The Park Loggia (15 West 61st Street)
15 West 61st Street, New York, NY 10023
BBL 1011147504 · BIN 1090158
- Year built
- 2019
- Type
- Condominium
- Units
- 172
- Floors
- 33
- Landmark
- No
- Amenities
- A seventh-floor amenity level with outdoor terrace and gardens, fitness suite, billiards room, common kitchen and lounge, children's room, and a rooftop loggia with Central Park and skyline views
The Park Loggia occupies one of the more consequential development sites on the Upper West Side: 1865 Broadway, the modernist headquarters the American Bible Society built in 1966 and occupied until it left New York, sold for redevelopment in 2015. The buyer was AvalonBay Communities — a national apartment REIT with an enormous rental portfolio and almost no history of building condominiums in Manhattan. The sponsor entity on the plan, AVB 1865 Developer LLC, carries the old address in its name.
What AvalonBay built there is, architecturally, the most disciplined new tower in Lincoln Square. Skidmore, Owings & Merrill designed a 33-story shaft clad in custom glazed terracotta — a warm off-white that reads as masonry rather than glass at street level and catches afternoon light differently from the mirrored towers around it. The building's organizing idea is in its name: recessed private loggias, carved into the elevation rather than cantilevered off it, on nearly every residence. Schedule A records roughly 17,684 square feet of terrace and loggia area across the 172 apartments — outdoor space distributed broadly through the building rather than concentrated in a handful of penthouses, which is unusual in new Manhattan construction and is the building's most durable differentiator.
The site is the other half of the argument. Fifteen West 61st Street sits one block from Central Park, one block from Columbus Circle, and two from Lincoln Center — a location that carries the Upper West Side's institutional and park amenities with Midtown's transit. The A, C, B, D and 1 lines at Columbus Circle are a three-minute walk; the trains at 66th Street–Lincoln Center are four in the other direction.
Two structural facts distinguish the building from its peers and belong in any underwriting. The first is the commercial condominium unit: approximately 69,000 square feet at the base, carrying 26.17 percent of the building's common interest. That is a large commercial share for an Upper West Side residential building. It contributes materially to the building's common expenses and, per the plan's projections, carries a real estate tax burden several times the residential rate per square foot. Buyers should ask how commercial and residential common expenses are allocated and what the commercial unit's current occupancy and tax position look like — a well-tenanted commercial unit is a structural advantage to residential owners, and a vacant one is a structural risk.
The second is the absence of a tax abatement. The plan's Schedule A projects real estate taxes at roughly parity with common charges on nearly every line — for the 17A three-bedroom, $2,037 a month in common charges against $2,048 in taxes; for the PH1A four-bedroom, $2,559 against $2,573. There is no 421-a here, no J-51, and no phase-in cushion. The Park Loggia's monthly carry is what it appears to be, which is a virtue at diligence and a headwind against abated new-development inventory elsewhere in the city. Any offer here should be modeled through the True Monthly Carrying Cost Calculator against the current bill on the specific unit rather than against the plan's 2019–2021 projections.
Architecture and unit composition
The residential stack runs from the third floor to the thirtieth, plus two penthouse floors, with the seventh given to amenities and its outdoor terrace. The floor plate narrows as the building rises, and the layout program changes with it. Floors three through six carry fifteen apartments across a wide plate — studios in the 495–657 square-foot range, one-bedrooms from roughly 694 to 1,006 square feet, two-bedrooms at 1,173–1,396 square feet, and a four-bedroom A-line corner at 2,029 square feet. Floors eight through fourteen tighten to seven apartments a floor. Floors fifteen and sixteen are transitional, four and five apartments respectively, and include the building's largest terraced residence at 15B — 1,494 interior square feet with 1,843 square feet of terrace, the outlier in the building's outdoor-space inventory. Floors seventeen through thirty settle into a four-apartment tower plate: a three-bedroom A-line of about 1,916 square feet with a 357-square-foot loggia, two-bedroom B and D lines, and a one-bedroom C line. The two penthouse floors each carry a four-bedroom of roughly 2,391 square feet with 511 square feet of terrace, a three-bedroom of about 2,216 square feet, and a one-bedroom.
Finishes are the contemporary luxury standard executed carefully rather than flamboyantly: wide-plank white oak floors, full-slab Brazilian quartzite kitchen counters, White Carrara marble in the primary baths, custom millwork throughout. The loggias — deep enough to furnish, sheltered enough to use in shoulder seasons — do more for the apartments than the finish schedule does.
Building operations
Full-service: 24-hour doorman and concierge, resident manager, and security staff. The amenity program is concentrated on the seventh floor and the roof — a landscaped terrace and gardens at seven, a fitness suite, a billiards room, a common kitchen and lounge, a children's room, and a rooftop loggia looking east over Central Park.
The building's operating history as a condominium began in earnest on February 1, 2021, when the sponsor ended the common-charge waiver period and the condominium started collecting from unit owners — a detail worth knowing, because it means the building's audited operating record starts later than its 2019 completion date suggests. Anyone underwriting a purchase should request the most recent financial statements and the current reserve position from the managing agent rather than working from the plan's first-year budget.
Recent sales
The Park Loggia priced at offering from roughly $1.0 million for a studio to $10,995,000 for the top four-bedroom penthouse, with the great majority of the building between $1.5 and $3.8 million — a Lincoln Square new-development price band rather than a Billionaires' Row one. That positioning has held: the building trades as premium Upper West Side new construction, above the neighborhood's post-war and 1980s condominium stock and below the trophy tier a few blocks south.
Two things drive spread. The first is the loggia. Apartments with meaningful private outdoor space — the A-line corners, the terraced 15B, the penthouses — carry a premium that widened after 2020 and has not closed. The second is exposure: Central Park and skyline views from the tower floors against the interior and low-floor lines. Because the tower plate is only four apartments wide from the seventeenth floor up, same-line comparables are plentiful and clean, and line-level pricing works better here than in most new-development buildings.
The carry is the negotiation. With no abatement and taxes running at roughly common-charge parity, buyers cross-shopping abated inventory elsewhere will discount for the monthly. Sellers who lead with the number rather than let a buyer's attorney find it generally do better. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Recent closings at this building, sourced from NYC Department of Finance records. Apartment-level detail (line, condition, asking-price context) verified upon consultation request.
| Date | Unit | Price |
|---|---|---|
| Jul 30, 2026 | 31C | $15,400,000 |
| Jun 30, 2026 | 11L | $6,995,000 |
| Jun 11, 2026 | 8B | $21,000,000 |
| May 18, 2026 | 6K | $3,495,000 |
| May 1, 2026 | 2B | $4,400,000 |
| Apr 28, 2026 | 15K | $10,800,000 |
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 1-01114-7504) 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.
What to know if you’re buying
Model the tax bill first. There is no abatement, and taxes approximate common charges on most lines. Get the actual current bill for your unit before you set your number.
Ask about the commercial unit. A quarter of the building's common interest sits at the base. Its occupancy and expense allocation are material to residential owners in both directions.
Buy the loggia if you can. The private outdoor space is the reason this building differs from every glass tower around it, and it is what the resale market pays for.
The tower plate makes comparables easy. From seventeen up, there are only four apartments per floor. Insist on same-line closed comparables rather than building averages.
Check the operating record, not the plan budget. Common-charge collection began February 2021. Request the most recent audited financials and the reserve position.
What to know if you’re selling
Lead with the architecture. Skidmore, Owings & Merrill and a custom terracotta facade are a genuine credential in a Lincoln Square market otherwise defined by 1980s brick and 2000s glass.
Sell the outdoor space explicitly. Square footage of loggia belongs in the headline, not the fine print.
Be transparent about the carry. Sophisticated buyers will compute it. Disclosure produces cleaner contracts and fewer re-trades than discovery does.
Anchor to the line. Same-line, adjacent-floor closed comparables are the strongest pricing evidence this building offers, and there are enough of them to use.
Comparable buildings
If you're considering The Park Loggia, also evaluate:
- 200 Amsterdam Avenue — the other major contemporary Upper West Side new-development tower; the closest direct competitor for the same buyer
- 15 Central Park West — the neighborhood's trophy benchmark, at a materially higher price tier
- 1 Central Park West (Trump International) — the Columbus Circle condominium alternative with hotel services
- 15 West 63rd Street (The Park Laurel) — the closest condominium peer two blocks north, with a similar buyer profile
- 50 West 66th Street — new-construction Upper West Side alternative
- 2000 Broadway (The Copley) — full-service condominium alternative at Lincoln Center
- 1965 Broadway (The Grand Millennium) — the large full-amenity condominium directly across Broadway
- 160 West 66th Street (Three Lincoln Center) — the Lincoln Center tower alternative at a lower per-square-foot tier
- 30 Lincoln Plaza (30 West 63rd Street) — post-war full-service condominium a block north
- 10 West 66th Street (Park Ten) — the co-op alternative for buyers weighing tenure against new construction
- 220 Central Park South — the trophy comparison a few blocks southeast, for buyers testing the top of the market
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 The Park Loggia?
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 The Park Loggia 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.