203 West 90th Street (Manhattan Tower)
203 West 90th Street, New York, NY 10024
Upper West Side
BBL 1012387503 · BIN 1086107
- Year built
- 1928
- Type
- Condominium
- Units
- 83
- Floors
- 11
- Landmark
- No
- Pets
- Pet-friendly
- Subletting
- Permitted under the condominium declaration
- Pied-à-terre
- Allowed
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
- $1,259
- Listing discount
- 1.8%
- Recorded sales
- 97
- On record
- 2003–2026
Manhattan Tower is a boutique full-service condominium two blocks from Central Park, built on a 1928 masonry core that was expanded upward by five floors in 2002. The result is a hybrid building: prewar bones and street presence combined with an early-2000s residential program that delivers a lobby refresh, a fitness center, and — a genuinely useful feature — the right to install washers and dryers inside individual apartments, still uncommon in the Upper West Side's prewar stock.
The appeal is the combination of scale and flexibility. At roughly 83 units, the building is intimate enough to feel personal but large enough to support a full-time doorman and a live-in superintendent. As a condominium, it offers the financing flexibility, pied-à-terre eligibility, and faster closings that the corridor's cooperative inventory does not. For a buyer who wants Upper West Side location, in-unit laundry, and condominium mechanics in a boutique building, Manhattan Tower occupies a specific and defensible niche.
Architecture and unit composition
The building began as a six-story 1928 structure and was expanded to eleven stories in 2002, when five residential floors were added. The prewar base gives the building its masonry character; the addition provides the higher-floor inventory with more open exposure and light.
The roughly 83 residences range from one-bedroom layouts to larger family configurations, with the upper (added) floors typically offering the newer construction and the more open sight lines, and the original floors carrying the prewar proportions. In-unit washer and dryer installation is permitted — a meaningful convenience for buyers accustomed to newer construction. Condition varies line by line with renovation history.
Building operations
Manhattan Tower operates as a full-service condominium with a full-time doorman and a live-in superintendent. Building amenities include a fitness center and a central laundry room, with in-unit laundry additionally permitted. The building is pet-friendly.
Because the building combines a prewar core with a 2002 vertical addition, buyers should pay particular attention during due diligence to the building's mechanical systems, roof, and façade history, and review current financial statements, board minutes, and any reserve study. Model the full monthly carry — common charges, property taxes, and utilities — at the apartment level.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $48,827/yr
- Per unit / month range
- $0 – $50
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
Recent sales
Manhattan Tower trades as a boutique full-service Upper West Side condominium, and pricing is best read on a price-per-square-foot basis. Value is driven by floor height (the added upper floors versus the prewar base), exposure, and renovation condition, with the in-unit-laundry permission and condominium structure functioning as pricing supports against the corridor's prewar cooperative inventory. Apartment-level closing detail should be sourced from public records for full transactional context, and pricing should be validated against the most recent comparable sales at the time of offer.
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 |
|---|---|---|---|---|---|
| Jun 30, 2026 | 10C | 3 BR · 1,790 sf | $2,999,900 | $1,676/sf | off-mkt |
| Apr 14, 2026 | 2G | 1,328 sf | $1,323,725 | $997/sf | off-mkt |
| Feb 13, 2026 | 5C | 2 BR · 2 BA · 1,662 sf | $1,910,000 | $1,149/sf | -1.8% |
| Feb 3, 2025 | 3F | 1 BR · 1.5 BA · 900 sf | $930,000 | $1,033/sf | -4.6% |
| Jul 11, 2024 | 5B | 1 BR · 1.5 BA · 1,109 sf | $999,000 | $901/sf | +0.0% |
| Jul 11, 2024 | 6G | 2 BR · 1.5 BA · 1,328 sf | $1,610,000 | $1,212/sf | +0.6% |
| Apr 11, 2024 | 9E | 2 BR · 2 BA · 1,104 sf | $1,200,000 | $1,087/sf | -19.7% |
| Mar 1, 2024 | 4BE | 4 BR · 3 BA · 2,891 sf | $3,695,000 | $1,278/sf | -5.1% |
Market read. Most recent trades (2026) cleared a median $1,259/sf across 3 sales. Median listing discount 1.8% 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 1-01238-7503) 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
Understand the hybrid construction. The original floors are prewar; the top five floors date to 2002. The two vintages present differently in proportion, light, and finish — walk the specific line.
In-unit laundry is a real feature. Washer/dryer installation is permitted, uncommon in the prewar-heavy corridor.
Condominium flexibility applies. Financing, pied-à-terre use, and subletting are governed by the condominium rather than a cooperative board; closings run on condominium timelines.
Diligence the systems. A prewar core with a later vertical addition warrants close review of mechanicals, roof, and façade during due diligence.
Model the full carry at the apartment level and verify board policy at offer stage.
What to know if you’re selling
Position the flexibility. Condominium structure plus permitted in-unit laundry differentiates the building from prewar cooperative competition two blocks from the park.
Match the buyer to the floor. Upper-floor (added) inventory and prewar-base apartments appeal to different buyers; the right positioning shortens the timeline.
Pricing requires apartment-level context. Comparable sales vary by floor, exposure, and condition.
Closing timelines are condo-fast. 30 to 60 days from contract to closing.
Comparable buildings
If you're considering 203 West 90th Street, also evaluate:
- 580 Columbus Avenue (The Centra) — 1985; full-service condominium one block south
- 220 West 93rd Street — Jacob M. Felson 1926; nearby prewar condominium
- 327 Central Park West (The Kenmare) — Nathan Korn 1929; nearby prewar condominium on the park
- 2250 Broadway (The Broadway) — 1992; full-service condominium behind a landmark theater façade
- 235 West End Avenue (The Gemstone) — Bing & Bing 1928; prewar condominium peer
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 Manhattan Tower?
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 Manhattan Tower 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.