

The survey was sent to REBNY’s Residential Broker Members.

NYC Construction Permits Increased in 2011

NYC announced today an 18 percent decrease in construction-related accidents in New York City for 2011, despite a 7.7 percent increase in the issuance of construction permits citywide. 

Construction-related injuries also decreased across the City last year – falling from 165 reported accidents in 2010 to 152 in 2011, a reduction of 7.8 percent.

In addition to increased enforcement, expanded outreach to construction industry members and greater cooperation by builders throughout the City, the Department of Buildings has implemented more than 25 new construction safety laws since 2008 to enhance public safety and provide businesses and developers with the confidence to invest in New York City, create good-paying jobs and promote economic growth.

While there were notable decreases in construction-related accidents and injuries, the number of initial construction permits – including new buildings, major and minor alterations and demolitions – increased by 7.7 percent from 80,675 to 86,895 in 2011. This marks the third consecutive year where the issuance of permits has increased, fueled by a rise in small-scale construction, a positive sign for both the construction industry and the economic future of the City.

Examples of the new initiatives launched by the Department of Buildings in recent years to enhance public safety, provide greater oversight and increase industry awareness include:

• First revision of the City’s construction codes in 40 years, which took full effect in 2009 and expanded safety requirements during the construction process;
• More than 25 new construction safety laws, including a smoking ban on all construction sites, mandatory training for all tower crane workers and requiring the uniform color coding and regular pressure testing of standpipe sprinkler systems;
• Creation of a Stalled Sites Unit that has conducted more than 14,000 inspections of stalled construction sites to ensure properties are maintained in a safe manner;
• Creation of a site safety program for major construction projects that allows contractors to submit plans for an enhanced review by Department experts; and
• Launch of Experience Is Not Enough, a citywide safety campaign to encourage construction workers to use proper fall protection, such as safety harnesses, guardrails or nets. More than 12,000 banners, bracelets and posters were distributed to construction sites across the City.

Time Line for Buying a Manhattan Home

 
Time Line Guide For Purchasing a home in Manhattan - Relocation

1. Mortgage Pre-Approval:

Typical Time frame: 30 minutes - 2 hours

You must know how much you can spend before you spend it. Condominium apartments require at least 10% down; cooperatives generally require at least 25% down. However, every building is different. Go to this web site to get pre-approved and start the mortgage process.

2. Find an apartment:

Typical Time frame: 3 - 6 months before closing.

Depending on what you are looking for, the length of your search will vary. The average person sees 10 - 25 apartments before deciding on one. Viewing apartments on-line can save you time and headaches by eliminating those you don't like. The first apartments you see are often the best, so try to be alert and ready.

3. Negotiations:

Typical Time frame: 1 hour to 2 weeks

Step One: Make an OFFER. Everything is negotiable so inquire about assessments, fixtures, window replacements, air conditioners, rugs, floors, curtains, appliances, working fireplaces, washers, dryers, etc. Apartments are delivered "swept clean".

4. Sign a Contract:

Typical Time frame: 1 - 3 weeks

Typically in a sales transaction, a New York City real estate attorney represents each buyer and seller. The seller's attorney draws up the contract for the buyer's attorney review; the buyer's attorney does "due diligence", reading condo or co-op minutes, financial statements, etc. The buyers sign the contract and forward the contract with a 10% deposit; the sellers execute the contract. Possible contingencies: Financing, Board Approval, closing dates. The quicker the contract can be signed, the better. A contract is binding only after all parties have signed.

5. Apply for and get a mortgage:

Typical time frame: 24 hours to - 4 weeks

Receive commitment letter from lender. Mortgage applications cannot be processed without an executed contract. If an apartment is being financed, the board requires a commitment letter from a lender. These letters are generally the last items to complete a board package/condo application.

6. Complete a Board Package or Condominium Application:

Typical time frame: 1 - 3 weeks

Cooperative apartment buildings require board approval before a closing can take place. Condominiums require an information package to be completed before a closing can take place. In order to review a potential purchaser, the Board of Directors for a co-op demands extensive information in a Board Package. Most boards request the following information: financial disclosure (net worth) with supporting documentation, employment history, professional and personal reference letters, tax returns, etc. If a purchaser cannot or does not want to supply this information, he/she should buy a condominium. Board packages/Condo applications are given to potential buyers to fill out after a contract has been executed. If there is no financing, it usually takes about 2 - 3 weeks to gather the information for the board condominium application.

7. Submit Board Package or Condo Application for the managing agent's review:

Typical time frame: 1 - 4 weeks

Once completed, multiple copies (6-10 copies) are forwarded to the managing agent who makes sure all required information has been included. The "package" is then submitted to the co-op Board. The Board will then decide to interview (or reject) the applicant based on the "package."

8. Meet the Co-op Board for an Interview:

Typical time frame: 30 minutes - 1 hour

Co-op boards typically meet once a month, and some Boards do not meet in August. Every Board is different, but generally, a Board Meeting will be held in the evening on a weeknight. Although a board interview may be granted, this does not guarantee board approval. Although we present interview dates that are most convenient for you, board interviews tend to be "command performances" at the board's discretion.

9. Receive Approval from Board:

Typical time frame: 1 day - 1 week after board interview

The managing agent will generally alert the seller's broker or buyer's broker when a potential buyer has passed the board.

10 Schedule a Closing:

Typical time frame: 1 - 2 weeks after board approval

Managing agents generally set the date for closings, and lawyers for sellers and buyers coordinate with the appropriate banks on available dates and times.

11. Closing: Bring your checkbook

Manhattan Seller
Manhattan Buyer

421a Tax Abatement - Pros and Cons

Cooperative and Condominium Tax Abatement

The Cooperative and Condominium Tax Abatement Program gives partial tax relief to owners and tenant-shareholders of Residential Class 2 properties.  This is because Class 1 properties (i.e., one-, two-, and three-family homes), are assessed at a lower percentage of market value than Class 2.

The 421a benefits vary depending on factors such as location, method of construction and if requirements for affordable housing have been met.

The tax benefit (421A) bestows property tax breaks for up to 25 years on new multifamily buildings.  It was put in place in the 1970s to spur development. The idea was that developers received a tax abatement passed on to owners in new developments in exchange the developers gave back to the city by building a public space and/or affordable housing units.

Most new developments have a 10 year tax abatement. The 25 year abatement's are primarily in Harlem (empowerment zone) and upper Manhattan. Taxes are already lower there than below 96th street. Depending on the neighborhood on other variables will determine the full non abated tax burden.

The reduced RET real estate tax in most cases increases by 20% every other year. (20% every 2 years) until the 10 years is up, and at which time the property taxes will have hit their maturity.

It is important for a buyer to realize that in 11 years the taxes will be much higher than when they purchase the unit with a tax abatement.

Pros: Reduced property taxes for 10 - 25 years will make the apartment more affordable and possibly increase the sale price in the short-term.

Cons: The new higher tax amount at maturity may decrease the value of the unit. Monthly affordability is part of the equation that determines sale price. Low monthlies often garner higher sale prices and high monthly costs can lower sale price. A tax abatement may not be a good for buyers on a fixed income or who's income may decrease rather than increase over the years. 

Keep in mind the value of the apartment may increase and offset the increase in taxes. Taxes generally rise. However, in tax abated units the tax is already set at a higher amount but is being subsidized by the city for the short term (10 years in most cases)

For many buyers tax abatement's are great since they will have reduced costs for many years but they should make sure they are qualified to pay the increase at maturity or plan to sell a few years before maturity.

Click here for current listings in Manhattan New Developments

Manhattan Q&A: Coop vs Condo Approval Process

Manhattan Real Estate Question and Answer

Q.     What is the difference between the approval process in co-op versus condo building?

A. The difference between the approval processes in a coop versus condo buildings is based on the two different forms of ownership. Coop ownership differs from that of Condos in that you own shares in a corporation accompanied by a proprietary lease instead of holding title to a piece of property. A board of directors governs the coop. The coop board establishes what the requirements are in order to purchase an apartment in their building. 

Unlike condominiums the coop board can reject a purchaser for any or no reason other than discrimination. In a condominium the board only has the “right of first refusal” and must buy the apartment for the same price and terms being offered. The only way a condo can reject a buyer or pending sale is to exercise their right of first refusal and buy the apartment for the same price and terms being offered. 

All coop purchasers (except sponsor sales) are required to submit a board package. The board will review the package, if it looks in order they will schedule an interview with purchaser. A Co-op board will require complete financial disclosure. They will look into the purchaser’s financial history, current and past income, assets, liabilities and references when evaluating a purchaser’s board package. 

Some condominiums ask for very little or no financial documentation from purchasers but many now have similar applications to coops. They can ask for the documentation but legally they can’t reject the sale.

A coop purchase usually takes longer than a condo purchase because of the board application process and the scheduling an interview. A coop purchase typically takes 90 days or more and a typical condo purchase is 45-60 days. An all cash condo sale can sometimes close in 30 days.

The Morellino | 159 West 118th St | Condo Conversion

The Morellino is a pre-war condominium conversion consisting of 35 residential units, 20 storage units, & 5 retail units connected to the building.

Of the 35 residential units, 15 1BR, 9 2BRs, and 11 3BRs. Six of the units boast outdoor space, either as a rooftop terrace or ground level garden. The building includes a fitness center, common outdoor rooftop, children’s playroom, a virtual doorman system, and a reception area/lobby.

The Morellino is located in the heart of West Harlem at 159 west 118th Street between Lenox Avenue and Adam Clayton Powell Boulevard. 

The Morellino features modern style chef kitchens that open up to the living area. Kitchen features: White Kashmir granite countertops, rich Italian designed dark wood cabinetry, and gorgeous glass tile backsplashes. Equipped with top of the line appliances such as stainless steel Liebherr and KitchenAid refrigerators, KitchenAid ovens and ranges, KitchenAid microwaves, and KitchenAid dishwashers, the kitchens at the Morellino embody luxury and convenience in every sense.

Bathroom features: Designed for relaxation, the baths at the Morrelino come in three different configurations. 

1) Free standing glass enclosed shower stall with double sink, and vanity.
2) Tub shower with single sink, and medicine cabinet.
3) Free standing glass enclosed shower stall with single sink, and medicine cabinet. 

All baths are appointed with sleek Kohler fixtures, modern wood cabinetry, marble tile walls, and ceramic tile floors throughout. Some layouts feature windowed bathrooms. 

The LIVING spaces at the Morellino are a combination of authentic and modern styles, with touches that add character and sophistication. Units feature modern red oak veneer flooring, custom finished baseboards, and high ceilings. In contrast with this up to date look are the charming original exposed brick walls, and Victorian shaped windows with marble sills, and double layer insulated glass. 

Available units range in Price from $475,000 for a 716 square foot one bedroom to $1,400,00 for a 1438 square foot three bedroom, three bath penthouse. There is also a 1613 square foot townhouse with garden for $995,000.

Manhattan Monthly Market Report December 2011

Condominium Monthly Market Report

Although sales experienced a seasonal slowing in the Fourth Quarter, the value of Manhattan real estate continues to be stable.  Overall, the average price per square foot in Manhattan was off only 1% from last quarter and the year before, at $1,044. 

In the case of condominiums, limited inventory resulted in the highest pricing levels since late 2008.

  

Cooperative Monthly Market Report

  Cooperatives held steady, with mild decreases or unchanged metrics. 

 Download Complete Manhattan Fourth Quarter Market Report

No doubt you have been following the economic news closely over the last year.  If so, you have had your eyes on the real estate market as a key indicator for economic recovery.

The combination of shrinking inventory and stabile prices are hopeful signs for the value of real property as we enter the New Year.  

I will be tracking them all closely as 2012 unfolds, and would welcome the opportunity to answer any questions you may have about the report or the market generally.

Manhattan Market Reports

eWaste Recycling New York City | January 2012

The Great Month-Long After-the-Holidays eWaste Recycling Events

Tech is always a top gift during the holidays, which means there are tons of old gadgets to be disposed of every January.

Tekserve NYC's beloved Apple Specialists in partnership with the Lower East Side Ecology Center, is making sure eWaste is handled responsibly by making recycling more convenient than ever, hosting events in every borough.

All recyclers at these events will receive a Green Karma Coupon — good for a mystery discount of anywhere between $5 and $500 off any one purchase made at Tekserve by the end of February* — as well as a chance to win a MacBook Air.

So bring your unwanted computers, monitors, printers, scanners, fax machines, network devices, peripherals, hard drives, CD-ROM drives, TVs, VCRs, DVD players, DVR/cable/satellite receivers, portable music players, cell phones, radios, video games, and more to one of these eWaste Recycling Events:

Dates & Locations

All events run 10 a.m. – 4 p.m., rain or shine

SAT	Jan 7	Bowling Green Park • East side of Broadway at Beaver St., Financial District
SAT	Jan 7	Midland Beach Parking Lot 5 • Father Capodanno Blvd. & Jefferson Ave., Staten Island
SUN	Jan 8	Union Square Park • North Plaza, cars may enter on E 16th St. & Union Square West
SUN	Jan 8	Queens Botanical Garden • Enter parking lot on Crommelin St., Flushing
SAT	Jan 14	Carl Schurz Park • E 88th St. & East End Ave., Upper East Side
SAT	Jan 14	McCarren Park • Bedford Ave. just north of N 12th St., Williamsburg
SUN	Jan 15	Prospect Park • Prospect Park West & 3rd St., Park Slope
SAT	Jan 21	Tekserve • 119 West 23rd St. btwn. 6th & 7th Aves., Chelsea
SUN	Jan 22	Central Park • Central Park North & Lenox Ave., Harlem
SUN	Jan 22	West 63rd Street • Btwn. Central Park West & Broadway, Upper West Side
SAT	Jan 28	Ring Garden • Riverside Drive btwn. Seaman Ave. & Broadway, Inwood
SAT	Jan 28	Brook Park • Brook Ave. btwn. 140th & 141st St., Mott Haven, South Bronx

For complete information, click here.

For questions about recycling, call the Ecology Center at 212 477-4022. 

*Terms and conditions apply. Visit tekserve.com/greenkarma for details. Expires February 29th, 2012.

Manhattan Market Report Fourth Quarter 2011

After strong demand over the past two quarters, market wide transaction activity pulled back during Fourth Quarter 2011 to approximately 2,600 sales, the lowest level of activity since Second Quarter 2009.

The number of quarterly sales was 12% lower than Fourth Quarter 2010 and 20% lower than Third Quarter 2011. The compression in sales this quarter can be attributed to seasonal activity trending downward at the end of each year and low new development inventory.

The condo and co-op market statistics were divergent this quarter, and fundamentals should be viewed separately. Condo inventory decreased 11% from a year ago due to limited new development openings but in contrast, co-op availability remained even. The net effect to market-wide listed inventory, at 8,440 listings, fell 6% from last quarter and 4% from Fourth Quarter 2010.

 Limited availability in the condo market has led to a surge in pricing. Condo median price and average price per square foot in Fourth Quarter 2011 were at their highest levels since the downturn. Condo median price is at its highest level since Fourth Quarter 2008 and average price per square foot is at its highest level since First Quarter 2009.

Co-op median price declined this quarter while average price per square foot held relatively firm from one year ago and declined only marginally from Third Quarter 2011. In the new development sector, supply cannot keep pace with demand and several markets are already under- supplied; when properties enter the market they are highly anticipated and get absorbed rapidly, usually with price increases.

Download Full Report

Reasons to Buy New Construction in Manhattan

The Aldyn

TOP 10 REASONS TO BUY NEW CONSTRUCTION IN MANHATTAN


1 THERE HAS NEVER BEEN A BETTER TIME With fewer developments on the market, interest rates at historic lows, and the last chance to secure 421a tax abatement's.

2 BRAND NEW EVERYTHING Be the very first to live in your home and enjoy brand new infrastructure throughout.

3 COMPETITIVE PRICING Developers have a realistic understanding of the market and prices to match.

4 EASE OF OWNERSHIP Benefit from a hassle-free purchase process with no board packages, and use your residence however you want—live, rent, or pied-à-terre.

5 INTELLIGENTLY DESIGNED Modern room proportions, high quality materials, and windows that maximize light and air add up to a home that complements your lifestyle.

6 IMMEDIATE OCCUPANCY There is often no need to wait to move in—your brand new home can be ready right away.

7 HEALTHY HOME Green features make your life healthier, and energy efficiency benefits you and the environment.

8 STATE OF THE ART LIVING Your home is outfitted with top of the line materials, the most up to the minute technology, and all the little extras that make life easy.

9 CREATE A COMMUNITY Move in together, and build a community with your neighbors.

10 THE FULL PACKAGE Your home is more than just your condominium—it’s the fitness center, outdoor space, and private lounges, not to mention the doorman and concierge, at your service.

It is important to have an experienced buyer's broker represent you in New Developments. On-site sales agents represent the seller/sponsor/developer's interests.

Click here to receive new development listings
Call me at 917-312-0924 or email me to schedule showings

Riverside Drive - Upper West Side

Riverside Drive Apartments and Townhouses

The Normandy

Along Riverside Drive on the Upper West Side, there are some grand scale apartment buildings with magnificent river views to match the street's name.

Riverside Drive in the 70s, 80s and 90's have their share of “Classic Six” prewar apartments and “Classic Seven,” apartments two and three bedroom apartments with formal dining rooms and maid's rooms.

Riverside Drive is one of Manhattan's most desirable neighborhoods. Many of the pre-war apartments have direct Hudson River and Riverside Park views.

Riverside Park is widely regarded as Manhattan's most spectacular waterfront park. As one of only 10 officially designated scenic landmarks in the City of New York, it has a long and storied history.

Riverside Drive, Riverside Park, Hudson River

40 Riverside Drive

In 1865 a scenic drive and park was built on Manhattan's Upper West Side.

The development of the park encouraged the construction of mansions along the drive.

Today Riverside Drive is made up of handsome grand prewar buildings, mansions and townhouses.

Current available apartments for sale on Riverside Drive range from small studios in the mid $200,000's to a 4 bedroom 3 bath pre-war coop for $3,450,000 to an Eight bedroom 4742 square foot post war condo asking $10 million.

Current available townhouses for sale on Riverside Drive are a Single family 7500 gross square foot  26' 3" x 54'6 six story home asking $12, 500 to Multi-Family 9400 square foot 32' x55' 5story building with elevator asking $17,000,000.

Contact me at 917-312-0924 if you're interested in purchasing an apartment or townhouse on Riverside Drive or if you are thinking about selling your home on Riverside Drive.

Mitchell Hall, Associate Broker, Corcoran

• Manhattan Seller 
• Manhattan Buyer

Happy Holidays! Merry Christmas! Happy Chanukah!

Broadway Mall at West 86th Street Upper West Side
iPhone photo: Mitchell Hall

Happy Holidays!

Merry Christmas! Happy Chanukah! Feliz Navidad!
Mele Kalikimaka! 聖誕快樂! Seasons Greetings!

No matter how you say it or how you celebrate it, may your season be filled with warmth, peace and prosperity.

Wishing you a safe and happy holiday season!

Mitchell Hall

Recycled Christmas Tree on Upper West Side

NYC garbage Christmas Tree onrnaments

Christmas Tree with ornaments made of lids in front of The Church of Saint Paul and Saint Andrew

at West End Avenue and 86th Street on the Upper west Side of Manhattan

The Church of Saint Paul and Saint Andrew | West End Avenue @ 86th Street

The Upper West Side Methodist Church offers Homeless a Home and more. The Church has operated a pantry for more than 30 years and a woman's shelter fror more than 20 years. Many of the Church's congregants started out sleeping on the Church steps.

Today the building is also shared by Congregation B'Nai Jeshurun and West Park Presbyterian Church.

iPhone photos: Mitchell Hall

NYC Attracted 50 Million + Tourists in 2011

(Photo Credit: Edward Reed)

City Expects to Welcome 50.2 Million Visitors by the End of 2011, Breaking Record One Year Ahead of Schedule.

City to Generate a Record $32 Billion in Visitor Spending and $48 Billion in Economic Impact by Year’s End.

New York City will reach 50.2 million visitors by the end of 2011, achieving the goal of attracting 50 million visitors by 2012 one full year ahead of schedule. Throughout 2011, the City maintained its position as the number one city destination and overseas destination in the United States. 

New York City continues to hold its position as the number one port of entry for the U.S. and the number one U.S. destination for overseas travel with approximately one out of every three visitors to the U.S. visiting the five boroughs. 

Mayor Bloomberg presented the Johnson family from Lichfield, England with a “golden ticket” to New York City and named them the honorary 50 millionth visitors to New York City. The announcement was made in iconic Times Square – the crossroads of the world – as video screens flashed “50 million” and more than 100 members of the tourism industry joined to celebrate the historic moment.

Since 2006, New York City has continued to increase its market share for all inbound international travel to the U.S. growing from a 28 percent market share to a nearly 33 percent market share for 2010. Each additional share point captured by New York City accounts for approximately $600 million dollars in spending to the five boroughs. 

Lincoln Towers | 140 - 205 West End Avenue

Lincoln Towers | Residential Coops

The eight Lincoln Towers buildings are situated on a 20 acre campus in the middle of Manhattan's Upper West Side between West 66th and West 70th Streets conveniently located near Lincoln Center, Central Park and Riverside Park. 

The 28 and 29 storied buildings have many different floorplans ranging from small and large studios to 1, 2 and 3 bedroom units many with dining alcoves and terraces and abundant closet space.

The building's amenities including storage, bike, playrooms, fitness clubs, central laundry and parking on the premises, garages, valet parking and 24 hour doorman/concierge and private security force. 

The Lincoln Towers buildings are situated opposite open space, trees, playgrounds and parks, including a private, gated, five acre park complete with children's playground, basketball courts and hockey rink. 

Built in 1961, it was part of a vast urban renewal program centered around the new Lincoln Center for the Performing Arts. Each building is an independent cooperative with it's own rules and purchasing requirements but residents retain access to and shared ownership of the beautiful gardens and playgrounds that surround the complex that can be accessed directly from the buildings.
 

205 WEST END AVENUE

New York, NY, 10023

Upper West Side 

Building is located on West 70th Street and faces away from the complex. This gives the building a kind of separate feel to it.

Co-op

High-rise
Full Time Doorman
28 Floors. 543 Apartments.
Post-war. Built 1959. Converted to Co-operative in 1987. Financing Allowed: 70%  Elevator (6) Bike Room; Driveway; Garage; Courtyard; Garden; Health Club For A Fee; Basketball Court; Laundry Room; Valet; Nursery; Playground; Common Storage Room; Wifi. Pied-A-Terre Allowed. W/D Not Allowed.
Pets Allowed With Board Approval. One Dog with Board Approval.

Co-operative does not allow parents to purchase for children; must purchase with them. 

  

185 WEST END AVENUE 

New York, NY, 10023

Upper West Side
West 66th Street and West 70th Street

Co-op
High-rise
Full Time Doorman
29 Floors. 423 Apartments.
Post-war. Built 1959. Converted to Co-operative in 1987.
Elevator (4)
Bike Room; Driveway; Garage; Garden; Health Club For A Fee; Basketball Court; Laundry Room; Nursery; Playground; Lounge; Common Storage Room; Private Storage.
Pied-A-Terre Allowed. W/D Not Allowed.
Pets Allowed.
Financing Allowed: 70%.

180 WEST END AVENUE

New York, NY, 10023

Upper West Side
West 66th Street and West 70th Street

Co-op
High-rise
Full Service
29 Floors. 450 Apartments.
Post-war. Built 1961. Converted to Co-operative in 1987.
Elevator (4)
Bike Room; Driveway; Garage; Garden; Health Club; Fitness Room; Basketball Court; Laundry Room; Nursery; Playground; Lounge; Common Storage Room.
Pied-A-Terre Allowed. W/D Allowed.
Pets Allowed.
Financing Allowed: 70%. Corporate Ownership: Allowed. No Transfer Fee.

170 WEST END AVENUE

New York, NY, 10023

Upper West Side

West 66th Street and West 70th Street

Co-op
High-rise
Full Time Doorman
29 Floors. 484 Apartments.
Post-war. Built 1961. Converted to Co-operative in 1987.
Elevator (4)
Bike Room; Driveway; Garden; Fitness Room; Basketball Court; Laundry Room; Common Storage Room.
Pied-A-Terre Allowed.
Pets Allowed. One Pet Only. Weight Limit 50 lbs.
Financing Allowed: 75%. Tax Deductibility: 50%. Co-Purchasing Allowed. No Transfer Fee.

  

165 WEST END AVENUE
  
New York, NY, 10023

Upper West Side
West 66th Street and West 70th Street

Co-op
High-rise
Full Time Doorman
28 Floors. 668 Apartments.
Post-war. Built 1959. Converted to Co-operative in 1987.
Elevator (3)Bike Room; Garage; Courtyard; Garden; Fitness Room; Basketball Court; Laundry Room; Valet; Playground; Rooftop Deck; Common Storage Room.
Pied-A-Terre Allowed.
Pets Allowed. Weight Limit 20 lbs.
Financing Allowed: 75%. Tax Deductibility: 50%. Co-Purchasing Allowed. Parental Purchasing Allowed. Guarantors Allowed. 

160 WEST END AVENUE

New York, NY, 10023
Upper West Side
West 66th Street and West 70th Street

Co-op
High-rise
Full Time Doorman
29 Floors. 543 Apartments.
Post-war. Built 1961. Converted to Co-operative in 1987.
Elevator (4)
Bike Room; Garage; Garden; Health Club; Basketball Court; Laundry Room; Playground; Common Storage Room.
Pied-A-Terre Allowed.
No Dogs. No Pets for Sub-tenants.
Financing Allowed: 75%. Tax Deductibility: 45%. Co-Purchasing Allowed. Parental Purchasing Allowed. Guarantors Allowed. No Transfer Fee.

150 WEST END AVENUE

New York, NY, 10023
Upper West Side
West 66th Street and West 70th Street

Co-op
High-rise
Full Time Doorman
29 Floors. 450 Apartments.
Post-war. Built 1961. Converted to Co-operative in 1987.
Residential Street, Block: 1158, Lot: 7503, Community Board: 7, School District: 3.
Elevator (4)
Bike Room; Driveway; Garage; Courtyard; Garden; Fitness Room; Basketball Court; Laundry Room; Valet; Nursery; Playground; Common Storage Room.
Pied-A-Terre Allowed. W/D Not Allowed. Open Houses Allowed.

140 WEST END AVENUE

New York, NY, 10023
Upper West Side
West 66th Street and West 70th Street

Co-op
High-rise
Full Time Doorman
30 Floors. 560 Apartments.
Post-war. Built 1960. Converted to Co-operative in 1987.
Elevator (6)
Bike Room; Driveway; Garage; Garden; Basketball Court; Laundry Room; Playground; Common Storage Room.
Pied-A-Terre Allowed. W/D Not Allowed.
Pets Allowed.
Financing Allowed: 70%. Tax Deductibility: 51%. Corporate Ownership: Not Allowed. No Transfer Fee.
Allowed. Board Approval Required. After the first year up to two years with approval.

Current available (25) listings throughout Lincoln Towers range from an alcove studio from $315,000 to a 1500 square foot two bedroom asking $1,349,000.

Contact me at 917-312-0924 if you're interested in coop apartments in Lincoln Towers or if you are thinking about selling your Lincoln Towers apartment.

courtesy of:

Mitchell Hall, Associate Broker, The Corcoran Grou

• Manhattan Seller
• Manhattan Buyer

The Savannah | 250 West 89th Street

The Savannah Condop | 250 West 89th Street

The Savannah is a full service post-modern luxury condop on Upper Broadway on the Upper West Side of Manhattan.

The Savannah built 1987 has 20 floors and 141 apartments. Apartments range from studios to one and two bedroom simplexes, duplexes and penthouses.

The Savannah is a coop with no "board approval" and is ruled like a condo. It is pied-a-terre, pet and investor friendly.

Amenities include:  Bike room, garage, fitness room, laundry on every floor, rooftop deck, doorman and concierge.

Corporate ownership is allowed. Maximun financing is 80%.  Located at Broadway and West 89th Street. Community Board 7, School district 3.

Prices range from the mid $300's for studios to $1.7M for a 2 bedroom penthouse. At this wriing, there are currently no active listings available for sale but there is a penthouse studio for for rent at $2350/month.

Click here to receive listings in The Savannah or any other Manhattan building.

Click here to find out how much your apartment is worth

Click here to sell your Savannah or any Manhattan apartment

NYC Zone Green Proposal

NYC Begins Public Review on Far Reaching Zone Green Proposal

The City Planning Commission unveiled details of its Zone Green initiative for public review today. The wide-ranging plan aims to reduce greenhouse emissions in NYC by increasing the energy efficiency of its buildings through the use of solar energy, improved materials, and the removal of regulatory restrictions on retro-fits to existing buildings.


Regulatory changes would go further than any major US city to remove obstacles to Green Buildings and energy efficiency. Zone Green builds on PlaNYC to create potential annual energy savings of up to $800 million, improve the environment and create jobs.

Key Zone Green zoning proposals

• To create energy efficient building walls, allow existing buildings to add external insulation within their property line by exempting insulation from floor area and yard requirements. Reward new buildings that exceed current energy efficiency standards by partially exempting more efficient walls from floor area calculations.
• Revise regulations to allow solar panels on roofs to penetrate maximum building height limits.
• Permit sun control devices such as vertical or horizontal shades or screens to project from building facades over required open areas. These devices can help reduce the need for air conditioning and lighting, but are often prohibited.
• Amend regulations to foster green roofs and skylights as well as the use of rooftops for managing stormwater or accommodating cogeneration facilities. Allow more flexibility for bulkheads to accommodate multiple rooftop uses.
• Subject to certification from the Chair of the City Planning Commission, waive floor area and height limits for rooftop greenhouses on buildings without residences or sleeping accommodations.
• Wind energy generation makes the most sense on taller buildings and near the waterfront where winds are more consistent. Proposed zoning changes would allow small wind turbines above building height limits on buildings taller than 100 feet and on buildings lower than 100 feet near the waterfront, except in low-density residence districts.

Related Zone Green proposals

Related City legislation would tighten the energy performance standards for a building’s envelope (walls, windows, roof). This would ensure the long-term energy efficiency of these buildings.
Zone Green also proposes a targeted amendment to the New York State Multiple Dwelling Law to allow the external insulation of buildings built before 1961.

The proposed text amendment will undergo a complete public review process, including referral for 60 days to all community boards, borough boards and borough presidents for review and comment, followed by review by the City Planning Commission and City Council.