116 Central Park South

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. The building is pet-friendly. As a condominium, the governance is light: a right-of-first-refusal rather than a co-op board package, no financing cap, and customary acceptance of pied-à-terre, trust, and LLC ownership. Subletting is freer than at the surrounding cooperatives — the structural flexibility that makes a park-facing condominium so sought after.

With 78 residences, Park House sees a steady but limited flow of resales — typically a handful of closings a year, weighted toward the park-facing lines. Pricing reflects the address: Central Park South frontage and condominium flexibility together support values at the top of the Midtown market, with north-facing and balconied homes carrying clear premiums over the side-street exposures. Because the building is one of the few condominiums on the corridor, comparable analysis often reaches to the newer park-tier condominiums rather than the pre-war co-ops alongside it. The auto-generated sales record reflects recorded transfers as they post.

This is park frontage without a board. Financing is flexible — no co-op cap. There is no admissions interview — purchases clear on a right-of-first-refusal. Pied-à-terre, LLC, and trust ownership are customary, the building is pet-friendly, and subletting is materially freer than at the co-ops nearby. 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.

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 right-of-first-refusal keeps the closing path faster and more predictable than a co-op board process — itself a selling point to the flexibility-minded buyer this building attracts.

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, two doors west
• 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 a block south

The Roebling Team at Compass specializes in the Central Park South corridor — the park-front co-ops, the boutique condominiums, and the trophy towers from Columbus Circle to the Plaza. We publish this profile because park-facing buyers and sellers deserve building-specific intelligence: how a rare park-front condominium like Park House trades, what the views and balconies are worth, and how to position a resale against both the co-op and condominium inventory on the block.

If you're considering a purchase or sale at Park House, a 30-minute consultation is the right starting point.