111 Central Park North

The site is an irregular 20,092-square-foot lot with a 125-foot frontage on Central Park North and unusual depth, a consequence of the angle at which St. Nicholas Avenue leaves the street grid. The building takes advantage of it: a 171-foot building frontage over a one-story base, set back behind a landscaped courtyard so the residential entrance is held off the sidewalk. Above the base the elevation is blue glass, with balconies stepping across most of the residential floors and direct park exposures on the south face.

The residential program is three lines over nineteen floors, with no thirteenth. The A line runs the third floor through the eighteenth and terminates in a penthouse; the B line starts a floor lower and does the same; the C line runs the third through the eighteenth with gaps. Published records describe oak flooring, central air conditioning and vented in-unit washer-dryers, and note that most residences take Central Park views directly, with balconies on the great majority.

One item is genuinely unresolved. A 2018 alteration application, filed under the condominium's name, proposed dividing the full-floor residence designated 17ABC into three separate apartments, raising the dwelling-unit count on the job from 44 to 46. The Department of Finance unit-lot schedule still carries a single lot on that floor. Either the subdivision was not completed, or it was completed without a corresponding tax-lot subdivision. A buyer or seller working on that floor should confirm the as-built condition and the recorded lot structure directly rather than relying on either record alone.

The building runs as a full-service condominium: 24-hour doorman, concierge, live-in superintendent, fitness center, club room with a park-facing second-floor terrace, bike room and cold storage, per published records. The 2012 filing for gas piping to a barbecue grill on the second-floor terrace is a small confirmation that the outdoor amenity is real and equipped.

Two structural features shape how this building actually operates.

The garage is owned, apartment by apartment. Forty parking spaces exist as separate condominium unit lots. On the FY2027 assessment roll they are held across roughly forty different owners — mostly individuals, several through limited liability companies. A parking space at 111 Central Park North is a purchase with its own deed, its own tax lot and its own common charges, not a monthly rental from the building. Published records describe a 41-car garage available to residents; the recorded lot schedule shows 40 parking units. If parking matters to a purchase, secure it as part of the transaction — there is no waiting list to join.

The retail and community-facility space is outside the residential owners' control, and it holds a board seat. The ground-floor commercial unit and the two community-facility units traded together to an outside investor in 2008 and again in 2015. The amendments on file record that at the 2008 closing a sponsor representative resigned from the board of managers and the commercial unit owner appointed its own representative in that seat, under a declaration provision governing the rights of first-floor commercial owners. The ground-floor space has turned over repeatedly since — Department of Buildings records show a long run of retail fit-outs from 2009 through 2020 — and the residential board has a structural counterparty on its own governing body. This is normal for a mixed-use condominium and it is fully disclosed, but it is not the arrangement most buyers assume.

Façade. The building went through a façade repair cycle in 2017 and 2018: a heavy-duty sidewalk shed filed in July 2017, then concrete patching and the installation of coating at balcony tops filed in April 2018 with a façade site safety plan, both under the condominium's name. On a nineteen-story building with balconies on most floors, balcony waterproofing is a recurring capital item. Ask the managing agent for the current cycle status and the engineer's report before contract.

Ownership form: Condominium, fee simple. Purchases close through a right of first refusal rather than a cooperative approval, which produces faster and more predictable timelines.

Pets: Permitted per management-sourced and published records. Confirm weight and breed limits in the house rules.

Pied-à-terre, subletting, LLC, trust and foreign ownership: All permitted under the standard condominium framework.

Board composition: The commercial unit owner holds a board representative under the declaration. Confirm the current composition with the managing agent.

Flip tax: Not documented in public records. Confirm any resale capital contribution with the managing agent before pricing a sale.

Real estate taxes: No abatement. The 421-a benefit phased out entirely by the FY2019 roll and the unit lots have carried full assessment since. Underwrite the current bill on the specific unit — there is no future step-up to model, which is a real underwriting simplification relative to newer abated inventory on the same street.

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 (2026) cleared a median $1,312/sf across 2 sales. Median listing discount 3.7% 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 1-01820-7503) 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.

The tax number on the bill is the tax number forever. No abatement, no phase-out schedule, nothing to model forward. This is a simpler underwriting than either newer condominium on the street, and it should be priced as such.

Understand who sits on the board. The commercial unit owner appoints a board representative under the declaration. Read the current governing documents.

Buy the parking space if you need one. Forty deeded parking units, essentially all individually owned. There is no house waiting list.

Ask about the balcony and façade cycle. The last repair campaign ran 2017–2018 and included balcony-top coating. Get the current engineer's report and the reserve position.

Verify the seventeenth floor. A 2018 application proposed splitting the full-floor residence there into three; the tax record still shows one lot. Confirm the as-built and recorded condition.

PLUTO's 93-unit total is unreliable. The recorded schedule shows 88 unit lots — 45 apartments, three commercial and community-facility units, and 40 parking units.

Sell the square footage. A building with no studios and no one-bedrooms, averaging well over 1,800 residential square feet per apartment, is a scarce product on this corridor. The newer buildings on Central Park North are more efficient and smaller per unit.

Turn the expired abatement into an argument. A buyer comparing this building to abated new construction will see a higher tax line today. The counter is that there is no future increase — the newer buildings' advantage narrows and then reverses. Show the comparison over a ten-year hold, not a single month.

Use the depth of the resale record. Nearly twenty years of trading in the same lines is a pricing asset. Comparables should come from the line and the floor, not from a building average.

Disclose the mixed-use structure early. Retail turnover at the base and the commercial owner's board seat are both findable. Presenting them plainly reads better than a diligence discovery.

If you're considering 111 Central Park North, also evaluate:

• 145 Central Park North — the 37-residence GLUCK+ condominium a few hundred feet west on the same tax block; a completely separate condominium with its own 2021 declaration, sponsor and board, and no shared common elements or garage
• 285 West 110th Street (Circa Central Park) — FXFOWLE's 49-residence condominium at Frederick Douglass Circle; newer, lower, terraced, and still carrying a full 421-a exemption
• 1485 Fifth Avenue (5th on the Park) — 28-story park-fronting Harlem condominium at Marcus Garvey Park; the larger full-amenity alternative
• 380 Lenox Avenue (The Lenox) — full-service condominium three blocks south on Malcolm X Boulevard
• 2101 Eighth Avenue (Parc Standard) — Frederick Douglass Boulevard condominium; the mid-tier new-development comparison
• 301 West 118th Street (SoHa 118) — South Harlem condominium at boutique scale
• 88 Morningside Avenue — park frontage on Morningside Park; the park-facing alternative one neighborhood west
• 100 West 119th Street (The Normandie) — prewar Harlem cooperative-scale alternative with different policy and financing rules
• Graham Court — the landmark prewar courtyard building on Adam Clayton Powell Jr. Boulevard; the historic-architecture counterweight to new construction on this corridor