165 West 91st Street
165 West 91st Street, New York, NY 10024
Upper West Side
BBL 1012227501 · BIN 1032491
- Year built
- 1926
- Type
- Condominium
- Units
- 95
- Floors
- 15
- Landmark
- In a historic district
- Pets
- Pets permitted
- Subletting
- Permitted under the condominium declaration
- Pied-à-terre
- Allowed
Every recorded sale at this building, 2013–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf (floor-adjusted)
- $1,748
- Listing discount
- 0.0%
- Recorded sales
- 110
- On record
- 2013–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Mirabeau 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.
165 West 91st Street — marketed as The Mirabeau — is one of the cleaner examples of the modern Upper West Side pre-war condominium conversion. Built in 1926 to a Goldner & Goldner design, the building spent most of its life as a pre-war rental. In 2013 it was converted to condominium ownership, with Kinlin Rutherfurd Architects executing a gut renovation of the residences and common areas.
The conversion matters because it changes what a buyer is actually purchasing. A pre-war rental converted to condominium keeps the things buyers value in pre-war stock — high ceilings, generous room proportions, thick masonry walls, irregular one-of-a-kind layouts — while delivering the ownership flexibility of a condominium: financing up to 90%, pied-à-terre use, subletting, and a lighter-touch purchase process than a co-op board interview. That combination is scarce on the Upper West Side, where most pre-war inventory below West 96th Street is held in cooperative form.
The building's position is quietly strong. It sits at the northeast corner of Amsterdam Avenue on West 91st Street — one block east of Broadway, five blocks south of West 96th Street, and within easy walking distance of the neighborhood's retail, dining, and transit spine. This is the Broadway/Amsterdam corridor: the more egalitarian, neighborhood-scaled residential character of the Upper West Side, distinct from the trophy Central Park West avenue tier and the Riverside Drive waterfront.
One structural feature deserves attention. Because The Mirabeau was a non-eviction conversion, a residual number of rent-stabilized apartments remained in the building alongside the condominium units. This is normal for pre-war conversions of this vintage and does not impair the condominium ownership of a purchased unit, but the mix — sponsor-held stabilized rentals coexisting with owner-occupied condominium residences — is a genuine building characteristic that a buyer should understand and confirm during due diligence.
For buyers, 165 West 91st represents a specific proposition: pre-war architecture and central Upper West Side positioning with condominium flexibility, at a price point well below the trophy avenue tiers.
Architecture and unit composition
The Mirabeau's residences range from one-bedrooms of roughly 650–750 square feet up through larger four- and five-bedroom layouts, many with irregular pre-war floor plans that the conversion preserved rather than standardized. Ceilings are approximately nine feet, with coffered detail and crown moldings retained through the renovation.
The 2013 gut renovation brought the interiors to a modern new-construction standard — solid oak flooring, central air conditioning, in-unit washer/dryers in many residences, and kitchens outfitted with a mix of Sub-Zero, Miele, Bertazzoni, and comparable appliances. The exterior retains its 1926 neo-Renaissance character: beige brick, a limestone base, band courses, and top-floor detailing, with balconies at some upper-floor corner units.
Building operations
165 West 91st operates as a full-service condominium with a full-time doorman, a live-in resident manager, a landscaped roof deck, a fitness room, a children's playroom, a bicycle room, cold storage, and central laundry. There is no on-site parking garage. Purchasers typically contribute a non-refundable working-capital amount at closing (customarily equal to one month's common charges); confirm the current figure and any building-specific charges through the managing agent.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $13,312/yr
- Per unit / month range
- $0 – $12
- Modeled exposure split equally across 95 units (the city tax-lot count). Not an assessed amount; co-op shareholders are typically charged by share allocation.
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 filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the engineer identified conditions requiring monitoring or repair, with repairs due by the deadline stated in the filing. 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).
Penalties shown are amounts DOB assessed against filings on record across 2005–10 to 2020–25. The FISP dataset does not record whether they were paid, contested or remain open, so treat the figure as history rather than a current balance and confirm the building’s standing with the managing agent.
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City record last verified September 2026.
Management & transfer contacts
- Notable fees
- Condo sale Processing $700; Credit Check $125/applicant; Working Capital = 1 month common charges; Transfer Agent Closing Fee $1,000; Condo lease Processing $650
Recent sales
Recent closings at this building, from The Roebling Research Library. 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 27, 2025 | 15B | 1 BR · 1 BA · 818 sf | $970,000 | $1,186/sf | -3.0% |
| Mar 17, 2025 | 9AB | 3 BR · 3 BA · 2,351 sf | $4,100,000 | $1,744/sf | +2.5% |
| Jan 16, 2025 | 11A | 3 BR · 2 BA · 1,533 sf | $2,925,000 | $1,908/sf | -1.8% |
| Sep 6, 2024 | 15A | 5 BR · 4 BA · 3,066 sf | $5,750,000 | $1,875/sf | -3.4% |
| Apr 29, 2024 | 1C | 1 BR · 1 BA · 658 sf | $792,163 | $1,204/sf | -33.7% |
| Apr 16, 2024 | 11H | 1 BR · 1 BA · 749 sf | $1,175,000 | $1,569/sf | off-mkt |
| Jul 25, 2023 | 16E | 2 BR · 2 BA · 1,582 sf | $2,660,000 | $1,681/sf | +2.5% |
| Jun 16, 2022 | 8GH | 3 BR · 3 BA · 1,800 sf | $3,510,000 | $1,950/sf | +6.4% |
Market read. $/sf is measured on the latest sales with reliable square footage (2025): a median $1,748/sf (floor-adjusted) across 3 sales. The building has traded as recently as 2026. Median listing discount 0.0% from the last ask.
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 1-01222-7501). Apartment-level facts (line, condition, asking-price context) curated and cross-verified in The Roebling Research Library. 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.
Closed rents at The Mirabeau, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 1 bedroom | 2 | $5,075 |
4 closed leases, October 2023 to September 2026. Most recent lease August 2026. Based on few leases. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
At the recent median sale of $2.92M (4 sales since 2024), a buyer putting 25% down would pay about $118,035 to close, or 4.0% of the price.
- Mansion tax: $36,563
- Mortgage recording tax: $42,230
- Title insurance: $13,162
- Attorneys, lender, building fees, reserves and filings: $26,080
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
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What to know if you’re buying
You're buying pre-war architecture with condominium flexibility. Financing up to 90%, pied-à-terre use, and subletting are all permitted — a scarce combination in pre-war Upper West Side stock, most of which is co-op.
Understand the mixed tenure. A residual number of rent-stabilized apartments remain in the building following the 2013 non-eviction conversion. This does not affect your ownership of a purchased condominium unit, but confirm the current unit mix and any sponsor holdings during diligence.
Layouts are one-of-a-kind. Pre-war floor plans here vary widely. Review the specific apartment carefully; a building average will not tell you what a given unit is worth.
Condo mechanics apply. 30–45 day closings; foreign buyers welcome; the purchase runs through the managing agent as a right-of-first-refusal process rather than a co-op board interview.
Confirm carrying costs and closing contributions. Model common charges, property taxes, and the working-capital contribution at closing.
What to know if you’re selling
Lead with the conversion story. Pre-war character plus condominium flexibility is the differentiator against the surrounding co-op inventory.
Price at the apartment level. Irregular layouts and varied exposures make unit-specific comparable analysis essential.
Closing timelines are condo-fast. 30–45 days from contract to closing.
Comparable buildings
If you're considering 165 West 91st Street, also evaluate:
- 200 West 88th Street — pre-war Upper West Side residence
- 252 West 85th Street — pre-war UWS building in the West 80s
- 305 West 86th Street — pre-war UWS residence
- 267 West 89th Street — UWS building in the West 80s
- Modern UWS condominiums (200 Amsterdam Avenue, 215 West 84th Street) — new-construction condominium alternatives
- Pre-war rental-to-condo conversions across the Broadway/Amsterdam corridor — comparable ownership structure and buyer flexibility
More Upper West Side buildings
- The Wellston (161 West 75th Street) — 1928 co-op by Rosario Candela
- 164 West 79th Street — 1924 co-op by George F. Pelham
- 165 West 66th Street — 1964 co-op
- 169 West 95th Street (175W95) — 1971 condominium
- 170 West 76th Street — 1925 co-op
- 170 West 81st Street — 1926 by George F. Pelham
The neighborhood
For the full corridor — architecture, transit, and pricing across Upper West Side — read The Roebling Team Guide to Upper West Side.
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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