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
- No
- 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
- $1,744
- Listing discount
- -0.9%
- Recorded sales
- 143
- On record
- 2013–2026
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
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.
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.
See the full facade history →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, 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 |
|---|---|---|---|---|---|
| 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 $1,744/sf across 3 sales. The building has traded as recently as 2026. Median listing discount -0.9% over 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) 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
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
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 Mirabeau?
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 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.