116 Pinehurst Avenue (Hudson View Gardens)
116 Pinehurst Avenue, New York, NY 10033
- Year built
- 1923
- Type
- Cooperative
- Financing
- Up to 75% financeable (25% minimum down).
- Subletting
- Permitted with Board approval. Short-term rentals and AirBnB are not permitted.
- Pied-à-terre
- Not permitted.
- Pets
- Permitted, subject to Board approval.
- Co-purchasing
- Parents purchasing for children permitted.
- Guarantors
- Permitted.
Compiled by The Roebling Research Desk from building documents and current market data. Board policies can change by amendment — confirm at the offer stage. As of 2026.
Hudson View Gardens is the largest housing cooperative in New York at construction — and one of the earliest middle-class coops in the country. Per AIA Guide: "Scarsdale Tudor."
What you encounter first is the 15-building Tudor Revival village configuration — four acres of private gardens and a winding private street, designed "to resemble a medieval English village." That ambition was pioneering in another sense too: its earliest-middle-class-coop pedigree places it among the first of its kind in the country. The village idea extends inward through a resident-only preschool, playground, event space, and guest apartment for residents' visitors, a depth of shared community infrastructure uncommon among NYC cooperatives.
Pelham Sr. designed in a style "suggestive of the Tudor Period in England…well adapted to the rugged nature of the site." Sited across Cabrini Boulevard from Paterno's own castle (which his son's firm would later replace with Castle Village in 1939).
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $0 (under cap)
- Per unit / month range
- —
Facade safety — Local Law 11
Safe to live in today — but the last inspection flagged repairs that are due on a deadline, so facade work and its cost are coming. Whether that’s a real concern depends on the scope, the timing, and how the building plans to pay for it — reserves or an assessment — which is exactly what we’d dig into for you.
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent). Source: NYC DOB facade filings (FISP) · The Roebling Research Library.
See the full facade history →Recent sales
Recent transfers at this building, curated by The Roebling Team research desk. Apartment-level facts are independently verified before publishing; sale prices reflect the recorded transfer amount at the NYC Department of Finance.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Mar 27, 2026 | F25 | 1 BR · 1 BA · 1,015 sf | $510,000 | $502/sf | -2.9% |
| Mar 25, 2026 | G-41 | 1 BR · 1 BA | $560,000 | -1.2% | |
| Dec 23, 2025 | C15 | 2 BR · 1 BA | $740,000 | -5.7% | |
| Dec 18, 2025 | D-11 | 2 BR · 1 BA · 1,000 sf | $715,000 | $715/sf | -7.7% |
| Nov 24, 2025 | R-21 | 2 BR · 1 BA | $675,000 | +1.5% | |
| Nov 13, 2025 | H23 | 1 BR · 1 BA | $530,000 | -3.5% | |
| Oct 23, 2025 | J52 | 2 BR · 1 BA | $815,000 | -1.6% | |
| Oct 1, 2025 | M43 | 2 BR · 1 BA · 1,100 sf | $655,000 | $595/sf | -1.5% |
Market read. Most recent trades (2026) cleared a median $502/sf across 1 sale. Median listing discount 1.8% 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 30, 2026 | F21 | $775,000 |
| Sep 22, 2025 | E63 | $820,000 |
| Nov 14, 2024 | B6364 | $1,450,000 |
| Jun 10, 2022 | A6364 | $825,000 |
| Oct 13, 2021 | S43 | $738,000 |
| Jul 1, 2021 | B23 | $865,000 |
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 1-02179-0170) 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 on co-ops is not officially recorded, figures shown are approximate.
Comparable buildings
- Castle Village — Pelham Jr. 1939; immediate Hudson Heights peer
- 100 Bennett Avenue — Ginsbern 1939; nearby Hudson Heights peer
- Park Terrace Gardens — Goldhammer 1940; nearby Inwood peer
- 409 Edgecombe Avenue — Schwartz & Gross 1916; nearby Sugar Hill peer
- 555 Edgecombe Avenue — Schwartz & Gross 1916; nearby Sugar Hill landmark peer
The Roebling Team at 116 Pinehurst Avenue (Hudson View Gardens)
Corey Cohen · The Roebling Team at Compass 646.939.7375 · c.cohen@compass.com
Sources: The Roebling Research Library (offering plans, house rules, financial statements, board minutes, internal transaction records); NYC Department of Finance recorded transfers; publicly recorded NYC building data.
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