1991 Broadway (The Bel Canto)
1991 Broadway, New York, NY 10023
Lincoln Square, Upper West Side
BBL 1011397501 · BIN 1028857
- Year built
- 1985
- Type
- Condominium
- Units
- 75
- Floors
- 27
- Landmark
- No
- Amenities
- Attended lobby, elevators, laundry room, private terraces and balconies at most residential lines, roof terraces at certain upper units, and the Covered Plaza. Staff are covered by the building-service union agreement; a superintendent's apartment was contributed to the association by the sponsor
- Flip tax
- None found in the offering plan or by-laws on file. Confirm with the managing agent, as boards adopt transfer fees after the fact
Every recorded sale at this building, 2003–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,424
- Listing discount
- 2.4%
- Recorded sales
- 76
- On record
- 2003–2026
The Bel Canto is a small building in a neighborhood of large ones. Lincoln Square's residential stock is dominated by towers built at institutional scale — the 271-unit Park Millennium directly across the tax block, the 450-unit complex on West 67th Street, the Broadway slabs of the 1970s and 1980s. The Bel Canto put 75 apartments on a 5,884-square-foot lot and ran them roughly three to a floor for 27 stories. That ratio is the building: small floor plates, few neighbors per landing, and an entire exposure to Broadway on almost every line.
The second defining fact is the terraces. The building was designed with paired Broadway-facing outdoor spaces at most residential levels, and the offering plan treats private terraces and balconies as owner-maintained appurtenances rather than as a penthouse-only luxury. In a corridor where private outdoor space is scarce and expensive, a mid-floor apartment with real terrace frontage on Broadway is a genuinely differentiated product, and it is the thing that most often carries a Bel Canto sale.
The third is a policy quirk that buyers and their attorneys should know before they get to contract. The Bel Canto's by-laws impose a right of first refusal on both sales and leases of residential units. That is a co-op-like restraint inside a condominium, and while boards in practice waive it routinely — the plan documents an early wholesale waiver for a block sale — it is a live provision that adds a step and a timeline to every transfer. It should be read alongside the by-laws' deemed-consent rule on leases, which cuts the other way and protects an owner from a board that simply does not answer.
The location does the rest of the work. The building sits three blocks north of Lincoln Center on the Broadway spine, with the 66th Street subway, Columbus Circle, Central Park and the Lincoln Square retail corridor all within a few minutes on foot. It is a full-exposure Broadway address at a scale that reads as a boutique building rather than a tower.
Architecture and unit composition
The design is postmodern in the register of its moment: red brick rather than the white brick of the preceding generation, a low commercial base holding the Broadway street wall, and a setback residential tower above it with the terrace pairs stepped into the Broadway face. The plaza obligation in the declaration reflects the zoning bonus that produced the height — the Covered Plaza is a permanent, regulated feature of the property rather than a landscaping choice, and the declaration bars alterations to it even with board consent.
Inside, the offering plan's unit schedule runs from studios and one-bedrooms up through duplex penthouses at the top of the stack, with combined designations in the 25th-through-27th-floor range indicating two-level homes. Because the plates are small, most residences have Broadway frontage; the value spread across the building is driven by floor, terrace size and orientation, and renovation condition rather than by radically different layouts.
Four commercial units occupy the base. The by-laws give the commercial owners board representation and separate voting rights on defined matters — a structure worth understanding, since commercial and residential interests in a mixed condominium of this kind do not always align on capital spending or facade work.
Building operations
Operations are conventional for a full-service Broadway condominium of this size: an attended lobby, a laundry room, elevator service to small landings, and a resident superintendent occupying an apartment the sponsor contributed to the association. Building staff are covered by the standard building-service union agreement, which sets the wage and benefit trajectory for a meaningful share of the operating budget.
The financial statement on file in The Roebling Research Library for the most recent year we hold is a scanned document without a usable text layer, so we do not characterize the building's current debt, reserve position or assessment status here. Buyers should request current audited financial statements, the last two years of board minutes, and confirmation of any live assessment or capital project directly from the managing agent. What the older audited statements in the plan file do establish is a structural point that still matters: the condominium has historically operated without building-level mortgage debt, funding itself from common charges and, when required, from special assessments.
Because this is a mixed condominium with a commercial base and a regulated public plaza, facade and plaza maintenance obligations are worth confirming specifically. The building falls squarely within the periodic facade-inspection regime that governs every Manhattan building of its height.
Policy framework
Right of first refusal — sales and leases. The by-laws require a residential unit owner to present an outside offer to the board, which may take the unit on the same terms or release its right in recordable form. The same mechanism applies to leases.
Subletting. Board consent on an application form, with a deemed-consent provision if the board does not respond within the stated period. No minimum ownership period or frequency cap appears in the documents on file.
Pets. Permitted subject to board approval, carried or leashed in common areas, and transported in the elevator the board designates.
Flip tax. No transfer fee appears in the offering plan or by-laws on file. Confirm the current position with the managing agent — a board can adopt one by amendment.
Financing, pied-à-terre and in-unit laundry. Not addressed in the documents available to us. As a condominium the building has no board financing minimum in the co-op sense, but the right of first refusal means a transfer is not the pure paperwork exercise a condominium purchase usually is. Verify all three at offer stage.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $57,009/yr
- Per unit / month range
- $0 – $63
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 FISP filing classified the facade as Safe — no repairs were required at that inspection. Facade inspections run on a fixed five-year cycle; future inspection, repair, and any assessment decisions remain building-specific.
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.
Recent sales
The Bel Canto trades as a Lincoln Square condominium priced on dollars per square foot, with terrace frontage and floor level as the two dominant variables. The building's small floor plates and high proportion of Broadway-facing lines compress the spread you would see in a large tower with interior and courtyard units; what widens it instead is outdoor space — a line with a deep paired terrace prices differently from an otherwise identical line without one — and renovation condition, since the original 1986 kitchens and baths have been replaced across the building at very different levels of ambition.
Against the corridor, the building sits between the large amenitized 1990s towers on the same block and the prewar and postwar co-ops to the west. Buyers who want a doorman, a Broadway address and condominium tenure but not a 300-unit building are the natural audience; buyers who want a gym, a pool and a residents' lounge will find the amenity package thin by comparison and should price that difference honestly. Index any market read to the last complete calendar year rather than to a partial current year, which is thin at a 75-unit building and distorts the high end.
Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent closings at this building, curated by The Roebling Team research desk. 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 |
|---|---|---|---|---|---|
| Apr 21, 2026 | 15A | 2 BR · 968 sf | $1,465,000 | $1,513/sf | off-mkt |
| Mar 9, 2026 | 18B | 1 BR · 1 BA · 708 sf | $990,000 | $1,398/sf | +0.1% |
| Oct 29, 2025 | 4BCD | 4 BR · 3 BA · 1,900 sf | $1,875,000 | $987/sf | -6.3% |
| Sep 30, 2025 | 15C | 1 BA · 515 sf | $551,000 | $1,070/sf | -2.5% |
| Jan 28, 2025 | 18C | 1 BA · 516 sf | $565,000 | $1,095/sf | +0.0% |
| Jan 15, 2025 | 20C | 1 BA · 572 sf | $576,000 | $1,007/sf | -11.2% |
| Oct 23, 2024 | 3B | 1 BA · 463 sf | $573,592 | $1,239/sf | -4.2% |
| Aug 23, 2024 | 23B | 1 BR · 1 BA · 708 sf | $875,000 | $1,236/sf | -10.3% |
Market read. Most recent trades (2026) cleared a median $1,424/sf across 2 sales. Median listing discount 2.4% from the last 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.
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 1-01139-7501) 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
Read the right of first refusal before you sign. This is the provision that makes the Bel Canto different from a standard condominium. Have your attorney confirm current board practice, the notice period, and the form of waiver the board issues — and build the timeline into your contract.
Price the terrace, not the square footage alone. Terrace frontage on Broadway is the building's scarce asset. Two lines with identical interior area can be genuinely different products.
Confirm the current financial picture directly. The most recent statement we hold is not machine-readable. Ask the managing agent for the last two audited years, current board minutes, reserve position, and any live assessment or facade project.
Understand the mixed-use structure. Four commercial units sit in the base with board representation and separate voting rights on defined matters. Ask how commercial and residential interests have split on recent capital decisions.
Mansion tax may apply. Run pricing through the Mansion Tax Calculator before you set an offer.
What to know if you’re selling
Lead with the terrace and the exposure. The paired Broadway terraces and the three-per-floor scale are what the building has that its neighbors do not. They belong in the first line of the listing, not the amenity paragraph.
Prepare the buyer's attorney for the right of first refusal. A transfer here has an extra step. Disclosing it early and having the board's waiver process documented prevents a mid-contract surprise.
Have the financials ready in usable form. A buyer who cannot read the statements will discount for uncertainty. Request a clean copy from the managing agent before you list.
Position against the towers, not with them. Comparing the Bel Canto to a 271-unit amenity building invites an unfavorable amenity comparison. Comparing it to boutique condominiums on the West Side positions the scale and the outdoor space as the advantage they are.
Comparable buildings
If you're considering the Bel Canto, also evaluate:
- 1992 Broadway (The Park Millennium) — the 271-unit Kohn Pedersen Fox tower on the same tax block; the full-amenity alternative
- 2000 Broadway — Lincoln Square condominium one block north
- 155 West 68th Street — full-service Lincoln Square condominium a block away
- 15 West 61st Street (The Park Loggia) — newer Lincoln Square condominium with a deep amenity package
- 140 West 69th Street (Lincoln Spencer) — the prewar cooperative alternative on the next block
- 1965 Broadway — Broadway-frontage building immediately south
- 30 West 63rd Street — Lincoln Center-adjacent full-service building
- 160 West 66th Street — Lincoln Square tower with a larger amenity program
The neighborhood
For the full corridor — architecture, schools, 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.
Considering a move at The Bel Canto?
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 Bel Canto 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.