116 Central Park South
116 Central Park South, New York, NY 10019
BBL 1010117503 · BIN 1076843
- Year built
- 1950
- Type
- Condominium
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Pied-à-terre
- Permitted with conditions
- Dogs and cats
- Permitted with conditions
- Doorman
- Full-time doorman
Every recorded sale at this building, 2003–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2026 to date
- $1,123
- floor-adjusted, 2 sales
- Listing discount
- 4.3%
- Recorded sales
- 92
- On record
- 2003–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at Park 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.
Park House sits directly on Central Park South, the half-mile of Manhattan that looks straight out over the park's southern edge — one of the most valuable residential frontages in the world. The building dates to 1950, a clean mid-century block of gray brick distinguished by inset balconies on alternate floors, and it converted to condominium ownership in 1988. That last fact is what sets it apart on the corridor: most of Central Park South's frontage is pre-war co-op or hotel, and a full-service condominium on the park, with its own parking garage, is genuinely scarce.
For buyers, Park House answers a precise question — how do you own a home facing Central Park without submitting to a co-op board? It is a condominium, so there is no co-op board admission: purchases run through the condominium's application and right-of-first-refusal process. Pied-à-terre use is permitted and dogs and cats are permitted with conditions; confirm financing rules in the current declaration and bylaws. Wrap that around a 24-hour doorman, a concierge, an on-site gym, and a garage in the building, and you have one of the corridor's most practical full-service addresses.
Building operations
Park House runs as a full-service condominium: a 24-hour doorman and concierge, a fitness center, a package room, and — unusually for the corridor — a parking garage in the building itself, a real convenience in a neighborhood where street parking is effectively nonexistent. Dogs and cats are permitted with conditions. As a condominium, there is no co-op board admission; purchases run through the condominium's application and right-of-first-refusal process. Pied-à-terre use is permitted; confirm financing, leasing, and trust or LLC ownership rules in the current declaration, bylaws and house rules.
Architecture and residences
The building is mid-century in the best sense: unfussy gray brick, well-proportioned massing, and the signature inset balconies that give alternate floors private outdoor space facing the park or the side streets. At 18 stories it stays in scale with its older neighbors rather than towering over them. The lobby is a handsome modern room, attended around the clock.
The 78 residences run the range from pieds-à-terre to full-floor and combined homes, with north-facing apartments looking across Central Park — the corridor's prize, though the view from a given apartment depends on its floor and position. Park-facing balconies on the inset floors are a rare amenity on this stretch. Condominium owners can modernize layouts and systems subject to the declaration, bylaws and alteration rules, and many homes have been gut-renovated over the building's decades as a condominium.
Application and transaction fees
Fees below are from building management's published schedule, as of October 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.
Purchase
5 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Buyer | When With the application | Amount $750 | Refundable Non-refundable |
| Credit Check FeePer applicant | Paid by Buyer | When With the application | Amount $175, per applicant | Refundable Non-refundable |
| Moving Fee | Paid by Buyer | When With the application | Amount $1,000 | Refundable Non-refundable |
| Closing Administrative Fee | Paid by Buyer | When At closing | Amount $500 | Refundable Non-refundable |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Damage Deposit | Paid by Buyer | When With the application | Amount $1,000 | Refundable Refundable |
Rental or lease
4 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Landlord | When With the application | Amount $400 | Refundable Non-refundable |
| Credit Check FeePer applicant | Paid by Landlord | When With the application | Amount $175, per applicant | Refundable Non-refundable |
| Moving Fee | Paid by Landlord | When With the application | Amount $1,000 | Refundable Non-refundable |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Damage Deposit | Paid by Landlord | When With the application | Amount $1,000 | Refundable Refundable |
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.
- Leasing by owners
- Not verified
- Pied-à-terre ownership
- Permitted with conditionsCase by case, board discretionSource: 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.
Pets and in-unit washer/dryer
- Dogs and cats
- Permitted with conditionsDogs, cats or other household pets, not to exceed two per Unit, may be kept in the UnitsSource: building management's published schedule, as of October 2026
- In-unit washer/dryer
- Not verified
Considering an apartment here? Send Corey the listing to confirm the pet and washer/dryer rules for that apartment.
Monthly carrying charges in recent sales
- Common charges + taxes, per room
- $3,206 per room a monthMedian of 5 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges + taxes, per square foot
- $12.80 per square foot a monthMedian of 4 recorded sales since October 2023Source: recorded sales, refreshed October 2026
Common charges plus real estate taxes, combined into one monthly figure the way New York condominium listings show them. Add a mortgage payment for the monthly outlay. A summary of recorded sales, not a current bill; charges change.
Building staffing and amenities
- Doorman
- Full-time doormanSource: The Roebling Team's building profile
- Concierge
- YesSource: recent listing records
- Package room
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of Buildings elevator records
- Amenities noted
- Fitness room, garageSource: 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
- $5,547/yr
- 2030–2034 annual penalty
- $88,688/yr
- Per unit / month range
- $6 – $95
- Modeled exposure split equally across 78 units (the residential count on the city's lot record). Not an assessed amount; condominium owners are typically charged by each unit's common-interest percentage.
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 filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the inspector (QEWI) identified conditions requiring monitoring or repair, with repairs due by the deadline stated in the filing. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
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.
Management & transfer contacts
- Policies and fees
- Moving fee $1,000; closing admin fee $500; refundable damage deposit $1,000
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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Apr 17, 2026 | 4E | 1 BA · 595 sf | $750,000 | $1,261/sf | +0.0% |
| Jan 23, 2026 | 9B | 1 BR · 1 BA · 767 sf | $740,000 | $965/sf | — |
| Oct 29, 2025 | 3E | 1 BA · 688 sf | $695,000 | $1,010/sf | +0.0% |
| Sep 3, 2025 | 8N | 2 BR · 2 BA · 1,355 sf | $1,999,995 | $1,476/sf | -33.3% |
| Jun 20, 2025 | 4F | 1 BA · 595 sf | $775,000 | $1,303/sf | -1.9% |
| Jun 17, 2025 | 6B | 767 sf | $900,000 | $1,173/sf | — |
| May 18, 2023 | 5B | 1 BR · 1.5 BA · 800 sf | $995,000 | $1,244/sf | -16.7% |
| Mar 30, 2023 | 9D | 1 BR · 1 BA · 901 sf | $1,045,000 | $1,160/sf | -16.4% |
Market read. Most recent trades (2026 to date) cleared a median $1,123/sf (floor-adjusted) across 2 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 4.3% 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.
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 1-01011-7503; 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.
Closed rents at Park House, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| Studio | 3 | $4,100 |
| 1 bedroom | 5 | $5,250 |
| 2 bedroom | 4 | $11,247 |
12 closed leases, October 2023 to September 2026. Most recent lease July 2026. 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 Park House and nearby.
At the recent median sale of $763K (6 sales in the past 24 months, since October 31, 2024), a buyer putting 25% down would pay about $29,594 to close, or 3.9% of the price.
- Mansion tax: $0
- Mortgage recording tax: $11,009
- Title insurance: $3,431
- Attorneys, lender, building fees, reserves and filings: $15,154
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
Keep up with Park House and its market
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What to know if you’re buying
This is park frontage without a co-op board. Purchases clear on a right-of-first-refusal rather than an admissions interview. Pied-à-terre use is permitted and dogs and cats are permitted with conditions; confirm financing, leasing and LLC or trust ownership rules in the current declaration, bylaws and house rules. Focus on exposure: the north-facing, park-view lines and the balconied inset floors are the building's premium product and trade accordingly. The on-site garage is a genuine differentiator on this corridor. We help buyers compare Park House against both the corridor's co-ops and the newer park-facing condominiums, and read where a given line sits on price.
What to know if you’re selling
Lead with the two scarcest facts: it faces Central Park, and it's a condominium. That combination is rare on the corridor, and it widens the buyer pool to everyone unwilling or unable to clear a pre-war board. Market the park views, the balconies, and the garage — the concrete advantages that distinguish Park House from both its co-op neighbors and the side-street stock. Benchmark to park-facing condominium values, not to co-op comps, which trade on different terms. The condominium's right-of-first-refusal process takes the place of a co-op board interview, which is itself a selling point; confirm its current terms and timing with the managing agent.
Comparable buildings
If you're considering Park House, also evaluate the corridor's other park-front and full-service options:
- 112 Central Park South — pre-war co-op on the park, nearby to the east
- 50 Central Park South — luxury condominium tower on the park
- 200 Central Park South — full-service tower fronting the park
- 220 Central Park South — trophy condominium on the corridor
- 24 Central Park South — boutique park-front co-op
- 150 West 56th Street — full-service high-rise on West 56th Street
More Central Park South buildings
- 106 Central Park South (Trump Parc) — 1930 condominium
- 111 West 56th Street (ONE11 Residences) — 1981 condominium by Philip Birnbaum & Associates
- 112 West 56th Street — 1980 condominium
- 120 Central Park South (The Berkeley House) — 1941 co-op
- 120 West 58th Street — 1923 condominium
- 135 West 58th Street (Park House) — 1911 co-op
The neighborhood
For the full corridor — architecture, transit, and pricing across Central Park South — read The Roebling Team Guide to Central Park South.
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 Park 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