120 Central Park South (The Berkeley House)
120 Central Park South, New York, NY 10019
BBL 1010110042 · BIN 1023757
- Year built
- 1941
- Type
- Cooperative
- Units
- 115
- Floors
- 20
- Landmark
- No
- Pets
- Pets permitted (cats and dogs)
- Subletting
- Subject to board approval and co-op sublet rules
120 Central Park South — The Berkeley House — is a prewar cooperative on one of Manhattan's most coveted residential frontages. Completed in 1941, it predates the supertall era that reshaped 57th Street one block north, and it represents the older, quieter Central Park South: a dignified prewar building offering direct park frontage, traditional layouts, and the white-glove service profile of a classic co-op.
The address is the point. Central Park South residences look directly across the street to the park's southern edge, with Columbus Circle, the Plaza, and the full Midtown core within a few blocks. The Berkeley House delivers that frontage in a prewar building with Art Deco detailing and the kind of resident-owner stability that defines an established cooperative — a different proposition from the international trophy condominiums of nearby Billionaires' Row.
For buyers who want a park-facing address with prewar character and a co-op's sense of permanence — rather than a new-development tower's altitude and amenities — the building occupies a specific and durable niche.
Architecture and unit composition
The Berkeley House is a prewar building with Art Deco detailing, completed at the tail end of the prewar apartment era. Its layouts reflect that vintage: traditional room counts, defined spaces, and the proportions that 1940s construction produced. Park-facing units are the prize, with direct views across Central Park South to the park; non-park exposures trade the view for typically lower pricing.
As a cooperative, the building is owned by its shareholders, and the resident profile skews toward long-term owners rather than transient buyers — a characteristic that contributes to the building's quiet, stable feel. Apartment sizes and configurations vary by line, and park exposure is the single largest value driver across the inventory.
Building operations
The Berkeley House operates as a white-glove cooperative with full doorman service, elevators, building laundry, bike storage, and an on-site parking garage. As a co-op, purchases are subject to board approval, and the building's financial requirements, sublet policy, pied-à-terre policy, and pet rules are governed by the board and house rules.
Co-op carrying costs are expressed as monthly maintenance, which bundles the building's operating expenses and the shareholder's portion of any underlying mortgage and property taxes. Maintenance levels, financing requirements, flip-tax provisions, and board approval standards are building-specific and should be confirmed at offer stage. The Roebling Research Library can provide current house rules, recent financial statements, and board materials during due diligence.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $5,626/yr
- Per unit / month range
- $0 – $4
Facade safety — Local Law 11
The latest available filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the engineer identified conditions requiring monitoring or repair before the next inspection cycle. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials 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 →Management & transfer contacts
- Flip tax
- Yes
- Pied-à-terre
- Allowed
- Notable fees
- Min Down Payment: 25%
Recent sales
Co-ops price on a price-per-room basis rather than price-per-square-foot, and the Berkeley House is best read through that lens. The dominant value driver is park exposure: units facing Central Park South command a premium over interior or rear exposures, and that gap is the first thing to model. Floor height, line, and renovation condition layer on top. Because co-op pricing reflects both the apartment and the building's financial profile, buyers should weigh maintenance levels and the building's balance sheet alongside the purchase price. Treat any single comparable cautiously — exposure and condition produce a wide spread — and price by room count, exposure, and condition together.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Recent transfers at this building, sourced from NYC Department of Finance records. Apartment-level detail (line, condition, asking-price context) verified upon consultation request.
| Date | Unit | Price |
|---|---|---|
| Jul 7, 2025 | 14A | $3,450,000 |
| Jan 10, 2025 | 3G | $820,000 |
| Nov 20, 2023 | 9G | $595,000 |
| Oct 23, 2023 | 3F | $640,000 |
| Jun 1, 2023 | 9AB | $3,475,000 |
| Mar 15, 2023 | 11C | $745,000 |
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 1-01011-0042) 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.
What to know if you’re buying
Park exposure is the value driver. Direct Central Park South frontage commands a premium. Decide early whether a park view is a requirement or a preference, because it materially changes the price band.
It's a co-op — expect board approval. Purchases require board approval and meeting the building's financial standards. Build the timeline and the financial-package work into your plan.
Price on rooms, not square feet. Co-op valuation runs on room count, exposure, and condition. Confirm the building's maintenance, financing, and sublet rules at offer stage.
Model the full carry. Monthly maintenance plus any financing. Run any purchase near a mansion-tax threshold through the Mansion Tax Calculator.
This is the quieter Central Park South. Compare it deliberately against the supertall condominiums one block north — the buildings serve very different buyers.
What to know if you’re selling
Foreground the address and the view. A park-facing unit's headline is the frontage; market the Central Park South address directly.
Prepare the buyer for the board. Co-op sales hinge on a qualified buyer who can clear the board. Pricing and buyer-vetting strategy matter as much as marketing.
Price by exposure and condition. Comparables must match park vs. non-park exposure and renovation level.
Co-op timelines are longer than condo. Board approval extends the closing process; set expectations accordingly.
Comparable buildings
If you're considering 120 Central Park South, also evaluate:
- 200 Central Park South — large postwar co-op on the same frontage
- 240 Central Park South — landmark prewar co-op on Central Park South
- 112 Central Park South — prewar cooperative on the park frontage
- 116 Central Park South — a full-service condominium
- Essex House — Central Park South condominium within a landmark tower
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Flatiron — read The Roebling Team Guide to Flatiron.
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.
Considering a move at The Berkeley House?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Berkeley 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.