205 West 76th Street (The Harrison)
205 West 76th Street, New York, NY 10023
Upper West Side
BBL 1011687501 · BIN 1087660
- Year built
- 2008
- Type
- Condominium
- Units
- 51
- Floors
- 19
- Landmark
- No
- Amenities
- Full-time doorman and concierge, grand lobby with fireplace, residents' lounge opening to a landscaped courtyard, children's playroom, rooftop sun terrace, on-site garage, and an on-site fitness club; private storage
- Pets
- Pet-friendly — dogs and cats permitted under the condominium house rules; confirm any weight or breed conditions at offer stage
- Financing
- Condominium financing flexibility; specific board financing limits to be confirmed at offer stage
Every recorded sale at this building, 2009–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $2,038
- Listing discount
- 2.4%
- Recorded sales
- 270
- On record
- 2009–2026
The Harrison is Robert A.M. Stern's contribution to the modern Broadway corridor — a contextual condominium that treats new construction as a continuation of the Upper West Side's pre-war language rather than a break from it. Completed in 2008–2009 for The Related Companies, the building is a two-structure condominium: a 19-story tower at 205 West 76th Street connected to a 14-story building addressing 202 West 77th Street, both clad in warm masonry with the deep bay windows, angled bays, and proportioned detail that mark Stern's residential work. It opened as one of the corridor's most highly regarded new condominiums and has held that standing.
For buyers, the proposition is Stern-designed, Related-built condominium quality in the heart of the 76th–77th Street block, with a full amenity program and condominium flexibility. The policy framework is the condominium standard — pieds-à-terre and sublets permitted under the declaration — and the services run deep for a building of its scale: doorman, concierge, a fireplace lobby, a residents' lounge opening to a landscaped courtyard, a rooftop terrace, a garage, and an on-site fitness club. The location is core Upper West Side: the 1 train at 79th Street and the 1/2/3 express at 72nd Street are both close, with Broadway and Amsterdam retail at the door and both parks a short walk.
The Harrison reads as the architect-credentialed, contextual end of the corridor's new-development market — buyers respond to the Stern name, the Related build quality, and the bay-window light, and the building competes directly with the corridor's other premium new condominiums on architecture and finish.
Architecture and unit composition
The deep bay windows are the design's signature and the apartments' best feature — they pull light deep into the rooms and give the better lines bay-seat exposures that the corridor's flat-facade new product cannot match. The 51 residences at 205 West 76th Street, and the broader condominium's roughly 132 units, run from one-bedrooms through larger family layouts and upper-floor units; ceilings are tall, finishes are high-end new development, and several lines carry the angled bays that distinguish corner exposures. Floor height, exposure, and bay configuration drive the premium structure.
Building operations
Full-service condominium: full-time doorman and concierge, a grand fireplace lobby, a residents' lounge opening to a landscaped courtyard, a children's playroom, a rooftop sun terrace, an on-site garage, and an on-site fitness club, with private storage. The two connected structures operate as a single condominium; buyers' attorneys should confirm the building's shared-systems structure and economics in the financials. The building's documentation is held in The Roebling Research Library and available to clients during diligence.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $209,289/yr
- Per unit / month range
- $0 – $141
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 →Recent sales
The Harrison trades at the premium, architect-credentialed end of the Broadway corridor's new-development condominium market — pricing supported by the Stern design, the Related build quality, the amenity program, and the condominium's permissive framework. Condominiums here are priced on a dollars-per-square-foot basis, with bay-window, high-floor, and angled-corner lines carrying the premium and lower interior lines setting the entry point; building-average figures mislead, because the bay configurations and floor heights produce wide spreads. 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. 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 |
|---|---|---|---|---|---|
| Mar 31, 2026 | PH1CN | 4 BR · 3.5 BA · 2,803 sf | $8,000,000 | $2,854/sf | +1.9% |
| Feb 13, 2026 | 1202 | 2 BR · 2 BA · 1,226 sf | $2,425,000 | $1,978/sf | -2.8% |
| Jan 8, 2026 | 304 | 3 BR · 2.5 BA · 1,926 sf | $3,925,000 | $2,038/sf | -12.7% |
| Jul 30, 2025 | 4G | 2 BR · 2 BA · 1,047 sf | $2,295,000 | $2,192/sf | +0.0% |
| Jul 11, 2025 | 1102 | 2 BR · 2 BA · 1,226 sf | $2,344,000 | $1,912/sf | -2.3% |
| May 21, 2025 | 6B | 2 BR · 2 BA · 1,065 sf | $2,250,000 | $2,113/sf | +3.0% |
| Apr 4, 2025 | 1002 | 2 BR · 2 BA · 1,226 sf | $2,395,000 | $1,954/sf | +0.0% |
| Feb 11, 2025 | PH4C | 3 BR · 3.5 BA · 2,641 sf | $6,200,000 | $2,348/sf | -10.8% |
Market read. Most recent trades (2026) cleared a median $2,038/sf across 3 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 1-01168-7501) 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
Buy the bay windows. They are the building's defining feature — light, seat depth, and exposure all flow from them, and the better-configured lines hold value through cycles. View units in person at different times of day.
The architecture is the credential. Stern design and Related construction are the marketing headline and a genuine quality differentiator against the corridor's flat-facade new product. Weigh it against the price.
Confirm the two-structure condominium. The Harrison spans 205 West 76th and 202 West 77th as one condominium; have your attorney confirm the shared-systems structure and how the economics flow.
Condo flexibility is real. Pieds-à-terre, sublets, and investor use are permitted under the declaration. Confirm any financing limits, flip tax, and current sublet terms against the by-laws and managing agent at offer stage.
Model the full carry. Common charges plus property taxes plus utilities — run the True Monthly Carrying Cost Calculator on the specific unit.
What to know if you’re selling
Lead with the Stern credential. Architect-designed, Related-built, contextual to the corridor — for the Upper West Side buyer pool, that is the headline. Use it with precision.
Sell the bay-window light. The deep bays are the building's scarce asset; photograph and stage to them, and anchor premium pricing to the best-configured lines.
Anchor to line-specific comparables. The bay configurations and floor heights make building-average pricing misleading; same-line comparables are the right anchor, and we maintain them in the Research Library.
Mind the mansion-tax thresholds. Inventory trades across the $1 million, $2 million, and higher cliffs. Run the Mansion Tax Calculator at the intended ask.
Comparable buildings
If you're considering 205 West 76th Street, also evaluate:
- 200 Amsterdam Avenue — the corridor's tallest new-development benchmark, two blocks west
- Two Ten West 77 (206 West 77th Street) — the boutique Juul-Hansen condominium one block north
- 221 West 77th Street (219 West 77th Street) — the second boutique Juul-Hansen condominium on the block
- 201 West 72nd Street (The Alexandria) — established full-service condominium at 72nd
- The Ansonia — the Beaux-Arts condominium landmark up Broadway
- The Apthorp — the pre-war condominium conversion two blocks north on Broadway
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 Harrison?
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 Harrison 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.