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 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 with conditions
- Pied-à-terre
- Permitted with conditions
- Dogs and cats
- Permitted
- Flip tax
- 3% of the purchase price, paid by the buyer
- Doorman
- Doorman (hours not stated)
Every recorded sale at this building, 2004–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 1BR median, 2023–2024
- $640K
- 3 qualifying sales
- Recent range
- $595K – $3.5M
- Listing discount
- 7.9%
- Recorded transfers
- 89
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.
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 nearby 57th Street, 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 cooperative with Art Deco detailing — a different proposition from the condominium towers 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 look across Central Park South to the park. Compare their prices with interior or rear exposures using dated sales adjusted for size, floor and condition.
As a cooperative, the building is owned by its shareholders. Apartment sizes and configurations vary by line, and park exposure is one factor to assess alongside size, floor, condition and carrying costs.
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.
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
- 3% of the Sale Price
- Rate
- 3% of the purchase price
- Paid by
- Buyer
Source: building management's published schedule, as of September 2026
Purchase
9 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Buyer | When With the application | Amount $700 | Refundable Non-refundable |
| Credit Check FeePer applicant | Paid by Buyer | When With the application | Amount $120 per applicant | Refundable Non-refundable |
| Pre-Closing Financing FeeConditional | Paid by Buyer | When Before closing | Amount $400 if applicable | Refundable Not stated |
| Closing Fee | Paid by Buyer | When At closing | Amount $850 | Refundable Not stated |
| Name Change FeeConditional | Paid by Buyer | When At closing | Amount $500 if applicable | Refundable Not stated |
| Power of Attorney Review Fee | Paid by Buyer | When At closing | Amount $200 | Refundable Not stated |
| Recognition Agreement FeeConditional | Paid by Buyer | When At closing | Amount $400 if applicable | Refundable Not stated |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move-In Deposit | Paid by Buyer | When With the application | Amount $500 | Refundable Refundable |
| Move-Out Deposit | Paid by Shareholder | When With the application | Amount $500 | Refundable Refundable |
Sublet
5 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 |
| Credit Check FeePer applicant | Paid by Subtenant | When With the application | Amount $120 per applicant | Refundable Non-refundable |
| Corp. Sublet FeeRecurring | Paid by Shareholder | When Upon approval | Amount 20% of the monthly rental income or annual maintenance whichever is higher billed monthly. | Refundable Not stated |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move-Out Deposit | Paid by Shareholder | When With the application | Amount $500 | Refundable Refundable |
| Move-In Deposit | Paid by Subtenant | When With the application | Amount $500 | 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.
- Subletting by shareholders
- Permitted with conditionsBoard approvalSource: The Roebling Team's building profile
- 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
- PermittedSource: The Roebling Team's building profile
- 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.
Building staffing and amenities
- Doorman
- Doorman (hours not stated)Source: The Roebling Team's building profile
- Concierge
- YesSource: recent listing records
- Elevator
- YesSource: NYC Department of City Planning records (PLUTO)
- Amenities noted
- Garage, bike storage, laundry roomSource: 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
- $0 (under cap)
- 2030–2034 annual penalty
- $24,720/yr
- Per unit / month range
- $0 – $18
- Modeled exposure split equally across 115 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 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
- Flip tax
- Yes
- Pied-à-terre
- Allowed
- Policies and fees
- Min Down Payment: 25%
Recent sales
At the Berkeley House, use per-room comparisons where counts are reliable and defined consistently, alongside total price, measured area, layout and maintenance. Compare park, interior and rear exposures alongside floor height, line and renovation condition; a dated, adjusted transaction sample is needed to establish any premium or ranking of those factors. 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.
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 |
|---|---|---|---|---|---|
| Jul 13, 2026 | 2 | 2 BR · 2 BA | $1,700,000 | -5.3% | |
| Jun 11, 2025 | 14A | 2 BR · 2 BA · 1,150 sf | $3,450,000 | $3,000/sf | +8.0% |
| Dec 30, 2024 | 3G | 1 BR · 1 BA | $820,000 | -2.3% | |
| Oct 31, 2023 | 9G | 1 BR · 1 BA | $595,000 | -37.4% | |
| Oct 12, 2023 | 3F | 1 BR · 1 BA | $640,000 | -10.5% | |
| May 18, 2023 | 9AB | 2 BR · 2.5 BA | $3,475,000 | -12.0% | |
| Jun 28, 2022 | 9CDEF | 3 BR · 3 BA · 2,800 sf | $3,300,000 | $1,179/sf | -17.4% |
| Mar 31, 2022 | 12B | 1 BA · 450 sf | $873,000 | $1,940/sf | -2.5% |
Market read. $/sf is measured on the latest sales with reliable square footage (2025): a median $1,927/sf (floor-adjusted) across 1 sale. The building has traded as recently as 2026. Median listing discount 6.7% 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 |
|---|---|---|
| Feb 25, 2015 | 7DE | $2,325,000 |
| May 12, 2011 | 5ABC | $1,527,835 |
| Jun 16, 2005 | 8B | $400,000 |
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). 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.
What would your apartment rent for?
Enter your apartment and I'll send you what it would rent for, from comparable closed leases at The Berkeley House and nearby.
At the recent median sale of $1.7M (3 transfers in the past 24 months, since October 31, 2024), a buyer putting 25% down would pay about $82,550 to close, or 4.9% of the price.
- Mansion tax: $17,000
- No mortgage recording tax or title insurance on a co-op purchase
- Building transfer fee (flip tax), 3% of the purchase price, paid by the buyer per building management's published schedule, as of September 2026: $51,000
- Attorneys, lender, building fees and filings: $14,550
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest. Confirm the current transfer fee with building management; the linked calculator does not include it.
Keep up with The Berkeley House and its market
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What to know if you’re buying
Assess the apartment’s park exposure. Decide whether a park view is a requirement or a preference, and compare dated sales with similar size, floor and condition before assigning a view premium.
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.
Use consistent apartment comparisons. Consider total price, reliable room counts, measured area, layout, 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 on 57th Street — 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 rental building 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
More Central Park South buildings
- 111 West 56th Street (ONE11 Residences) — 1981 condominium by Philip Birnbaum & Associates
- 112 West 56th Street — 1980 condominium
- 116 Central Park South — 1950 condominium
- 120 West 58th Street — 1923 condominium
- 135 West 58th Street (Park House) — 1911 co-op
- 140 West 58th Street — 1930 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.
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 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.
646.939.7375 · c.cohen@compass.com