10 West End Avenue

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.

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.

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. Confirm pied-à-terre use and LLC, trust and foreign purchase in the current declaration, bylaws and house rules. 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.

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 check the apartment's tax bill, since the roll does not show bill-level abatements, and a buyer comparing this building against still-abated new-development inventory should compare the post-abatement monthly rather than today's.

Recent sales

Recent closings at this building, from The Roebling Research Library. 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 (2026 to date) cleared a median $1,550/sf (floor-adjusted) across 6 sales. Floor-adjusted means each sale is restated to a constant mix of floors, so the figure can differ from the plain median of the sales listed above. Median listing discount 2.9% 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 1-01151-7502; each condominium apartment is its own tax lot). Apartment-level facts (line, condition, asking-price context) curated and cross-verified in The Roebling Research Library. 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.

The roll shows no program exemption. Build your monthly on the apartment's current tax bill, and confirm on that bill that no abatement applies. Assuming an abatement is the single most common underwriting error at this address.

Read the mixed-use structure before you read the floor plan. Residential and Commercial Section boards under an overall Condominium Board, plus a separate Garage Unit. 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.

Lead with the condominium framework and the services. Condominium ownership, 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. Confirm leasing, pied-à-terre and entity-purchase rules in the declaration before marketing them.

Address the tax question head-on. Buyers coming from abated inventory will flinch at the tax line. Frame it plainly: the roll shows no abatement phase-out ahead, but future bills still change with assessments and rates.

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.

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