206 West 77th Street (Two Ten West 77)
206 West 77th Street, New York, NY 10024
Upper West Side
BBL 1011687503 · BIN 1090385
- Year built
- 2017
- Type
- Condominium
- Units
- 25
- Floors
- 18
- Landmark
- No
- Amenities
- 24-hour attended lobby, common roof deck with fireplace, fitness center, sports court, spa with sauna and steam room, residents' lounge and playroom, and private parking for select residences; residences carry Smallbone cabinetry, Miele appliances, Juliet balconies, and radiant-heated bathroom floors
- Pets
- 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, 2016–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $2,126
- Listing discount
- 0.5%
- Recorded sales
- 36
- On record
- 2016–2025
Two Ten West 77 is the boutique, low-density end of the Broadway corridor's new-development market. Completed in 2017 by Naftali Group, designed by Thomas Juul-Hansen with Goldstein, Hill & West as architect of record, the building is a limestone-clad, 18-story condominium of roughly 25 residences — a scale that allows many half-floor, full-floor, and duplex layouts, with the privacy and finish level that come with very few apartments per floor. It is the first of two Juul-Hansen boutique condominiums Naftali built on this 77th Street block; its sibling stands a few doors west.
For buyers, the proposition is a small, finish-forward condominium on a quiet stretch of 77th Street with a deep amenity program for a building of its size. The policy framework is the condominium standard — pieds-à-terre and sublets permitted under the declaration — and the services and amenities punch above the unit count: an attended lobby, a roof deck with a fireplace, a fitness center, a sports court, a spa with sauna and steam room, a residents' lounge, and private parking for select residences. The interiors carry Juul-Hansen's signature spec — Smallbone cabinetry, Miele appliances, radiant-heated bathroom floors — and the location places residents a short walk from the 1 train at 79th Street, the express at 72nd, and both parks.
Two Ten West 77 reads as the design-forward, low-density alternative to the corridor's larger new towers — buyers come for the finish, the privacy of few neighbors, and the Juul-Hansen name, and accept the trade-offs of a small building's economics.
Architecture and unit composition
The limestone facade and large-format casement windows give the apartments generous light and a contextual presence on the block, and the low unit count means most residences occupy a half or full floor — corner light in multiple directions, few shared walls, private landings on the larger lines. The roughly 25 residences run from larger one- and two-bedrooms through full-floor family layouts, a townhouse component, and a duplex penthouse; finishes are uniformly high — Smallbone cabinetry, Miele appliances, radiant-heated baths — and Juliet balconies appear across many lines. Floor height, floor share, and outdoor space drive the premium structure.
Building operations
Boutique full-service condominium: 24-hour attended lobby, common roof deck with fireplace, fitness center, sports court, spa with sauna and steam room, residents' lounge and playroom, and private parking for select residences. The amenity program is deep for a building of roughly 25 units, which means the per-unit cost allocation is a real line item buyers should model. 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
- $29,497/yr
- Per unit / month range
- $0 – $98
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.
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
Two Ten West 77 trades at the boutique, finish-forward end of the Broadway corridor's new-development condominium market — pricing supported by the Juul-Hansen design, the low density, the deep amenity program, and the condominium's permissive framework. Condominiums here are priced on a dollars-per-square-foot basis; with so few apartments, the building's comparable set is thin, and apartment-level context — floor share, exposure, outdoor space, and condition — matters far more than building averages. 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 |
|---|---|---|---|---|---|
| Aug 25, 2025 | 7E | 3 BR · 3.5 BA · 2,082 sf | $4,475,000 | $2,149/sf | -4.7% |
| Jun 9, 2025 | 15 | 5 BR · 4.5 BA · 3,403 sf | $8,300,000 | $2,439/sf | -12.6% |
| Jun 6, 2025 | 12W | 4 BR · 4.5 BA · 2,720 sf | $6,200,000 | $2,279/sf | -1.5% |
| Jun 26, 2024 | 11W | 4 BR · 4.5 BA · 2,625 sf | $5,875,000 | $2,238/sf | -2.0% |
| Feb 13, 2023 | 7W | 4 BR · 4.5 BA · 2,720 sf | $5,725,000 | $2,105/sf | -4.5% |
| Oct 28, 2022 | 10W | 4 BR · 4.5 BA · 2,720 sf | $6,250,000 | $2,298/sf | -7.4% |
| Sep 16, 2021 | 4W | 4 BR · 4.5 BA · 2,720 sf | $5,700,000 | $2,096/sf | -1.7% |
| Oct 28, 2020 | 10E | 3 BR · 4 BA · 2,082 sf | $4,600,000 | $2,209/sf | -7.1% |
Market read. Most recent trades (2025) cleared a median $2,126/sf across 2 sales. Median listing discount 0.5% 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 1-01168-7503) 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
Buy the floor share. Half- and full-floor layouts are the building's product — light, privacy, and few neighbors flow from them. Confirm exactly what each unit's floor footprint includes.
The finish is the credential. Juul-Hansen interiors — Smallbone, Miele, radiant baths — are the marketing headline and a genuine quality differentiator. Weigh it against the price.
Model the amenity allocation. A deep amenity program spread across roughly 25 units means a meaningful per-unit cost. Run the True Monthly Carrying Cost Calculator on the specific unit before comparing against larger buildings.
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.
The block is quiet — that's the point. This stretch of 77th Street is residential and calm relative to Broadway; weigh that against the convenience of the avenue a half block away.
What to know if you’re selling
Lead with design and density. Juul-Hansen finish, full-floor privacy, a deep amenity set in a small building — for the design-forward buyer pool, that is the headline. Use it with precision.
Anchor to apartment-level comparables. The thin building comparable set makes building averages unreliable; floor-share and exposure comparables are the right anchor, and we maintain them in the Research Library.
Sell the sibling-block context carefully. The two Naftali boutiques on the block are related but distinct; market this building's specific floor plans and finishes, not the block generally.
Mind the mansion-tax thresholds. Inventory trades across the $2 million, $5 million, and higher cliffs. Run the Mansion Tax Calculator at the intended ask.
Comparable buildings
If you're considering 206 West 77th Street, also evaluate:
- 221 West 77th Street (219 West 77th Street) — the sibling Naftali Juul-Hansen boutique condominium on the same block
- The Harrison (205 West 76th Street) — the Robert A.M. Stern condominium one block south
- 200 Amsterdam Avenue — the corridor's tallest new-development benchmark
- 201 West 72nd Street (The Alexandria) — established full-service condominium at 72nd
- The Apthorp — the pre-war condominium conversion two blocks north on Broadway
- The Belnord — the pre-war condominium conversion up Broadway, for the larger-scale character alternative
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 Two Ten West 77?
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 Two Ten West 77 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.