128 Central Park South
128 Central Park South, New York, NY 10019
Midtown East
BBL 1010110045 · BIN 1023758
- Year built
- 1925
- Type
- Cooperative
- Landmark
- No
Every recorded sale at this building, 2003–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $942
- Listing discount
- 2.3%
- Recorded sales
- 184
- On record
- 2003–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Hawthorne 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.
128 Central Park South sits on one of the most coveted blocks in Manhattan: the park-facing wall of Central Park South, where pre-war limestone buildings look directly north across Central Park to the skyline beyond. Built in 1925 as The Hawthorne, it is a sixteen-story Italian Renaissance building whose palazzo-style limestone façade reads as exactly what it is — a Jazz Age address conceived for residents who wanted the park at their feet and Midtown at their back.
The block has always carried prestige, and the modern shorthand for it — the western reach of Billionaires' Row — captures the company the building keeps. What distinguishes The Hawthorne from the new supertall condominiums nearby is that it is a true pre-war cooperative: a finite, established building with the masonry construction, ceiling height, and proportion of its era, and the park view that no later development can take away. A renovation in the late 1980s modernized the public spaces while leaving the building's pre-war bones intact.
For buyers, the proposition is rare and durable: a direct Central Park address in a 54-unit limestone co-op, with full-service staffing and a wellness package on site, at a cost basis grounded in pre-war co-op economics rather than new-development pricing.
Architecture and unit composition
The building is a confident piece of 1920s park-front architecture — Italian Renaissance in spirit, with a limestone-clad base and a dignified palazzo massing that holds its own among the avenue's grander neighbors. The Central Park frontage is the asset around which everything else is organized: north-facing rooms on the higher floors command open, protected views across the park, the single most valuable orientation in the building.
The 54 apartments span sixteen stories in a mix of layouts, from pieds-à-terre to substantial park-view homes, with the most sought-after lines facing the park directly. Pre-war construction here means solid masonry, generous ceiling height, and the room proportions that make these apartments live larger than their footprints suggest. The late-1980s renovation refreshed the lobby and common areas; the apartments themselves vary by line and by individual owner improvement, as is typical of a building of this age.
Building operations
The Hawthorne runs as a full-service cooperative: a 24-hour doorman and attended lobby, a live-in superintendent, building storage, and — unusually for a pre-war co-op of this size — a fitness and spa facility on the premises. That wellness component is a genuine differentiator on a block where many older buildings offer staffing but little else. Maintenance charges reflect the 24-hour staffing, the common-area and amenity upkeep, the capital reserve, and the underlying mortgage.
Purchases clear through the co-op's board process — a financial and personal application package and a board interview. Buyers should expect the financing, sublet, and pied-à-terre policies typical of a prestige Central Park South cooperative, confirmed by the board and managing agent during the application. Park-front co-ops of this caliber tend toward conservative board postures, which is part of what protects the building's character and values.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $8,799/yr
- Per unit / month range
- $0 – $14
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City record last verified September 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →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.
How to read this, and where it comes from
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. City record last verified September 2026.
Management & transfer contacts
- Sublet policy
- Allowed; 1-year term renewable, no limit on consecutive terms; corporate sublet fee = 10% of sublet rent paid monthly
- Pied-à-terre
- Allowed
Recent sales
Recent transfers at this building, curated by The Roebling Team research desk. 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 |
|---|---|---|---|---|---|
| Aug 4, 2026 | 11D | 2 BR · 2 BA · 1,350 sf | $1,395,000 | $1,033/sf | +0.0% |
| Jun 3, 2026 | 6A | 1 BR · 1 BA · 750 sf | $615,000 | $820/sf | -1.6% |
| May 19, 2026 | 12C | 1 BR · 1 BA · 925 sf | $895,000 | $968/sf | -10.5% |
| Apr 15, 2026 | 10F | 2 BR · 1 BA | $765,000 | -4.3% | |
| Jan 7, 2026 | 14J | 1 BA | $540,000 | -1.6% | |
| Oct 30, 2025 | 5D | 2 BR · 2 BA · 1,300 sf | $1,375,000 | $1,058/sf | +0.0% |
| Oct 9, 2025 | 7C | 1 BR · 1 BA | $855,000 | -1.6% | |
| Jul 30, 2025 | 9C | 1 BR · 1 BA | $862,500 | -1.9% |
Market read. Most recent trades (2026) cleared a median $942/sf across 3 sales. Median listing discount 2.3% 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 1-01011-0045) 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.
What to know if you’re buying
The reason to buy here is the park, permanently. A north-facing home at The Hawthorne offers a protected, open view across Central Park that cannot be built away — the most durable asset in Manhattan real estate — inside a full-service pre-war limestone co-op with a spa on site. The trade-offs are the co-op structure (board package, interview, and the financing and sublet rules of a prestige building) and the price gradient between park-facing and non-park lines, which is steep here and worth understanding before you tour. Buyers focused on the view should target the north lines on higher floors; buyers prioritizing value over the marquee orientation will find the side and rear apartments a more efficient entry to the same address and amenities.
What to know if you’re selling
A resale at The Hawthorne sells on its location first and its provenance second: the Central Park frontage, the 1925 limestone architecture, and the full-service-plus-spa operation. For a park-facing home, the view is the headline and should be priced and presented as the rare asset it is. For a non-park line, the marketing pivots to the address, the staffing, the wellness amenity, and the value relative to the park-facing premium. Pricing belongs against the Central Park South pre-war co-op set, with exposure and floor level driving the spread. The board-approval timeline is part of the process; pricing to the buyer who specifically wants a permanent park address — not the broadest pool — is what produces a strong, clean sale.
Comparable buildings
If you're evaluating 128 Central Park South, these neighboring Central Park South buildings make the natural comparison set:
- 112 Central Park South — pre-war park-front co-op on the same block
- 200 Central Park South — full-service park-facing building
- 210 Central Park South — park-front co-op near Columbus Circle
- 240 Central Park South — landmark Art Moderne co-op
- 24 Central Park South — boutique park-front building
- 50 Central Park South — park-facing residences near the Plaza
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 Hawthorne?
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