11 West 81st Street
11 West 81st Street, New York, NY 10024
BBL 1011950023 · BIN 1031140
- Year built
- 1908
- Type
- Cooperative
- Landmark status
- Not an individual landmark; in the Upper West Side / Central Park West Historic District
- NYC Landmarks Preservation Commission records, updated February 2026
- Doorman
- Requires confirmation
Every recorded sale at this building, 2004–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- Recent range
- $988K – $3.4M
- Listing discount
- 4.2%
- Recorded transfers
- 36
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at Hayden House would likely sell for today, what it costs to sell, and what you’d walk away with — reviewed personally against condition, exposures, renovation quality, and the competition actually on the market.
Hayden House at 11 West 81st Street is a 1908 Beaux-Arts cooperative on one of the most enviable blocks on the Upper West Side: directly across the street from the American Museum of Natural History and the Rose Center, a half-block from Central Park, and immediately off Central Park West. The location is the building's defining asset — south-facing apartments look across West 81st Street onto the museum's grounds and the open sky above its low campus; the outlook depends on floor and position, and no view is protected without a recorded instrument.
The architecture matches the address. The building presents a highly decorative limestone façade with intricate carving, oversized windows, and balconies — the full Beaux-Arts vocabulary, executed at twelve stories in the durable masonry that defines the corridor. It was among the early apartment houses to bring this level of detail to the side streets off Central Park West, and it was converted to a cooperative in 1976, making it one of the longer-established co-ops on the block.
For buyers, Hayden House offers a rare combination: a full-service, doorman pre-war co-op with a museum-and-park outlook, in a building of just 36 apartments. For sellers, the façade, the doorman service, and the outlook are the story — this is a building that markets on outlook and address.
Architecture and unit composition
Hayden House is a twelve-story Beaux-Arts apartment house, its limestone façade carved with the ornamental detail and oversized fenestration that distinguished the best early-1900s West Side construction. Balconies punctuate the elevation, and the masonry envelope delivers the thermal and acoustic stability that pre-war buyers prize. The building's height and the low profile of the museum across the street give upper-floor apartments long, open exposures rarely available off the park.
The 36 residences run primarily to one- and two-bedroom layouts, with the gracious proportions of the era: entry foyers, high ceilings, hardwood floors, and plaster walls. Many homes have been renovated since the 1976 conversion, and apartments facing south toward the museum carry a premium for light and outlook. The relatively modest unit count for a twelve-story building keeps the co-op intimate and the elevator and lobby uncrowded.
Building operations
Hayden House runs as a full-service cooperative — a full-time doorman, a resident superintendent, central laundry, and private storage — managed for owner-occupant stability. As a 36-unit co-op, monthly maintenance covers building staff, heat and hot water, the unit's share of real estate taxes, and the ongoing upkeep of the landmark-protected limestone façade and pre-war systems.
Governance is by a board of directors that reviews purchase applications and conducts interviews; buyers should expect a standard co-op board package and a financing review. Pet, sublet, renovation, and pied-à-terre policies are set by the board and house rules. Confirm the board's current financing, liquidity, ownership, occupancy and subletting requirements from its governing documents and application instructions.
Monthly carrying charges in recent sales
- Maintenance, per room
- $996 per room a monthMedian of 4 recorded sales since October 2023Source: recorded sales, refreshed October 2026
Maintenance as recorded with each sale. A co-op's maintenance already covers the building's real estate taxes and the building's own mortgage, if it has one; add your own loan payment for the monthly outlay. A summary of recorded sales, not a current bill; charges change.
Building staffing and amenities
- Doorman
- Requires confirmationSources differ. Confirm with building management.
- Live-in superintendent
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of City Planning records (PLUTO)
- Amenities noted
- Storage, laundry roomSource: The Roebling Team's building profile
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent. Outdoor space, parking and some facilities can belong to particular apartments or to a separate owner; confirm access for the specific apartment.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $37,644/yr
- Per unit / month range
- $0 – $87
- Modeled exposure split equally across 36 units (the residential count on the city's lot record). Not an assessed amount; co-op shareholders are typically charged by share allocation.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed October 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available FISP filing classified the facade as Safe — no repairs were required at that inspection. A filed Safe grade is not a guarantee of current condition: owners still maintain the facade and, where required, observe parapets each year. Future inspection timing (Local Law 49 of 2025 changed the cycle framework from October 1, 2026), repair and any assessment decisions remain building-specific.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — a licensed professional engineer or registered architect who meets DOB’s FISP qualifications and signs the report (the independent expert, not the managing agent).
Penalties shown are amounts DOB assessed against filings on record across 2005–10 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 data last refreshed October 2026.
Recent sales
Recent transfers 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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Jun 11, 2026 | 1B | 1 BR · 1 BA | $987,500 | -1.3% | |
| Nov 26, 2025 | 11BC | 2 BR · 2 BA · 1,610 sf | $3,350,000 | $2,081/sf | +3.1% |
| Oct 28, 2025 | PHA | 1 BR · 1 BA | $2,300,000 | -7.8% | |
| Nov 19, 2024 | PHB | 1 BA | $640,000 | -28.8% | |
| Jul 9, 2021 | PHC | 1 BR · 1 BA | $862,000 | -4.1% | |
| Mar 25, 2021 | 11A | 2 BR · 2 BA | $1,825,000 | -8.5% | |
| Jan 18, 2019 | 4B | 1 BR · 1.5 BA | $975,000 | -35.0% | |
| Sep 17, 2018 | 3C | 1 BR · 1 BA | $999,000 | -16.4% |
Market read. $/sf is measured on the latest sales with reliable square footage (2025): a median $2,081/sf (recorded) across 1 sale. The building has traded as recently as 2026. Median listing discount 5.5% 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.
Other recent transfers
| Date | Unit | Price |
|---|---|---|
| Apr 13, 2006 | 10A | $1,495,000 |
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 1-01195-0023). 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 on co-ops is not officially recorded, figures shown are approximate.
Closed rents at Hayden House, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 1 bedroom | 3 | $5,500 |
4 closed sublet leases, October 2023 to September 2026. Most recent lease June 2026. Based on few leases. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
What would your apartment rent for?
The figures above are the building's closed leases. Enter your apartment and I'll send you what yours would rent for, from comparable leases at Hayden House and nearby.
At the recent median sale of $1.64M (4 transfers in the past 24 months, since October 31, 2024), a buyer putting 25% down would pay about $30,988 to close, or 1.9% of the price.
- Mansion tax: $16,438
- No mortgage recording tax or title insurance on a co-op purchase
- Attorneys, lender, building fees and filings: $14,550
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
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What to know if you’re buying
Plan for a pre-war co-op purchase: board package, financials, references, and an interview. Maintenance covers heat, hot water, staff, and the building's share of taxes; ask for recent financials, the reserve position, and any assessment or capital-project history, since a 1908 building carries periodic façade and systems work under historic-district oversight.
The buying argument is location and outlook. You are one building off Central Park West, across from the Museum of Natural History, a half-block from Central Park, and minutes from the B/C and 1 trains and the Columbus Avenue restaurant row. Prioritize the south-facing lines for the museum-and-sky view, and confirm the outlook from the particular apartment and floor. Confirm the building's financing cap, sublet stance, and pet policy against the current house rules; they set who can buy and how the apartment compares with others at resale.
What to know if you’re selling
Lead with the address and the outlook: a carved Beaux-Arts limestone façade, full-time doorman, and the outlook over the museum gardens toward Central Park from the apartments that have it. These are hard-to-replicate selling points that distinguish Hayden House from the broader West Side co-op stock.
Price against the prime Central Park West-adjacent pre-war set, with museum-facing, high-floor, and renovated apartments positioned at the top of the building's range. Check the building's recent closings and the current competing listings before setting the price, rather than assuming a limited unit count supplies scarcity; a clean board package and current financials keep a co-op closing predictable.
Comparable buildings
If you're considering Hayden House, also evaluate these nearby Upper West Side cooperatives:
- 15 West 81st Street — pre-war cooperative next door
- 41 West 82nd Street — pre-war co-op a block north
- 20 West 77th Street — pre-war building near the museum
- 6 West 77th Street — pre-war cooperative off Central Park West
- 41 Central Park West — Central Park West pre-war peer nearby
More Upper West Side buildings
- Pomander Walk — 1921 co-op
- Waterline Square — condominium by Kohn Pedersen Fox (KPF)
- 11 West 69th Street — 1927 co-op
- 11 West 95th Street — 1899 co-op
- 12 West 72nd Street (The Oliver Cromwell) — 1927 co-op by Emery Roth
- 12 West 96th Street — 1930 co-op
The neighborhood
For the full corridor — architecture, transit, and pricing across Upper West Side — read The Roebling Team Guide to Upper West Side.
The full playbook — what goes in the package, how boards read your financials, the interview, and the timeline — plus sample cover, reference, and personal letters you can adapt.
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. Where this page compares one building or neighborhood to another, that is our analysis of the recorded record — it names the measure, the period and the sample it rests on, and it is an observation about medians rather than a prediction about any particular apartment.
Considering a move at Hayden House?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
646.939.7375 · c.cohen@compass.com