10 West End Avenue
10 West End Avenue, New York, NY 10023
Lincoln Square, Upper West Side
BBL 1011517502 · BIN 1087651
- Year built
- 2007
- Type
- Condominium
- Floors
- 31
- Landmark
- No
- Amenities
- Twenty-four-hour door attendant and concierge; a ground-floor fitness centre of roughly 2,300 square feet; a fifty-foot glass-enclosed swimming pool on the same level; a children's playroom developed with consulting input from the Children's Museum of Manhattan; cold storage; a lobby package room through which all deliveries are routed; a first-floor bike and stroller room; storage lockers; and an attended on-site garage available at additional cost
Every recorded sale at this building, 2006–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,531
- Listing discount
- 2.8%
- Recorded sales
- 380
- On record
- 2006–2026
The building sits on the seam. To the east is the prewar Upper West Side; to the north and west are the towers built on the old Penn Central rail yards along the Hudson; and 10 West End Avenue, completed in 2007 on the block between West 59th and West 60th Streets, belongs to neither and borrows from both. It is a full-height glass tower with river light and new-development services, addressed on West End Avenue rather than on the river, and priced accordingly. For a buyer, that address is the whole argument: Lincoln Center, Columbus Circle, the 1 at 59th Street and the A/B/C/D at Columbus Circle are all within a short walk, and the Hudson River park is two blocks west.
Scale is the second thing that distinguishes it. At 31 stories and roughly 172 residences as filed, this is one of the larger for-sale buildings on the corridor, and depth of transaction record follows from that. A building with this many units and eighteen years of resale history behind it produces something a boutique condominium cannot: a genuine internal comparable set, line by line and floor by floor, rather than a handful of trades that have to be stretched across the whole stack.
The third and least understood fact is structural. This is a mixed-use condominium with a Residential Section, a Commercial Section and a separate Garage Unit, each governed under the by-laws by its own board beneath an overall Condominium Board. That arrangement is common in new-construction towers of this vintage and it is not a problem, but it changes what a unit owner is voting on, what the residential common charge is actually paying for, and how a capital decision that touches shared building systems gets made. It is the first thing to read in the by-laws and the last thing most buyers look at.
Fourth is the tax posture, and it is the number most often mispriced. The building's 421-a exemption is gone. Residences here have been taxed at full assessment since the 2018/19 tax year, which means the carrying cost a buyer sees today is the permanent number, not an abated one that steps up. Against still-abated new-development inventory elsewhere in Manhattan, that reads as a disadvantage on a spreadsheet and as certainty in practice — there is no phase-out schedule waiting to reprice the monthly.
Architecture and unit composition
SLCE designed a reflective glass tower with floor-to-ceiling glazing on every residential elevation and balconies concentrated at the top of the stack. The building is not trying to be contextual with the prewar avenue behind it; it is a curtain-wall building of its moment, and the trade it offers is light and view for masonry and detail. Interiors were designed by Nick Dine, and the original specification ran to stone and hardwood finishes in the kitchens and baths and stainless appliance packages of the period — but the building is now eighteen years old, and the honest statement is that condition varies widely from residence to residence. A 2007 kitchen and a 2023 kitchen are different products at the same address.
The mix runs one- through three-bedrooms in the body of the tower, with the penthouse group at the top carrying the oversized balconies and the largest terraces. The west-facing lines above the surrounding low-rise blocks hold the Hudson outlook; the eastern lines look back across the Upper West Side. Combinations have reshaped several floors — the A/B line at 28 and 32, the H/K line at 9, and further H-and-F combinations in 2014 and 2016 — so floor plates in the upper stack no longer match the original schedule uniformly. Confirm the current configuration of the specific unit against the DOB and DOF record rather than against a marketing floor plan.
Building operations
Full-service. Twenty-four-hour door attendant and concierge, a naturally lit ground-floor fitness centre of roughly 2,300 square feet, a fifty-foot glass-enclosed pool on the same level, a children's playroom, cold storage, a lobby package room, a first-floor bike and stroller room, and storage lockers. The garage is a separate condominium unit and is operated on an attended basis at additional cost; the house rules bar the garage ramp from being used for moves or deliveries, which matters on move-in day. Deliveries route through the service entrance and the package room, with building personnel making the final delivery to the residence — a small operational detail that buyers coming from smaller buildings should know about in advance.
Policy framework
The framework is condominium-standard where it matters and specific in two places. Leasing is permitted, with the board holding a right of first refusal over each lease and renewal rather than approving tenants; a $400 filing fee applies to each lease or renewal, and an owner who fails to file within 30 days of notice faces a $500 fine. Pets are restricted rather than open: caged birds, cats and fish, plus one dog of 40 pounds or less, on written and revocable consent, and never more than one pet per residence. Terraces and balconies cannot be enclosed or altered in appearance, plantings are capped at 100 pounds, and barbecuing is prohibited outside designated areas. The 80 percent floor-covering rule is enforced and is the usual source of neighbour disputes in glass towers with hard flooring. Pied-à-terre, LLC, trust and foreign purchase are all workable under the condominium framework. No flip tax or resale capital contribution is documented in the public record or in the governing documents on file — confirm with the managing agent before pricing a sale.
Tax status — the 421-a burn-off, precisely
The residential unit lots carried Department of Finance exemption code 5110 — 421-a, ten-year term, no cap. The exemption appears on 174 residential unit lots in every published assessment roll from the earliest available year, 2010/11, through 2017/18, and it disappears in 2018/19. A ten-year benefit ending in 2017/18 implies a first benefit year of 2008/09, which is consistent with completion in 2007 and with the condominium's 2007 sell-out; the earlier rolls are not published, so we state the last benefit year rather than assert the first.
From the 2018/19 roll forward the residential unit lots carry no program exemption. The handful of exemptions visible on the current rolls — fewer than a dozen units across the 2023 through 2027 rolls — are individual STAR and veterans' benefits belonging to particular owners, not a building-wide abatement, and they do not transfer on sale. A buyer here should underwrite full, unabated taxes, and a buyer comparing this building against still-abated new-development inventory should compare the post-abatement monthly rather than today's.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $22,626/yr
- Per unit / month range
- $0 – $11
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City record last verified September 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available filing classified the facade as Unsafe — conditions requiring corrective action, which under FISP means a protective sidewalk shed and repairs. Review the subsequent filings, the repair status, and the building’s board and financial materials — we pull the repair scope and funding picture for you.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent).
Penalties shown are amounts DOB assessed against filings on record across 2010–15 to 2020–25. The FISP dataset does not record whether they were paid, contested or remain open, so treat the figure as history rather than a current balance and confirm the building’s standing with the managing agent.
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City record last verified September 2026.
Recent sales
The building trades on dollars per square foot, and the spread inside it is wide by the standards of a single address: line, exposure, floor and — increasingly — renovation vintage all move the number. West-facing river lines above the low-rise obstruction carry the premium; the penthouse group with terraces trades in its own band well above the body of the tower; low-floor eastern lines set the entry point. Against the newer towers north along the river, this building prices at a discount that reflects its 2007 curtain wall and its absent abatement; against prewar co-op stock on the avenue behind it, it prices at a premium that reflects condominium flexibility, services, a pool and unobstructed glass. Indexed to the last complete year, the practical question for most buyers on this corridor is condominium carry with full taxes against co-op carry with board approval — and that comparison, not the headline price, is where the decision usually turns. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Aug 3, 2026 | 4J | 1 BA · 600 sf | $775,000 | $1,292/sf | -3.0% |
| Aug 3, 2026 | 4 | 1 BA · 600 sf | $775,000 | $1,292/sf | -13.8% |
| Jul 30, 2026 | 18B | 2 BR · 2 BA · 1,329 sf | $2,450,000 | $1,843/sf | +2.3% |
| Jul 7, 2026 | 4B | 2 BR · 1.5 BA · 1,161 sf | $1,503,000 | $1,295/sf | -5.8% |
| May 27, 2026 | 20B | 2 BR · 2 BA · 1,329 sf | $1,990,000 | $1,497/sf | -11.6% |
| Apr 3, 2026 | 20C | 2 BR · 2 BA · 1,329 sf | $2,225,000 | $1,674/sf | -3.3% |
| Dec 15, 2025 | 4H | 2 BR · 2 BA · 1,377 sf | $1,995,000 | $1,449/sf | +0.0% |
| Sep 3, 2025 | 8J | 1 BA · 600 sf | $960,000 | $1,600/sf | -3.9% |
Market read. Most recent trades (2026) cleared a median $1,531/sf across 5 sales. Median listing discount 2.8% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Full closing history with price-per-square-foot over time, the complete retrade record, and every line that has traded.
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01151-7502) 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.
What to know if you’re buying
There is no abatement, and there will not be one. Build your monthly on full taxes from day one. This is the single most common underwriting error at this address.
Read the mixed-use structure before you read the floor plan. Residential Section, Commercial Section, Garage Unit and three boards. Ask your attorney what the residential common charge covers, how shared building systems are allocated, and what the Commercial Section's obligations are.
Confirm the unit's current configuration against the city record. Combinations have reshaped several upper floors and the building's own filings disagree with each other on unit counts. The DOF unit lot and the DOB alteration file are the authorities.
The leasing framework is investor-workable but not free. Right of first refusal rather than approval, a $400 per-lease fee, and real fines for late filing. If you are buying to lease, price the friction.
Pets are limited, not open. One dog, 40 pounds, written and revocable consent. Verify before you commit if this matters.
What to know if you’re selling
Lead with the condominium framework and the services. Right-of-first-refusal leasing, pied-à-terre and entity purchase, a pool, a fitness centre and a garage in one building — that package is scarce on this corridor and it is what a co-op buyer at the same price cannot get.
Address the tax question head-on. Buyers coming from abated inventory will flinch at the tax line. Frame it as certainty: this building's number is settled and does not step up.
Document the renovation. Eighteen-year-old original kitchens and baths sit at this address alongside fully rebuilt residences at the same nominal square footage. If yours is renovated, price it against the renovated set and show the permits; if it is original, run the Renovation Cost Calculator and price to the math a buyer will do.
Comparable buildings
If you're considering 10 West End Avenue, also evaluate:
- One West End — the 2017 condominium tower a few blocks north on the same avenue; the newer, higher-priced alternative on the redeveloped rail-yard blocks
- 150 West End Avenue — Lincoln Towers-era co-op scale on the corridor; the co-op comparison at lower carry
- 160 West End Avenue — a cooperative inside a condominium wrapper on the same corridor; the condop structure compared
- 170 West End Avenue — the same corridor, the same scale, the co-op framework
- 180 West End Avenue — Lincoln Towers building on the avenue; the value-tier comparison
- 185 West End Avenue — the neighbouring Lincoln Towers address
- 200 West End Avenue — the corridor's other large condominium north of Lincoln Square; the closest like-for-like tenure comparison
- 205 West End Avenue — full-service cooperative a few blocks up the avenue
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across West End Avenue — read The Roebling Team Guide to West End Avenue.
How to read the facts on this page. Items attributed to an offering plan describe the building as it was offered at that filing — unit mix, square footage, the amenity program as planned. They are not a statement about how the building operates today. Tax and compliance figures are sourced separately to current City records and carry their own dates. House rules, staffing and fee policy can change by board resolution without any public filing: treat every policy line here as a starting point for diligence and confirm it with the managing agent.
Considering a move at 10 West End Avenue?
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