15 Central Park West
15 Central Park West, New York, NY 10023
Lincoln Square, Upper West Side
BBL 1011147503 · BIN 1087510
- Year built
- 2008
- Type
- Condominium
- Units
- 202
- Floors
- 35
- Landmark
- No
- Pets
- Dogs and cats permitted, with reasonable size limits
- Subletting
- Permitted under the condo declaration with minimal restriction
- Pied-à-terre
- Allowed
Every recorded sale at this building, 2007–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $4,942
- Listing discount
- 3.4%
- Recorded sales
- 380
- On record
- 2007–2026
15 Central Park West is among the most influential new condominiums built in Manhattan in the modern era. When the Zeckendorf brothers commissioned Robert A.M. Stern in the early 2000s, they made a calculated bet that the Manhattan luxury market wanted a building that looked pre-war but operated as a contemporary condo — the architectural prestige of Beaux-Arts and Italian Renaissance limestone, the financial flexibility of condominium ownership, the modern systems and amenities of new construction. The bet paid out spectacularly. 15 CPW set transaction records on its initial sales between 2007 and 2010 that, adjusted for inflation, have only been exceeded by a few buildings since (220 Central Park South prominently among them).
The building's design pulls from specific historical references. Stern modeled the limestone facade and proportions on early 20th-century McKim, Mead & White work — particularly 998 Fifth Avenue across the Park. The two-tower configuration (a shorter 19-story "House" facing 61st Street and a taller 35-story "Tower" facing 62nd) was an explicit response to the zoning lot's geometry and to the precedent of CPW's Art Deco twin-towers (the San Remo, the Eldorado, the Majestic) — though Stern's silhouette is more classical and less Deco than its CPW neighbors.
What makes the building unusual in market terms is its buyer pool. Most Manhattan condos draw a younger, more international demographic than co-ops. 15 CPW does this — but it also pulls a meaningful segment of buyers who would otherwise have purchased into pre-war CPW co-ops and chose the condo route specifically because they wanted the financial flexibility (foreign citizenship, complex finances, pied-à-terre intent, lighter board scrutiny). The result is a building that combines architectural seriousness with international buyer access, which is rare in either category and unique in their combination.
Architecture and unit composition
The two towers connect at street level via a shared lobby on West 61st. The "House" units (19-story) are larger on average — full-floor and half-floor configurations with three to six bedrooms — and command premium pricing relative to the Tower units. The "Tower" (35-story) houses smaller floor plates and includes the building's highest-floor units. Altitude is not a reliable proxy for price per foot here: across the last two years the building's strongest $/sf came from the low teens, not the top of the Tower.
Apartments range from approximately 1,100 square feet (smaller two-bedrooms in the Tower) to 8,000+ square feet (full-floor House configurations). The most discussed apartment in the building is the so-called "Penthouse 39" — a duplex Tower penthouse — and the rotating set of trophy units that combine multiple floors.
Ceilings are 11-13 feet in primary rooms, generous for new construction. Floor plans favor formal entry galleries leading to combined living/dining spaces, with primary bedrooms separated from secondary bedroom wings — a layout choice that emphasizes the apartment's daily-life-versus-entertaining geometry over maximum-bedroom-count efficiency. Buyers who care about apartment-as-architectural-experience appreciate this; buyers comparing dollar-per-bedroom against newer supertalls sometimes find 15 CPW less competitive on raw count.
Materials throughout are top-tier: limestone, marble, oak floors, high-grade fixtures and finishes from the original sponsor specification. The building is well-systemed (HVAC, plumbing, electrical) and has aged well — sixteen years in, its infrastructure is in markedly better shape than typical pre-war buildings of similar value.
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.
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
- Notable fees
- Condominium Transfer Fee = 2 months' common charges; Move-In Fee $1,000/unit; Move-In Deposit $2,500 (refundable); Application Processing Fee $700 (broker)/$750 (no broker)
Recent sales
15 Central Park West's 2026 transactions run across both of the building's components — the larger House floor plates and the smaller, higher-floor Tower units. 15K at $10.8M (April 24, 2026; 2,515 sqft, two-bedroom) sold against $13.075M for the same apartment in 2014 — a trophy building is not immune to a decade of repricing at the lower end of its own stack. The Tower tier ran on a different track in the same quarter: 14B closed February 6, 2026 at $24,777,215 for 3,364 sqft, and 12C followed on March 26 at $25,130,000 for 3,347 sqft. 14B sold 71 percent above its 2008 sponsor closing and 12C 78 percent above its 2007 one, while 15K sold 17 percent below its 2014 resale. 15 CPW's Robert A.M. Stern limestone-clad construction (2008) continues to anchor the building among the strongest condo trophies in the city, with arms-length pricing reflecting both the architecture and the building's mature amenity program (75-foot lap pool, restaurant by Restaurant Associates, screening room, wine cellar) that newer condos have only partially matched.
15 CPW's ask discipline is extraordinary by Manhattan condo standards. The building has produced more full-ask and premium-to-ask sales than almost any comparable trophy condo. The defining historical data point is the February 2012 closing of PH20 at $88M — full asking price (Sandy Weill, former Citigroup CEO, to Russian billionaire Ekaterina Rybolovleva), then a U.S. residential record. #8A in November 2015 closed at $35M — full ask for a 4,565 sqft Tower A-line. #32C in December 2024 closed at $16.5M — full ask for a Tower 3BR. Most striking of all: in December 2009 — with the market still well below its 2007 peak — #7A closed at $25M, 11.11% OVER its $22.5M asking price. Premium-to-ask trades during a market dislocation are exceptionally rare; at 15 CPW it was the A-line's signature behavior.
The 2024–2026 discount range clusters in the -2% to -12% band, materially tighter than supertall condo comps like 53W53 (-15% to -35%). The recent #29A close at -12% (Dec 2025) and the #PH18/19A close at -19.40% (April 2021) sit at the upper end of the building's negotiating window. Outside those, most trades have cleared within 5-10% of last ask — consistent with the building's broader market posture: limited inventory, mature amenity package, and buyer base unwilling to discount the Stern architecture.
Recorded closings at 15 CPW over the 24 months to June 2026 — 18 sales, 17 with a recorded square footage:
- Two-bedrooms: median $3,532/sf across 5 sales, ranging $3,117 to $4,294/sf
- Three-bedrooms: median $6,533/sf across 4 sales; four-bedrooms $6,478/sf across 4
- The highest $/sf in the window were not the highest floors. 12C and 14B cleared $7,508 and $7,365/sf, while the 32nd-floor and penthouse sales in the same window cleared $5,976 and $4,951/sf. Floor plate, exposure and condition separated these trades more than altitude did.
Recent closings 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 |
|---|---|---|---|---|---|
| Jul 17, 2026 | 31C | 3 BR · 3.5 BA · 2,761 sf | $15,400,000 | $5,578/sf | off-mkt |
| Jun 23, 2026 | 11L | 2 BR · 2.5 BA · 1,925 sf | $6,995,000 | $3,634/sf | +0.0% |
| Jun 2, 2026 | 8B | 4 BR · 4.5 BA · 3,478 sf | $21,000,000 | $6,038/sf | -8.7% |
| May 4, 2026 | 6K | 1 BR · 1.5 BA · 1,034 sf | $3,495,000 | $3,380/sf | -16.8% |
| Apr 29, 2026 | 2B | 1 BR · 1.5 BA · 1,065 sf | $4,400,000 | $4,131/sf | -5.4% |
| Apr 24, 2026 | 15K | 2 BR · 2.5 BA · 2,515 sf | $10,800,000 | $4,294/sf | -1.4% |
| Apr 13, 2026 | 27D | 4 BR · 4 BA · 3,173 sf | $21,950,000 | $6,918/sf | -3.7% |
| Mar 26, 2026 | 12C | 3 BR · 3.5 BA · 3,347 sf | $25,130,000 | $7,508/sf | -6.2% |
Market read. Most recent trades (2026) cleared a median $4,942/sf across 9 sales. Median listing discount 3.4% 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 1-01114-7503) 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
Condo flexibility, condo cost. Common charges at 15 CPW are substantial — among the highest in Manhattan. A 2,500 sf 3BR carries common charges in the range of $6,500–$9,000/month. Property taxes are separate (and material at this price point). A buyer comparing 15 CPW to a comparable CPW pre-war co-op will pay similar total monthly carry but with a different cost composition.
The board is condo-light, not condo-absent. Even though there's no co-op-style board approval, 15 CPW maintains a residential committee that reviews purchasers under the condo's right of first refusal. In practice, the building rarely exercises the right, but the review process exists. Foreign buyers and those without conventional U.S. employment should expect documentation requests beyond the typical condo review.
Sponsor units, while limited, still surface periodically. The building was largely sold during the original 2008–2010 sales window. Resale comprises the active market. Occasionally a sponsor-held unit comes back to market via various legal mechanisms — these tend to trade efficiently because they don't have a personal-seller schedule constraint.
View permanence. West-facing units have unobstructed Hudson River views; east-facing units have unobstructed Park views. The block to the south (60th between Broadway and CPW) is largely developed and the air rights are spoken for. The block to the north (62nd) was the subject of zoning discussion years ago and remains protected for the foreseeable future. View permanence at 15 CPW is among the strongest in the modern condo market.
Renovation expectations. 15 CPW units are typically delivered in good condition. Buyers planning substantial renovation should consult the alteration agreement and review committee process before signing. Most cosmetic and finish changes are permissible; structural and MEP changes require approval and meaningful timeline.
What to know if you’re selling
The building's pricing curve has been remarkably stable. Despite several broader Manhattan downcycles since 2010 (notably 2017–2019 and 2022–2023), 15 CPW pricing has generally appreciated in line with — or modestly above — broader Manhattan ultra-luxury. Sellers can typically expect to recover their basis at minimum and to realize meaningful appreciation if held for 7+ years.
Mansion tax cliff effects matter. 15 CPW pricing routinely sits at or above the $5M, $10M, $15M, and $20M cliff thresholds. Sellers should run the math through the Mansion Tax Calculator at the asking price to understand cliff effects and how they shape buyer offers.
Buyer pool is global. When marketing a 15 CPW unit, the broker mix of public listing (REBNY, Compass, REBNY) and off-market private network (Compass private exclusive, broker network outreach) typically captures both the U.S. and international buyer pool. International buyers respond particularly to 15 CPW because of the building's name recognition and the condo flexibility — a meaningful selling advantage relative to comparable CPW co-ops.
Seller closing costs are condo-typical. NYC and NYS transfer taxes (1.825% combined below $3M; 2.075% above), broker commission (5–6% per market norm), attorney, and other line items per the Manhattan Seller Closing Costs guide. Use the Seller Closing Cost Calculator for specific net-proceeds modeling.
Comparable buildings
If you're considering 15 Central Park West, also evaluate:
- 220 Central Park South — newer (2018), Stern, taller, supertall view altitude, and priced above 15 CPW. We do not publish a figure for the spread: 220 Central Park South has too few recorded resales in our data to measure one, and the sponsor closings that dominate its record are not comparable to 15 CPW's resale market
- The Beresford (211 Central Park West) — pre-war co-op, comparable architectural seriousness, lower carrying cost, requires board approval
- The San Remo (145 Central Park West) — pre-war co-op, twin-tower silhouette, lower cost basis, very strict board
- 998 Fifth Avenue — pre-war co-op, the architectural reference 15 CPW pulls from, smaller building, much stricter board
- One57 (157 W 57th) — newer condo, more international buyer pool, higher floors at lower cost basis
- Central Park Tower (217 W 57th) — newest supertall, highest view altitudes, largest amenity package
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Central Park West — read The Roebling Team Guide to Central Park West.
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.
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