120 Riverside Boulevard
120 Riverside Boulevard, New York, NY 10069
Lincoln Square, Upper West Side
BBL 1011717504 · BIN 1086247
- Year built
- 2004
- Type
- Condominium
- Units
- 276
- Floors
- 18
- Landmark
- No
- Amenities
- 24-hour doorman and concierge, live-in resident manager, an approximately 12,000-square-foot health club with an indoor lap pool, jacuzzi, sauna and steam, and spa; children's playroom, billiards and screening room, residents' lounge, a rooftop deck and sky lounge, valet parking garage, and bike room. An amenity-access fee applies in practice, particularly to tenants — confirm current figures.
- Pets
- Pet-friendly
- Flip tax
- None documented — verify against the by-laws at offer stage
Every recorded sale at this building, 2005–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,323
- Listing discount
- 4.2%
- Recorded sales
- 764
- On record
- 2005–2026
120 Riverside Boulevard sits in the heart of the Riverside South corridor — the redevelopment of the former Penn Central rail yards between 59th and 72nd Streets that ranks among the largest residential land plays in Manhattan history. Like its neighbors, it was built by the Trump-led Hudson Waterfront Associates partnership and carried the Trump brand on its facade for more than a decade. In March 2019, following a resident vote, the "TRUMP PLACE" lettering came down — 120 Riverside followed the precedent set the year before by 200 Riverside Boulevard, the first condominium in the complex to litigate the name-license question.
Beyond the branding history, the building's appeal is the corridor's core value proposition executed at a relatively accessible basis: full-service condominium mechanics — pied-à-terre use, investor purchasers, condo-fast closings, liberal leasing — at a Riverside Park address, at a per-foot below the newest construction and below the Central Park-front market. A substantial share of the building's inventory is owner-leased, which makes 120 Riverside one of the corridor's more investor-oriented houses.
Architecture and unit composition
The building presents a contemporary stone-and-dark-glass facade with a recessed curved center, three setbacks, and a circular rooftop element that gives it a defined profile among the boulevard towers. The design credit stack is layered — Costas Kondylis's office with design input associated with the Philip Johnson / Alan Ritchie practice, and SLCE Architects as architect of record per city records — a not-uncommon arrangement across the Riverside South buildout.
The roughly 276 residences run from studios through five-bedroom layouts, with the higher west-facing floors carrying open Hudson River and Riverside Park exposure. As with any large 2000s condominium, renovation quality varies line to line, and the per-foot spread between original-finish and updated units is meaningful.
Building operations
120 Riverside runs as a full-service condominium: 24-hour doorman and concierge, a live-in resident manager, and an approximately 12,000-square-foot health club with an indoor lap pool, jacuzzi, sauna and steam, and spa, plus a children's playroom, billiards and screening room, residents' lounge, a rooftop deck and sky lounge, a valet parking garage, and a bike room. An amenity-access fee applies in practice — a structural feature worth confirming during diligence, particularly for buyers who intend to lease. The offering plan and current house rules are on file in The Roebling Research Library.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $181,528/yr
- Per unit / month range
- $0 – $55
Facade safety — Local Law 11
The latest available FISP filing classified the facade as Safe — no repairs were required at that inspection. Facade inspections run on a fixed five-year cycle; future inspection, repair, and any assessment decisions remain building-specific.
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
- None (condo)
- Sublet policy
- Condo lease; annual amenity access fee $500 (1 person)/$800 (couple/family); lease renewal $225 + $350 bldg admin
- Notable fees
- Buyer app $775 + $1,000 bldg admin + $500 move-in; $150 credit/adult; seller doc prep $350 + $500 move-out
Recent sales
120 Riverside trades toward the value end of the Riverside South condominium band — recent closings have clustered around the low-to-mid four figures per square foot, with asking prices running somewhat higher, and a river-view premium on the higher west-facing floors. The building's substantial owner-leased inventory supports an investor segment and helps liquidity, though it also means the buyer will encounter a mixed owner-occupant and tenant profile. As with the corridor generally, the practical value is the per-foot discount to newer product combined with condominium flexibility. Apartment-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent closings 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 |
|---|---|---|---|---|---|
| Jun 10, 2026 | 14C | 1 BA · 561 sf | $725,000 | $1,292/sf | -3.3% |
| May 18, 2026 | 16K | 2 BR · 2 BA · 1,166 sf | $1,750,000 | $1,501/sf | -12.3% |
| May 15, 2026 | 10W | 1 BR · 1 BA · 895 sf | $1,230,000 | $1,374/sf | -5.3% |
| May 13, 2026 | PH1J | 2 BR · 2 BA · 1,228 sf | $1,675,000 | $1,364/sf | -5.6% |
| Apr 17, 2026 | 9L | 2 BR · 2 BA · 1,292 sf | $1,680,000 | $1,300/sf | -4.0% |
| Jan 16, 2026 | 10T | 2 BR · 2 BA · 1,043 sf | $1,375,000 | $1,318/sf | +1.9% |
| Dec 17, 2025 | 6H | 1 BR · 1 BA · 805 sf | $999,000 | $1,241/sf | -13.1% |
| Dec 17, 2025 | 8D | 1 BR · 1 BA · 691 sf | $870,000 | $1,259/sf | -3.3% |
Market read. Most recent trades (2026) cleared a median $1,323/sf across 5 sales. Median listing discount 4.2% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.
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 1-01171-7504) 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 from recorded condo declarations and offering plans.
What to know if you’re buying
This is one of the corridor's more investor-oriented houses. A large share of inventory is owner-leased. That supports liquidity and leasing flexibility, but confirm the current owner-occupancy ratio and any lender concentration considerations if you are financing.
The amenity-access fee is a real line item. Confirm the current structure and figures, particularly if you intend to lease your unit — the fee framework differs for owners and tenants.
View permanence is a diligence item. River-direction exposure drives value here; confirm sight lines line by line.
Condo flexibility is real. Pied-à-terre and investment use are permitted; subletting is allowed under the by-laws; closings run on a condominium timeline of roughly 30 to 45 days.
Model the full carry. Common charges plus property taxes plus utilities, insurance, and any amenity-access fee — run the complete monthly number.
What to know if you’re selling
Lean into the flexibility. The building's leasing and pied-à-terre latitude widen the buyer pool relative to the corridor's co-op alternatives — market to investors as well as owner-occupants.
Position against the boulevard, not the Park-front market. Your comparable set is Riverside South; pricing against Central Park-front product invites over-marketing.
High floors carry the premium. View and floor drive the per-foot spread.
Closing timelines are condo-fast. 30 to 45 days from contract to closing.
Comparable buildings
- 200 Riverside Boulevard — Philip Johnson / Kondylis 1999; the first Riverside South condo to remove the Trump name
- 220 Riverside Boulevard — Kondylis; paired composition with 200 Riverside
- 100 Riverside Boulevard (The Avery) — Extell; nearby boulevard condominium
- 240 Riverside Boulevard (The Heritage) — Kondylis; northernmost boulevard tower
- 80 Riverside Boulevard (The Rushmore) — Extell; nearby boulevard condominium
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Upper West Side — read The Roebling Team Guide to Upper West Side.
Considering a move at 120 Riverside Boulevard?
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 120 Riverside Boulevard 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.