Claremont Hall (100 Claremont Avenue)

The 165 tower residences occupy portions of floors 10 through the penthouse — construction floor 40 — in one- through four-bedroom layouts across roughly 255,000 square feet. The resident manager's unit sits on the fourth floor and, per the plan, is owned by the condominium board. Below the residences, the building's lower floors carry the shared amenity program and the seminary's own space; the plan also documents windowless accessory storage rooms attached to a handful of low-floor and G-line units, which are explicitly non-habitable.

Exposures are the building's product. At 41 stories on a Morningside Heights ridge that sits roughly a hundred feet above the Hudson, upper-floor residences look west across Riverside Park to the river and the Palisades, north toward the George Washington Bridge, east across the Columbia campus, and south down the length of Manhattan. Interiors are new-construction contemporary rather than pre-war-referential — the Gothic argument is made on the exterior and in the amenity spaces, not in the apartments.

Full-service at the new-development standard: 24-hour concierge, a live-in resident manager, handyman and porter staff, bicycle storage, 68 parking licenses and 24 storage-bin licenses. The amenity program spans a portion of the cellar and floors one through three and eight — the Refectory Pool, a double-height lobby, a reading room, a fitness center, a children's playroom, and a residents' lounge opening to a terrace over Sakura Park.

Two governance facts belong on any buyer's diligence list. First, the two-board structure: the Condominium Board administers the general common elements, while the Tower Board determines common charges for tower unit owners and handles tower-exclusive matters. Second, the sponsor's reserved rights. The offering plan expressly permits the sponsor to rent rather than sell tower units, and discloses that a significant proportion of tower units may be sponsor-owned and tenant-occupied for some period. The plan also opened with a deliberately reduced offering — 36 of the 165 tower units released initially, with the remaining 129 released to market over time. Anyone underwriting the building today should ask the managing agent for the current owner-occupancy and sponsor-retention figures rather than assuming a fully sold-out condominium.

Ownership form: Fee-simple condominium. Each unit owner takes fee title to the unit; there is no ground lease and no leasehold interest.

Transfer mechanics: The offering plan documents right-of-first-offer and right-of-first-refusal provisions governing sales and leases of units — a structure more restrictive than the plain right of first refusal most Manhattan condominiums carry. Confirm the operative terms and the board's current practice with the managing agent before you write an offer.

Sponsor rental rights: The plan reserves the sponsor's right to rent rather than sell tower units. Current sponsor holdings and rental exposure should be confirmed at diligence.

Storage and parking: Licenses rather than deeded units — 68 parking licenses and 24 storage-bin licenses, the latter priced at $1.25 per square foot per month at offering and CPI-indexed thereafter.

Pets, pied-à-terre, sublet terms and any transfer fee: Not firmly documented in public records for the operating condominium. Verify with the managing agent at offer stage; we pull the current house rules and by-laws for clients during diligence.

Real estate taxes: Buyers should run the current tax bill on the specific unit rather than a building-level assumption. New-construction assessments in Manhattan have moved materially since first closings, and carrying cost here is a real component of the underwriting.

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) cleared a median $1,764/sf (floor-adjusted) across 17 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 3.0% 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 1-01992-7501). 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.

Read the seminary documents, not just the by-laws. The Zoning Lot Development Agreement, the Cloister Easement Agreement and the reciprocal access and ventilation easements are all on file and all bind the property. They are not onerous, but they are unusual, and your attorney should read them rather than assume a standard condominium fact pattern.

Confirm the sponsor's remaining position. The plan permits renting rather than selling, and the initial offering was deliberately partial. Owner-occupancy ratio matters for lender approval, for the building's day-to-day character, and for resale.

The two-board structure affects common charges. The Tower Board sets tower common charges; the Condominium Board governs general common elements shared with the UTS Section. Ask how general common expenses — including the shared amenity floors — are allocated between the sections.

Amenity access is shared with the seminary's residents. The pool, lounge and lower floors are shared amenities under the plan. This is a feature for most buyers and a consideration for a few; know it before you close.

Location is academic, not commercial. The building sits on the seminary block with Columbia's campus, Riverside Church, Sakura Park and Riverside Park within a few minutes' walk. The 1 train at 116th Street is the closest subway; the neighborhood's retail depth is thin by Upper West Side standards.

Lead with the architecture and the pool. Robert A.M. Stern Architects and an adaptive-reuse Gothic swimming hall are the two facts that travel outside the neighborhood, and buyers who will pay this building's numbers are usually coming from outside the neighborhood.

Price the line, not the building. The west-facing high-floor river-view lines and the interior lines are effectively different products. Anchor to the most recent closed sale on the same or an adjacent line.

Know what the sponsor is asking. If sponsor inventory remains, it is your direct competition and it sets the buyer's reference price. Price against it deliberately.

Be direct about the neighborhood. Morningside Heights is a genuine, well-defined market with excellent parks, institutional stability and limited new-construction supply. Sell it on its own terms rather than positioning the building as an Upper West Side substitute.

If you're considering Claremont Hall, also evaluate:

• The Vandewater (543 West 122nd Street) — the other new-construction Morningside Heights condominium tower, two blocks east; the single closest local comparable
• 600 West 115th Street (The Luxor) — the pre-war Morningside Heights alternative near the Columbia campus
• 395 Riverside Drive (The Matincote) — the Riverside Drive pre-war co-op tier that defines the neighborhood's resale market
• 392 Central Park West — the park-front pre-war alternative at the top of Central Park West
• 88 Morningside Avenue — the eastern Morningside alternative at a materially lower price tier
• 15 Central Park West — Robert A.M. Stern Architects' defining New York condominium; the architectural benchmark against which this building is read
• 220 Central Park South — RAMSA's trophy tower; the top of the firm's Manhattan residential range
• 800 Fifth Avenue — a further RAMSA-associated Manhattan comparison point
• 200 Amsterdam Avenue — the contemporary Upper West Side new-development tower most often cross-shopped against uptown condominium product