212 West 95th Street (Dahlia)

The residential inventory runs from the third floor to the penthouse level and is configured as two-, three- and four-bedroom homes, with the largest floor plates and terraces at the top. Recorded unit designations run the A, B and C lines from the third through the seventeenth floors — following New York convention, there is no thirteenth floor — topping out with penthouses PHA and PHB. The B line generally carries the larger and higher-priced residences; sponsor pricing during the sellout consistently placed the B line well above the A line and the A line above the C.

The floor plan discipline reflects CetraRuddy's approach at the building: the deep window surrounds on the exterior translate inside into recessed window bays and unusually generous glass area for a masonry building, and the corner residences carry two-exposure light. Ceiling heights, finishes and the appliance specification are at the level the pricing implies, and every residence carries in-unit laundry and multi-zone climate control.

The residential program sits above a ground-floor community facility unit with an entirely separate entrance, which the sponsor offered for sale as a distinct condominium unit under the Fifth Amendment. This is a normal and generally benign structure — it keeps the community facility's operating costs out of the residential common charge pool — but it is worth confirming the current use and the allocation of common expenses between the residential and non-residential sections when reviewing the budget.

The amenity program is one of the strongest in the neighborhood for a building of this size, and it was clearly briefed for families. The 5,100-square-foot elevated landscaped terrace is the centerpiece, divided between an adult lounge area and a children's play structure. Below and around it: a fitness room with a separate yoga studio, a dedicated music room — genuinely rare in Manhattan residential and a real draw for families with students — a children's playroom, a game and tween room, a residents' lounge, a pet spa, bike storage, and private storage. Thirty-six residences supporting an amenity package of that scope is a favorable ratio, and it is reflected in the common charges.

The building operates with a 24-hour attended lobby. The staffing model was revised during the sellout: the Fifth Amendment to the offering plan filed a new first-year budget carrying a superintendent pay increase, the substitution of a full-time porter for one doorman shift, and the addition of a window-cleaning service contract — together raising the projected annual budget by 10.67 percent above the figure in the original plan, with the revised budget certified as adequate by the sponsor's budget expert. That is a candid and well-documented adjustment, and it is the kind of pre-closing budget revision that a buyer should look for and read rather than skip.

For a 2020-delivered building, the operating diligence set is narrower than at a conversion but no less important. The items to pull are the current budget and financial statements, the reserve position, the status of any remaining sponsor obligations and construction warranty claims, the allocation of common charges between the residential section and the community facility and commercial units, and the current real estate tax position on the specific apartment. New construction of this vintage frequently carries a tax profile that changes materially in the first years after the post-construction assessment lands, and that transition should be modeled rather than assumed.

The parking units carry their own diligence. Confirm whether a given apartment conveys with a parking unit, whether the parking unit is separately deeded and separately mortgaged, how it is assessed for real estate taxes, and what the parking section's share of common charges is. These are separate condominium units with their own economics; they are not amenities bundled into the apartment.

Pets: Permitted. The building carries a dedicated pet spa, which is a reasonable signal of house-rule posture.

Pied-à-terre: Permitted.

Subletting: Permitted under the standard condominium framework — the board exercises a right of first refusal on a proposed sale or lease rather than approving or rejecting the purchaser. Confirm any minimum lease term with the managing agent.

LLC, trust and foreign ownership: Permitted. The offering plan carried the standard FinCEN Geographic Targeting Order disclosure applicable to entity purchases in New York City; that regime remains in force and should be factored into the closing timeline for any entity buyer.

Financing: No cooperative-style financing ceiling or minimum-down requirement.

Flip tax: No traditional flip tax is documented in the plan amendments on file. Confirm the current working capital contribution and any transfer fees with the managing agent before pricing a sale.

Parking: Twelve deeded parking units, sold individually. Availability on the resale market is limited and unpredictable — treat an apartment that conveys with parking as a meaningfully different product from one that does not.

Storage: Thirty-two storage spaces were offered under license during the sellout, from roughly $15,000 for a standard space to $40,000 for the accessible spaces. Current availability should be confirmed with the managing agent.

Property tax abatement: The NYC Co-op/Condo Property Tax Abatement requires primary residence. LLC purchases and pied-à-terre use forfeit it. Given the building's price points, that is a material monthly difference and belongs in the model before the offer.

Recent sales

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.

Market read. Most recent trades (2026) cleared a median $1,531/sf across 1 sale. Median listing discount 0.0% from the last ask.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01242-7501) 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.

Confirm exactly what you are buying. Because of the purchaser-elected combinations executed during the sellout, the apartment behind a given unit designation may or may not be the one on a pre-2020 floor plan. Get the as-built plan and the recorded tax lot for the specific unit.

If parking matters to you, it is the reason to be here. Twelve deeded parking units in a Manhattan condominium is a scarce asset with durable value. If an apartment conveys with one, that is a distinct product and should be underwritten as such.

Understand the condominium's non-residential sections. The community facility unit, the commercial space, and the parking section all sit inside the same condominium. Ask how common expenses are allocated between them and the residential section, and read the current budget rather than the projected one from the plan.

Model the tax transition. For a building delivered in 2020, the post-construction assessment and any applicable exemption treatment are the largest swing factor in carrying cost. Run True Monthly Carrying Cost against the current tax bill on the specific unit.

Read the Fifth Amendment budget revision. The sponsor raised the first-year budget by nearly eleven percent before closings began, for documented staffing and service reasons. That transparency is a good sign, and the revised figures are the correct baseline against which to read today's charges.

Lead with architecture and amenity, in that order. CetraRuddy's sculpted façade is the differentiator against every ground-up competitor in the nineties, and the 5,100-square-foot terrace, the music room and the yoga studio are a family-oriented amenity package that thirty-six residences would not normally support.

Parking is a headline, not a footnote. If the apartment conveys with a deeded parking unit, that belongs in the first line of the marketing, not in the amenities list.

Position against ground-up, not against prewar. Buyers cross-shopping Dahlia against Upper West Side prewar cooperatives are comparing different products with different rulebooks. The right comparison set is new-construction condominium inventory, where Dahlia's design and amenity ratio hold up well.

Establish the combination status up front. If the residence is a combined unit, say so, document it, and price it against comparable square footage rather than against the line designation. Leaving that to be discovered at appraisal costs money.

Bring your own comparables. With this few resales, the market has not built a reliable comparable set for this building. Assemble one — line, floor, square footage, parking, terrace — and put it in front of the buyer.

If you're considering Dahlia, also evaluate:

• 250 West 96th Street (96+Broadway) — Stephen B. Jacobs Group ground-up condominium; the closest direct new-construction peer, one block north
• 2505 Broadway — ODA Architecture new-construction condominium on Broadway at 93rd; contemporary design-led alternative in the same corridor
• 212 West 93rd Street — ODA New York new-construction condominium two blocks south; boutique scale, similar buyer profile
• 215 West 95th Street (The Princeton House) — Schuman, Lichtenstein, Claman & Efron ground-up condominium directly across the street; the prior generation of new construction on the block
• 275 West 96th Street (The Columbia) — Frank Williams new-construction condominium; larger, full-amenity, established resale market
• 245 West 99th Street (Ariel West) — COOKFOX Architects with CetraRuddy Architects; the same design office's other Upper West Side condominium work
• 250 West 94th Street (The Stanton) — Sugarman & Berger prewar cooperative; the co-op benchmark in the immediate area
• 220 West 93rd Street — established Upper West Side building nearby; useful for calibrating the neighborhood's non-new-construction pricing
• 150 West 82nd Street (The Marlow) — BKSK Architects prewar conversion; the boutique-conversion alternative to ground-up
• 393 West End Avenue — 1927 building converted in 2022 with CetraRuddy; prewar proportion with condominium ownership, at a higher price point