15 Central Park West
15 Central Park West, New York, NY 10023
- 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
- $5,414
- Avg vs. ask
- -5.1%
- Recorded sales
- 481
- On record
- 2007–2026
15 Central Park West is the most important new condominium constructed 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The building's design pulls from specific historical references.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, which trade primarily on view altitude rather than floor plate.
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.
Recent sales
15 Central Park West's 2026 transactions illustrate the building's two operating pricing tiers — the standard limestone-clad House inventory along West 62nd, and the premium Tower inventory facing the Park. 11M at $10.8M (April 2026, 2,500 sqft 2BR/2.5BA, low-floor west-facing) cleared close to ask in the House range, with Joan Grande (mother of Ariana Grande) as the buyer. The February 2026 closing of 12C + a separate 460-sqft studio at $24.78M demonstrates the value of bundled adjacent inventory: the 3,347-sqft main 3BR/3.5BA with Central Park west exposure plus the supporting studio constitutes a configuration unavailable through standard inventory matching. 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 September 2024 closed at $16.5M — full ask for a Tower 3BR. Most striking of all: in April 2009 — during the depths of the financial crisis — #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.
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 2, 2026 | 8B | 4 BR · 4.5 BA · 3,478 sf | $21,000,000 | $6,038/sf | -8.7% |
| May 7, 2026 | 15K | 2 BR · 2.5 BA · 2,515 sf Closed May 7, 2026 at $10.95M. Tower K-line two-bedroom. | $10,950,000 | $4,354/sf | off-mkt |
| May 4, 2026 | 6K | 1 BR · 1.5 BA · 1,034 sf | $3,495,000 | $3,380/sf | -8.0% |
| Apr 29, 2026 | 2B | 1 BR · 1.5 BA · 1,065 sf Closed April 29, 2026 at $4.4M — 5.38% under the $4.65M asking price. House one-bedroom configuration. | $4,400,000 | $4,131/sf | -5.4% |
| Apr 28, 2026 | 11M | 2 BR · 2.5 BA · 2,500 sf · Low-floor, west-facing Buyer: Joan Grande, the mother of Ariana Grande. Closed at $10.8M against a $10.95M ask. Low-floor west-facing 2BR/2.5BA in the standard limestone-clad House inventory tier. | $10,800,000 | $4,320/sf | -1.4% |
| Apr 22, 2026 | 27D | 4 BR · 4 BA · 3,173 sf · private outdoor Closed April 14, 2026 at $21.95M — 3.73% under the $22.8M asking price. High-floor four-bedroom Tower configuration. | $21,950,000 | $6,918/sf | -3.7% |
| Apr 13, 2026 | 12C | 3 BR · 3.5 BA · 3,347 sf · private outdoor Closed March 27, 2026 at $25.13M — 6.23% under the $26.8M asking price. Tower 3BR/3.5BA Central Park-facing configuration. | $25,130,000 | $7,508/sf | -6.2% |
| Feb 11, 2026 | 14B | 4 BR · 3.5 BA · 3,364 sf Closed Feb 11, 2026 at $25M. Tower B-line four-bedroom. ACRIS recorded at $24.78M; public listing data contract reported at $25M — the $25M is the operative market price. | $25,000,000 | $7,432/sf | off-mkt |
Market read. Most recent trades (2026) cleared a median $5,414/sf across 8 sales. Sales close on average -5.1% below 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 20, 2026 | 5M | $2,165,000 |
| Jan 2, 2026 | 5L | $2,000,000 |
| Aug 18, 2025 | 20B | $3,250,000 |
| Aug 14, 2025 | PH1C | $8,050,000 |
| Aug 8, 2025 | 20N | $1,462,500 |
| Aug 4, 2025 | 16D | $1,030,000 |
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 1-01114-7503) 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; trades at 30–50% premium to 15 CPW for comparable apartments
- 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 Roebling Team at 15 Central Park West
The Roebling Team at Compass specializes in Central Park West, the Upper West Side, and the broader Park-facing Manhattan market. We publish this building profile because CPW buyers and sellers deserve building-specific intelligence — architecture, board culture, transactional mechanics, and the realities of pricing at the apartment level — not generic market commentary.
If you're considering a purchase or sale at 15 Central Park West, 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 — financial structuring, board approvability, comparable analysis at the apartment level, and the pacing strategy that fits your timeline.