The Park Loggia (15 West 61st Street)Recorded sales & closing prices

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.