10 Riverside Boulevard (One Waterline Square)

Meier's tower sits at the southern end of the Waterline Square parcel, closest to the 59th Street end and closest to the river. The elevation that does the work is the western one: a curved, faceted glass and white-panel wall that gives the west-facing residences full Hudson exposure and gives the building its silhouette from the West Side Highway. The rest of the envelope is the firm's usual grammar — flat white metal panel, deep reveals, floor-to-ceiling glazing, and very little ornament.

The 56 condominium residences occupy the upper portion of the tower, above the rental section. They run one through five bedrooms, with a penthouse group at the top. Champalimaud Design handled the interiors, working against high ceilings and continuous window walls. Exposure is the dominant pricing variable in the building, as it is throughout Riverside South: west-facing lines carry the Hudson and the sunset, east- and north-facing lines carry city and park outlook over Waterline Square Park, and the premium between them is meaningful on every floor.

Two structural facts shape the composition. First, because the condominium sits on top of the rental section, every condominium residence is a high-floor residence — the offering does not include a low-floor tier at all. Second, at 56 units this is a small condominium inside a large building. The ownership community is roughly the size of a mid-century Park Avenue co-op, but the building's daily traffic, elevator load and lobby population are set by a resident base four times larger.

One Waterline Square is a full-service condominium inside a mixed-tenure tower inside a three-tower development inside a five-parcel association. That nesting is the operational story here and it generates most of the diligence list.

The condominium is a minority party to a shared amenity structure. The Waterline Club serves all three towers and both tenures. Ask how this condominium's share of amenity operating cost and capital reserve is calculated, what governance rights the condominium holds over that budget, and whether the allocation methodology has been amended since the plan was first accepted. The Waterline Square plans on file were amended to restate common-charge allocation methodologies and shared-amenity insurance obligations, so the answer is not simply whatever the original plan said.

The rental component sits below the condominium in the same tower. Understand the cost-sharing allocation between the condominium and the rental owner for shared systems, façade and elevators, and whether the condominium board has any say over rental-side capital decisions that touch shared elements. With 56 owners and 216 rental apartments, the condominium's voting weight inside the building is small.

The condominium's own amenity floor is separate from the club. The 15th-floor amenity level — dining room, Great Room, media and billiards rooms, sun deck — belongs to this condominium, not to the development. It is operated and paid for by this building alone, which means it is also this building's own capital obligation. Confirm which spaces sit on which side of that line before assuming a given room is included.

The tax exemption is not uniform across the building. Two of the 56 unit lots show no exemption on the current DOF roll. That is a unit-level fact, not a building-level one — abatement eligibility can turn on ownership form and residency. Pull the actual bill.

The building is young, and the capital history is short. Ask for the audited financial statements, the reserve balance, the sponsor's remaining unsold inventory, and any outstanding turnover punch-list items. A 2020-delivery tower is now far enough past completion that early construction issues, if any, have surfaced.

Ownership form: Condominium. LLC, trust and foreign purchase are permitted; pied-à-terre use and subletting operate under standard condominium procedure, with a right of first refusal rather than cooperative-style approval. Waterline Square has drawn a substantial international buyer base since it opened, and the policy framework is much of why.

Pets: Permitted. There is a dedicated pet suite in the Waterline Club.

Financing: Standard condominium terms. Confirm current sponsor-unit concentration with the managing agent — remaining sponsor ownership can affect lender treatment in a 56-unit condominium more sharply than in a large one.

Taxes: 421-a in place. Verify the remaining term and the phase-out schedule, and pull the current DOF bill on the specific unit.

Recent sales

Recent closings at this building, curated by The Roebling Team research desk. Prices are the transfer amounts recorded with the NYC Department of Finance; apartment-level detail is checked against the building’s own file in The Roebling Research Library before publishing.

Market read. Most recent trades (2025) cleared a median $3,199/sf across 1 sale. Median listing discount 8.0% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01171-7512) and verified listing data. Apartment-level facts (line, condition, asking-price context) curated and cross-verified by The Roebling Team research desk. Not all transactions cross-verify with ACRIS records — sponsor and LLC purchases sometimes record at stipulated values rather than market price; square footage from recorded condo declarations and offering plans.

Model the abatement on the specific unit, not the building. Two of 56 unit lots carry no exemption on the current roll. Get the actual DOF bill, then model the fully unabated number as well — the step-down at the end of the schedule is the long-run carrying cost.

Read the shared-amenity documents in full. The Waterline Club has its own association, its own declaration, its own insurance obligations and its own cost-allocation methodology, and those have been amended. Ask for the current versions, not the original plan.

Ask about the two property owners associations. Riverside Center and Riverside South both spread costs across parcels the condominium does not control. The Waterline Square plans on file flag the Riverside Center association's possible termination as a risk. It is worth a direct question.

Understand that you are buying into a small condominium inside a large rental building. That is not a defect and it is common in this generation of Manhattan development, but it changes governance, voting weight and cost-sharing relative to a wholly owned condominium tower.

Buy the western exposure if you can. The Hudson-facing lines are the reason to be in this building rather than in an equivalent amenity tower elsewhere on the West Side, and they are the ones Meier designed the elevation around.

Weigh the transit trade-off honestly. Riverside South is river-adjacent, park-adjacent and quiet. The nearest subway is 59th Street–Columbus Circle (1, A, B, C, D), and it is a real walk.

Lead with carrying cost, not price. The abatement is the strongest single argument against every unabated comparable in Riverside South and Lincoln Square, and it should be presented as a monthly number.

Lead with the architecture. This is Richard Meier & Partners' largest New York residential building. Among the three Waterline Square towers, it is the one with an authored exterior, and that is a durable differentiator rather than a marketing line.

Separate the two amenity stories. The 100,000-square-foot Waterline Club is shared; the 15th-floor amenity level belongs to this condominium alone. Buyers who have toured the other towers will not know the difference unless you tell them.

Price by line and exposure. Building averages are misleading in a tower where the west-facing and east-facing lines are effectively different products.

Cross-shop the buyer against the older boulevard stock explicitly. Most buyers arrive comparing this building to 100, 120 and 220 Riverside Boulevard. Run the carrying-cost comparison for them.

If you're considering One Waterline Square, also evaluate:

• Two Waterline Square (30 Riverside Boulevard) — the Kohn Pedersen Fox tower on the same parcel; the closest possible comparison, sharing the club, the park and the abatement structure
• Waterline Square — the development-level profile, covering the master plan and the shared Waterline Club
• One Riverside Park (50 Riverside Boulevard) — Goldstein, Hill & West condominium; the closest new-development peer on the boulevard outside the Waterline parcel
• The Rushmore (80 Riverside Boulevard) — Costas Kondylis condominium; full-service Riverside South alternative
• The Avery (100 Riverside Boulevard) — Kondylis condominium immediately north
• 120 Riverside Boulevard — Kondylis with Philip Johnson / Alan Ritchie design input
• 200 Riverside Boulevard — the Philip Johnson–Kondylis tower; the direct unabated comparison a buyer should run against this building
• 240 Riverside Boulevard — the northernmost Riverside South condominium
• 200 Amsterdam Avenue — Elkus Manfredi new construction; the Lincoln Square amenity alternative a few blocks east
• 15 Central Park West — the trophy end of the Lincoln Square market, for buyers weighing amenity depth against address