- Year built
- 2007
- Type
- Condominium
- Units
- 17
- Floors
- 10
- Landmark
- No
- Pets
- Pets permitted under the condominium rules
- Subletting
- Permitted under the condominium declaration
- Pied-à-terre
- Allowed
Every recorded sale at this building, 2008–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,621
- Listing discount
- 1.5%
- Recorded sales
- 40
- On record
- 2008–2026
120 West 72nd Street — the Harsen House — is a 2007 condominium designed by BKSK Architects, mid-block on one of the Upper West Side's principal cross streets between Columbus and Amsterdam Avenues. Its distinction is twofold: it is a genuinely boutique full-service building, with seventeen residences behind a 24-hour-doorman lobby, and it was one of the first residential projects in New York City to build to LEED standards, earning Silver certification at a time when green residential construction was still rare. The name nods to the Harsen family, early landholders whose farmhouse once stood in this part of the West Side.
BKSK's design is contextual rather than flashy — a masonry building that respects the scale and materials of its surroundings while delivering the light, systems, and layouts of new construction, with interiors by Andres Escobar. For buyers, the combination is the appeal: a small, serviced condominium on a prime 72nd Street block, walkable to Central Park, Riverside Park, Lincoln Center, and the transit hub at 72nd Street and Broadway, with the operational reassurance of a doorman building and the efficiency of a LEED-designed envelope.
This is a boutique building whose value lives at the apartment level. With seventeen residences, floor, exposure, and layout — not any building-wide average — drive pricing.
Architecture and unit composition
BKSK's Harsen House is a work of contextual contemporary design: a masonry facade with setback massing that sits comfortably among its Upper West Side neighbors, paired with the daylight and floor plans of a new building. The LEED Silver program shaped the building's systems and envelope, an early example of sustainable design in a Manhattan condominium. Andres Escobar's interior work carries the design intent into the residences and common spaces.
At ten stories and seventeen units, the building keeps a boutique profile with a real service package — a 24-hour doorman, a fitness center, storage, and a bicycle room. Residences run through family-sized layouts, with the higher and better-exposed homes commanding the building's premiums.
Building operations
120 West 72nd Street operates as a boutique full-service condominium: a 24-hour doorman, an elevator, a fitness center, private storage, and a bicycle room, within an early LEED-certified building. Common charges reflect a small building carrying full-time staffing and an amenity set; the LEED-designed systems can support operating efficiency, but buyers should model the full monthly carry and review reserves and any capital history during due diligence, as is prudent for any condominium approaching two decades of occupancy. In a seventeen-unit building, ownership tends toward long-term, primary-residence owners.
Recent sales
As a condominium, 120 West 72nd Street prices on a price-per-square-foot basis, with the higher floors and best-exposed residences carrying the building's premiums. Turnover is light in a seventeen-unit building; both resale and owner-rental activity occur, but this is an ownership condominium, not a rental building. Apartment-level context — floor, exposure, layout, outdoor space where present, and condition — drives pricing far more than any building average, and the doorman service, the BKSK design, and the LEED pedigree support pricing for well-presented residences.
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 |
|---|---|---|---|---|---|
| Apr 6, 2026 | 8B | 2 BR · 2 BA · 1,500 sf | $2,500,000 | $1,667/sf | -3.8% |
| Aug 24, 2023 | 4B | 2 BR · 2 BA · 1,468 sf | $2,160,000 | $1,471/sf | -11.8% |
| Jun 8, 2022 | 8B | 2 BR · 2 BA · 1,500 sf | $2,568,500 | $1,712/sf | -4.0% |
| Jan 26, 2022 | 2A | 4 BR · 4 BA · 3,174 sf | $6,850,000 | $2,158/sf | off-mkt |
| Jul 9, 2021 | 6A | 2 BR · 2 BA · 1,487 sf | $2,695,000 | $1,812/sf | off-mkt |
| Feb 27, 2020 | 4B | 2 BR · 2 BA · 1,468 sf | $1,900,000 | $1,294/sf | -24.0% |
| Oct 30, 2017 | PH1 | 3 BR · 3.5 BA · 3,335 sf | $10,395,000 | $3,117/sf | -1.0% |
| Jun 24, 2016 | 4A | 2 BR · 1,476 sf | $3,100,000 | $2,100/sf | +3.5% |
Market read. Most recent trades (2026) cleared a median $1,621/sf across 1 sale. Median listing discount 1.5% 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.
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 1-01143-7505) 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
It's a boutique doorman building. A 24-hour doorman and a fitness center back a seventeen-unit building — full service at boutique scale. Price that combination accordingly.
The green design is real. As an early LEED Silver residential project, the building was designed for efficient systems; confirm current operating performance and any capital plans during due diligence.
Condo flexibility is real. Pied-à-terre, subletting, foreign buyers, and LLC/trust ownership are permitted under the declaration; closings run on condo timelines.
Underwrite a mature new-construction building. Now more than fifteen years old, the building should be reviewed for reserves and any capital history, as with any condominium of its age.
Mansion tax thresholds apply. At this building's pricing, the $1M, $2M, and higher cliffs can be in play. Run pricing through the Mansion Tax Calculator.
What to know if you’re selling
Lead with the design and the pedigree. The BKSK architecture, the Escobar interiors, and the early LEED certification are differentiators; foreground them.
Pricing requires apartment-level comps. With seventeen residences, floor, exposure, and layout move the number more than any neighborhood average.
Own the location. The 72nd Street address — between Central Park and Riverside Park, near Lincoln Center and the transit hub — is a genuine selling point.
Comparable buildings
If you're considering 120 West 72nd Street, also evaluate these nearby Upper West Side buildings:
- 200 West 72nd Street — nearby West 72nd Street condominium
- 201 West 72nd Street — neighboring West 72nd Street building
- 214 West 72nd Street — nearby West 72nd Street building
- 101 West 78th Street — nearby Upper West Side condominium
- 27 West 72nd Street — nearby West 72nd Street building
The Roebling Team at 120 West 72nd Street (Harsen House)
The Roebling Team at Compass works the full Upper West Side, including its boutique new-construction and design-led condominiums. We publish this profile because buyers and sellers of small, serviced buildings deserve building-level intelligence — architecture, operational reality, and apartment-level pricing context — rather than generic market commentary.
If you're considering a purchase or sale at 120 West 72nd Street, a 30-minute consultation is the right starting point. We'll bring the full context this page provides plus the transactional specifics your situation requires.
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Upper West Side — read The Roebling Team Guide to Upper West Side.
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