112 Central Park South
112 Central Park South, New York, NY 10019
BBL 1010110038 · BIN 1023756
- Year built
- 1927
- Type
- Cooperative
- Land
- Ground lease; the building sits on leased land
- The Roebling Team's building profile
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Subletting by shareholders
- Permitted
- Pied-à-terre
- Permitted
- Flip tax
- 2% of the purchase price, paid by the seller
- Doorman
- Doorman (hours not stated)
Every recorded sale at this building, 2006–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2025
- $1,051
- floor-adjusted, 1 sale
- Listing discount
- 8.2%
- Recorded sales
- 139
- On record
- 2006–2025
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 112 Central Park South 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.
112 Central Park South is a discreet, park-front address with an unusually rich pedigree. The building rose in 1927 as a luxury residential hotel, designed by Rosario Candela — the architect most associated with New York's grandest pre-war apartment houses — together with James E. Carpenter. For most of its first eighty years it operated as a hotel, including stints as a Ritz-Carlton and later an InterContinental, before being converted to residences in the mid-2000s.
That conversion, overseen by Costas Kondylis, reimagined the building as a small, private residential address and added a tier of rooftop penthouses. The result is a cond-op — a cooperative that operates with condominium-style rules — combining the prestige of a Candela building and a direct Central Park South location with a transactional flexibility closer to a condominium than to the avenue's traditional co-ops.
For buyers, the case is specific: a boutique, white-glove building looking straight onto Central Park, with the architectural lineage of one of the city's great pre-war architects and rules that are friendlier to financing and ownership flexibility than the typical Central Park South co-op.
Building operations
112 Central Park South runs as a full-service, white-glove building — an attended lobby with doorman and concierge. The building is small, with a hotel heritage.
Its cond-op structure is the operational headline. The building retains a board, and its documented terms permit pied-à-terre use and subletting by shareholders; confirm financing limits and purchases through trusts and entities in the governing documents. That structure is a meaningful part of the building's appeal for a park-front pre-war home.
Architecture and residences
The base building is classic 1927 — a masonry tower with the proportion and setbacks of the residential-hotel era, designed by Candela and Carpenter to hold its own on a block that fronts Central Park. The mid-2000s conversion preserved that pre-war envelope while bringing the interiors up to contemporary luxury standard and crowning the building with new rooftop penthouses, lifting it to 25 stories.
The 63 residences are intimate in number and oriented to take advantage of the building's defining asset: the park. North-facing homes look directly over Central Park; upper floors and the penthouses command the widest outlooks across the park and skyline. Interiors were finished to a high standard during the conversion, pairing pre-war scale with modern kitchens, baths, and systems.
Application and transaction fees
Fees below are from building management's published schedule, as of September 2026. They are shown as published, item by item; no total is added because the total depends on the transaction. Deposits are listed apart from nonrefundable charges.
- Terms
- 2% of the contract sales price
- Rate
- 2% of the purchase price
- Paid by
- Seller
Source: building management's published schedule, as of September 2026
Purchase
8 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Buyer | When With the application | Amount $700 | Refundable Not stated |
| Credit & Criminal Report FeeConditional | Paid by Buyer | When With the application | Amount $150 ($250, if two parties are involved) | Refundable Not stated |
| Move in fee | Paid by Buyer | When With the application | Amount $1,000 | Refundable Non-refundable |
| Move out Fee | Paid by Seller | When With the application | Amount $1,000 | Refundable Non-refundable |
| Recognition Agreement FeeConditionalConditions: If financing | Paid by Buyer | When At closing | Amount $400 | Refundable Not stated |
| Additional fee | Paid by Seller | When At closing | Amount $100, for any closing that exceeds two (2) hours. | Refundable Not stated |
| Closing fee | Paid by Seller | When At closing | Amount $850 | Refundable Not stated |
| Working Capital ContributionRequired | Paid by Seller | When At closing | Amount Equal to one month's maintenance | Refundable Not stated |
Sublet
4 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing fee | Paid by Subtenant | When With the application | Amount $700 | Refundable Non-refundable |
| Background & Credit Check FeePer applicantRequired | Paid by Subtenant | When With the application | Amount $120 per applicant | Refundable Not stated |
| Move in fee | Paid by Subtenant | When With the application | Amount $1,000 | Refundable Non-refundable |
| Move out Fee | Paid by Subtenant | When With the application | Amount $1,000 | Refundable Non-refundable |
Refinance
2 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing fee | Paid by Shareholder | When With the application | Amount $450 | Refundable Not stated |
| Credit Check FeePer applicantRequired | Paid by Shareholder | When With the application | Amount $120 per applicant | Refundable Not stated |
Management updates its schedule without a public filing. The date is when management last updated the page, not when a rule changed. Confirm the current schedule with management before you apply.
Considering an apartment here? Send Corey the listing to discuss the building's costs and purchase requirements.
Own an apartment here? Request an apartment-specific pricing review.
Sublet and pied-à-terre policy
A condominium owner leasing a unit and a co-op shareholder subletting are different rules, and a building-wide rule is different from a restriction on one apartment. This is the building's rule; confirm it for the specific apartment.
- Subletting by shareholders
- PermittedSource: The Roebling Team's building profile
- Pied-à-terre ownership
- PermittedSource: The Roebling Team's building profile
Considering an apartment here? Send Corey the listing to discuss the sublet and pied-à-terre rules for that apartment.
Building staffing and amenities
- Doorman
- Doorman (hours not stated)Source: The Roebling Team's building profile
- Concierge
- YesSource: recent listing records
- Attended lobby
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of City Planning records (PLUTO)
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
- $75,854/yr
- Per unit / month range
- $0 – $100
- Modeled exposure split equally across 63 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 3, 2025 | 5C | 1 BR · 1.5 BA · 1,026 sf | $950,000 | $926/sf | -26.6% |
| Jul 26, 2024 | 5B | 3 BR · 3.5 BA · 2,391 sf | $5,600,000 | $2,342/sf | -2.6% |
| Jul 26, 2024 | 5A | 2 BR · 2.5 BA | $3,950,000 | -12.2% | |
| Nov 21, 2023 | 8C | 1 BR · 1.5 BA · 1,026 sf | $950,000 | $926/sf | -13.6% |
| Feb 24, 2022 | 3B | 4 BR · 4 BA · 2,889 sf | $4,995,000 | $1,729/sf | -9.1% |
| Sep 17, 2021 | 6C | 1 BR · 1.5 BA · 1,026 sf | $1,100,000 | $1,072/sf | -15.1% |
| Jun 10, 2021 | 12AB | 5 BR · 5.5 BA · 4,275 sf | $9,390,000 | $2,196/sf | -10.6% |
| Jun 10, 2021 | 12C | 2 BA · 426 sf | $950,000 | $2,230/sf | +0.0% |
Market read. Most recent trades (2025) cleared a median $1,051/sf (floor-adjusted) across 1 sale. 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 8.2% 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 |
|---|---|---|
| Jun 12, 2006 | 16A | $6,000,000 |
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 1-01011-0038). 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.
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What to know if you’re buying
The park is the asset and the price driver. Direct Central Park frontage is the scarcest thing on the block and cannot be added later, which makes the north-facing and high-floor homes the building's most defensible holdings. Verify the exact exposure and sightline for any unit — on Central Park South a few floors materially changes the outlook.
The cond-op structure is a genuine differentiator: pied-à-terre use and subletting by shareholders are documented as permitted, with a board still in place. Understand the specific rules — financing, subletting, pied-à-terre, and entity purchases — as they apply to your intended use; we walk buyers through them. The developer's project materials describe renegotiating an existing land lease as part of the conversion. Confirm from the offering plan and title report whether the land is still leased, the remaining term, rent and reset provisions, and how ground rent is carried in maintenance and treated by lenders.
This is a boutique, full-service building, so carrying costs spread across a small owner base. Review the financials and reserves, and weigh the service level and park location against the monthly cost. We help buyers benchmark the price against the Central Park South and Billionaires' Row trophy market.
What to know if you’re selling
Lead with three things: the park, the Candela pedigree, and the documented pied-à-terre and sublet permissions. A direct Central Park South frontage in a 1927 Candela building with those terms is a rare combination — position the home on all three, not just the view.
Benchmark to the Central Park South and Billionaires' Row luxury tier, and emphasize the structural flexibility to buyers who would otherwise face a restrictive co-op board nearby. Closing runs through the building's cond-op process, which is typically more straightforward than a traditional co-op admission — itself a selling point to the flexibility-minded buyer this building attracts.
Park-facing and penthouse homes sell on the outlook and the address; interior homes sell on the building, the service, and value relative to the park lines. Position each home on its strongest specific attribute.
Comparable buildings
If you're considering 112 Central Park South, also evaluate nearby Central Park South and Billionaires' Row inventory:
- 200 Central Park South — a full-service park-front cooperative nearby
- 210 Central Park South — a park-facing co-op on the same block
- 220 Central Park South — the Robert A.M. Stern limestone condominium tower
- 50 Central Park South — a luxury condominium-hotel on the park
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 112 Central Park South?
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646.939.7375 · c.cohen@compass.com