210 Central Park South
210 Central Park South, New York, NY 10019
BBL 1010300039 · BIN 1024919
- Year built
- 1968
- Type
- Cooperative
- Units
- 88
- Floors
- 23
- Landmark
- No
- Pets
- Permitted — two per household with registration; weight/breed restrictions apply to dogs per management records
- Financing
- 75 percent maximum (25 percent minimum down)
Every recorded sale at this building, 2005–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $2,250
- Listing discount
- 4.3%
- Recorded sales
- 57
- On record
- 2005–2026
210 Central Park South is the value thesis on the most expensive residential street in America, executed in glass. Bernard Spitzer's 1968 tower holds the highest fenestration ratio on Central Park South — the park wall is effectively all window, wrapped in angled glass balconies — which means the asset buyers are actually purchasing here, the protected, permanent, head-on Central Park view, is delivered more completely than in most of the street's grander-name neighbors. The park cannot be built upon; the view does not change. What changes is what you pay for it, and at 210 CPS the entry price for true park frontage runs at a fraction of the supertall condos one block south and meaningfully below the street's white-glove pre-war co-ops.
The building is also a family story that buyers tend to find reassuring rather than complicated. Spitzer — father of the former governor — built both 200 and 210 Central Park South, and entities affiliated with the original sponsorship still held roughly 30 percent of the shares (25 apartments) as of the most recent audited financials on file. In practice this produces a steady trickle of no-board-approval sponsor inventory alongside conventional resales, and a co-op whose commercial income (garage, professional suites) subsidizes maintenance. It also means a meaningful block of units is held for rental rather than owner-occupancy; buyers seeking a fully owner-occupied house culture should weigh that.
Operationally the cooperative is in disciplined shape: the balcony and bulkhead restoration was completed in 2022 funded by a defined assessment; the corporation refinanced in February 2022 into a $5 million interest-only mortgage at 3.02 percent fixed to 2032 — cheap, long-dated money by current standards; and reserves stood near $4.8 million at the last audited year-end on file, invested in Treasuries and money funds. Lobby and hallway renovations followed in early 2024. For a 1960s co-op, the financial posture is a genuine selling point, and the underlying documents are on file in The Roebling Research Library.
Architecture and unit composition
The Schimenti design is pure mid-century: a slab without setbacks rising from a plaza with a private driveway, its park elevation organized into four columns of glass-railed balconies of varying widths, angled at their sides so the facade reads as faceted rather than flat. Floor-to-ceiling glass runs across the park-facing rooms. The building was constructed with four apartments per floor — alcove studios through two-bedrooms — and decades of combinations have produced a current mix that runs from compact one-bedrooms to 2,300+ square-foot three- and four-bedroom combinations, including full-floor-feel units on the upper stories. Renovation condition varies widely from estate to mint, and pricing tracks position, light, and condition more than raw size.
Building operations
Full-service: 24-hour attended lobby, elevator attendants, live-in resident manager, porter staff, central laundry, bike room, storage, and a private circular driveway — a real amenity on this street. The on-site garage operates with valet service and discounted resident rates; the cooperative's garage and professional-suite income flows through the operating budget. The staff is unionized (32BJ). A roof deck appears in some records and not others — verify current common-space access directly.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $0 (under cap)
- Per unit / month range
- —
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
- Sublet policy
- Sublet/lease renewals handled directly by Century (not via Domecile)
- Notable fees
- Buyer move-in deposit $1,000; seller move-out deposit $1,000; mgmt processing fee $600
Recent sales
Recent transfers 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 |
|---|---|---|---|---|---|
| Dec 30, 2024 | 23CD | 2 BR · 2.5 BA · 2,250 sf | $5,933,000 | $2,637/sf | -33.7% |
| Sep 13, 2024 | 4B | 1 BR · 1.5 BA · 1,182 sf | $2,217,500 | $1,876/sf | -7.4% |
| Jun 26, 2024 | 12A | 3 BR · 3.5 BA · 2,325 sf | $6,750,000 | $2,903/sf | -1.5% |
| Jun 26, 2023 | 21B | 1 BR · 1.5 BA | $2,750,000 | -8.2% | |
| May 17, 2023 | 17D | 3 BR · 2.5 BA · 1,500 sf | $3,800,000 | $2,533/sf | -22.4% |
| Jan 23, 2023 | 7A | 2 BR · 2 BA · 1,160 sf | $2,100,000 | $1,810/sf | -8.5% |
| Jul 11, 2022 | 2C | 1 BR · 1.5 BA | $1,545,000 | -3.1% | |
| Feb 28, 2022 | 11CD | 2 BR · 2.5 BA | $6,000,000 | -13.0% |
Market read. $/sf is measured on the latest sales with reliable square footage (2024): a median $2,250/sf across 3 sales. The building has traded as recently as 2026. Median listing discount 4.3% 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 1-01030-0039) 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 on co-ops is not officially recorded, figures shown are approximate.
What to know if you’re buying
The view is the asset — buy it deliberately. Park-facing lines deliver protected, permanent Central Park frontage through floor-to-ceiling glass and a private balcony. South- and side-facing units are a different (and differently priced) product. Same-line comparables, not building averages, should anchor your offer.
Sponsor inventory changes the mechanics. When a sponsor-affiliated unit is on the market, there is no board approval — faster timeline, lighter disclosure, condo-like flexibility — but typically also no seller concessions on the co-op's standard terms. Know which kind of seller you are facing before structuring an offer.
The board framework is moderate, not punishing. 75 percent financing permitted, pieds-à-terre allowed, sublets permitted after two years with approval, pets registered with limits. This is one of the more flexible policy frameworks on the street's co-op inventory — but corporate purchases are not permitted, and trusts go through counsel review. Confirm current policy with the managing agent.
Underwrite the carry, not just the price. Maintenance reflects a high-service, garage-and-driveway building on prime land; recent listings have shown monthly maintenance in the $5,500–$6,300 range on larger combinations. The corporation's interest-only mortgage matures in 2032 — your attorney should review the financials (on file with us) and any future capital plans.
Condition spread is wide. Estate-condition units trade at meaningful discounts to renovated peers. Budget renovation realistically — run the Renovation Cost Calculator — and remember alteration agreements and summer-work rules apply.
What to know if you’re selling
Sell the street, then the building. The marketing argument is park frontage at a rational price: full-glass park exposure, balcony, driveway, garage — attributes the supertalls charge multiples for. Position explicitly against the $4,000–$10,000+/sf inventory a block south.
Be precise about what competes with you. Your live competition includes the building's own sponsor inventory (no board approval) and 200 CPS rentals next door. Pricing and timing should account for both.
Document the building's financial story. The 2022 refinance, completed balcony program, and reserve position are selling points sophisticated buyers' attorneys will find anyway — lead with them.
Closing mechanics are co-op-standard. Board package and interview for conventional resales; plan 60–90 days contract-to-close. Run net proceeds through the Seller Closing Cost Calculator.
Comparable buildings
If you're considering 210 Central Park South, also evaluate:
- 200 Central Park South — Spitzer's curved sister building next door
- Hampshire House (150 Central Park South) — the street's flagship pre-war white-glove co-op; more pedigree, stricter framework
- Essex House (160 Central Park South) — Art Deco hotel-condominium; park frontage with condo rules and hotel services
- Gainsborough Studios (222 Central Park South) — landmarked 1908 artists' co-op with double-height park-facing studios; the character alternative on the same blockfront
- 220 Central Park South — the street's ultra-prime condo benchmark; sets the ceiling against which 210 CPS reads as value
- One57 (157 West 57th Street) and Central Park Tower (217 West 57th Street) — Billionaires' Row supertalls one block south for buyers trading co-op value for new-condo product
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Central Park South — read The Roebling Team Guide to Central Park South.
The full playbook — what goes in the package, how boards read your financials, the interview, and the timeline — plus sample cover, reference, and personal letters you can adapt.
Considering a move at 210 Central Park South?
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 210 Central Park South 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.