215 West 88th Street
215 West 88th Street, New York, NY 10024
Upper West Side
BBL 1012367502 · BIN 1087732
- Year built
- 1915
- Type
- Condominium
- Units
- 98
- Floors
- 12
- Landmark
- In a historic district
- Pets
- Pets permitted (cats and dogs; case-by-case approval)
- Subletting
- Permitted under the condominium declaration
- Pied-à-terre
- Allowed
Every recorded sale at this building, 2007–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf (floor-adjusted)
- $1,722
- Listing discount
- 3.6%
- Recorded sales
- 107
- On record
- 2007–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Merrion 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.
215 West 88th Street — marketed as The Merrion — is a 1915 pre-war building by the prolific Upper West Side architect George F. Pelham, converted to condominium ownership in 2008 with Kinlin Rutherfurd Architects handling the conversion architecture. It occupies the northeast corner of Broadway at West 88th Street, wrapping the corner so that the residences run east along West 88th toward Amsterdam. That corner position gives the building light, air, and a Broadway address at the center of the Upper West Side's most active retail and transit corridor.
The building's appeal is the same combination that defines the best of the neighborhood's converted pre-war stock: authentic pre-war architecture — nine-and-a-half to ten-foot ceilings, thick masonry, generous room proportions, and a limestone-and-brick Beaux-Arts-influenced facade — delivered in condominium form. As a condominium rather than a co-op, The Merrion permits financing, subletting, and pied-à-terre use, and it runs purchases through a right-of-first-refusal process rather than the restrictive vetting of a co-op board. That flexibility is a meaningful differentiator on an Upper West Side where most pre-war inventory below West 96th Street is cooperative.
The Broadway corner location is structurally significant. The Upper West Side's residential character is organized around three spines: Central Park West (the trophy avenue with dense pre-war cooperative inventory), Riverside Drive (the western waterfront avenue), and the Broadway/Amsterdam mid-section (the neighborhood-scaled corridor with active retail, dining, and transit). The Merrion sits directly on Broadway — Upper West Side character with maximum walkability and convenience, rather than the trophy Central Park West avenue tier.
For buyers, 215 West 88th represents a clear position in the modern Upper West Side condominium market: pre-war architecture, a Broadway corner address, condominium flexibility, and a price point below the trophy avenue and new-construction luxury tiers.
Architecture and unit composition
The Merrion's residences span studios through four-bedrooms, with some combined units running larger. Documented layouts range from studios of roughly 770 square feet and one-bedrooms near 765 square feet up through two-bedrooms of 1,067–1,517 square feet, three-bedrooms of 1,477–1,875 square feet, and four-bedrooms exceeding 2,100 square feet. Ceiling heights run approximately 9.5 to 10 feet, with original beamed detail retained in many residences.
Finishes in most units reflect the conversion standard — oak floors, chef's kitchens with Sub-Zero, Wolf, and Bosch appliances, marble baths, and central air conditioning. Some residences retain fireplaces, and many include in-unit Miele washer/dryers. The exterior keeps its 1915 character: light-beige brick over a three-story limestone base with rusticated quoins and balustraded stringcourses.
Building operations
215 West 88th operates as a full-service condominium with a full-time doorman, concierge, live-in resident manager, fitness center, children's playroom, landscaped rooftop terrace, bicycle storage, private storage, and an additional laundry room. There is no on-site parking garage. Confirm current common charges, property taxes, and any building-specific closing contributions through the managing agent during due diligence.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $72,866/yr
- Per unit / month range
- $0 – $66
- Modeled exposure split equally across 92 units (the city tax-lot count). Not an assessed amount; co-op shareholders are typically charged by share allocation.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City record last verified September 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →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.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent).
Penalties shown are amounts DOB assessed against filings on record across 2005–10 to 2025–30. The FISP dataset does not record whether they were paid, contested or remain open, so treat the figure as history rather than a current balance and confirm the building’s standing with the managing agent.
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City record last verified September 2026.
Management & transfer contacts
Recent sales
Recent closings at this building, from The Roebling Research Library. 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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Jul 1, 2026 | 6E | 3 BR · 2 BA · 1,542 sf | $2,759,457 | $1,790/sf | +2.4% |
| Jan 13, 2026 | 3E | 3 BR · 2.5 BA · 1,542 sf | $2,395,000 | $1,553/sf | +0.0% |
| Dec 17, 2025 | 10A | 1 BR · 1 BA · 766 sf | $1,030,000 | $1,345/sf | -4.2% |
| Sep 9, 2025 | 2G | 3 BR · 2.5 BA · 1,676 sf | $2,675,000 | $1,596/sf | +0.0% |
| Sep 9, 2025 | 11D | 3 BR · 3 BA · 1,517 sf | $2,649,000 | $1,746/sf | +0.0% |
| Jul 17, 2025 | 6D | 3 BR · 3 BA · 1,517 sf | $2,235,000 | $1,473/sf | off-mkt |
| Jun 4, 2025 | 4C | 3 BR · 1,413 sf | $2,425,000 | $1,716/sf | +1.3% |
| Apr 22, 2025 | 4H | 3 BR · 1,613 sf | $2,999,000 | $1,859/sf | off-mkt |
Market read. Most recent trades (2026) cleared a median $1,722/sf (floor-adjusted) across 2 sales. Floor-adjusted means each sale is restated to a constant mix of floors, so the figure can differ from the plain median of the sales listed above. Median listing discount 3.6% 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 1-01236-7502). Apartment-level facts (line, condition, asking-price context) curated and cross-verified in The Roebling Research Library. 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.
Closed rents at The Merrion, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 3 bedroom | 2 | $11,750 |
3 closed leases, October 2023 to September 2026. Most recent lease February 2026. Based on few leases. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
At the recent median sale of $2.42M (11 sales since 2024), a buyer putting 25% down would pay about $100,516 to close, or 4.1% of the price.
- Mansion tax: $30,313
- Mortgage recording tax: $35,011
- Title insurance: $10,913
- Attorneys, lender, building fees, reserves and filings: $24,280
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
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What to know if you’re buying
You're buying pre-war character with condominium flexibility. Financing up to 80%, pied-à-terre use, and subletting are all permitted — scarce among the surrounding pre-war co-op inventory.
The Broadway corner is a feature and a consideration. The corner delivers light and convenience; buyers sensitive to street noise should view the specific exposure in person.
Layouts are heterogeneous. Studios through combined four-bedrooms trade in this building. Evaluate the specific apartment; a building average is not a substitute.
Condo mechanics apply. 30–45 day closings; foreign buyers welcome; purchases run as a right-of-first-refusal process rather than a co-op board interview.
Confirm carrying costs. Model common charges, property taxes, and utilities carefully.
What to know if you’re selling
Lead with the Broadway address and the pre-war/condominium combination. That is the differentiator against the neighborhood's co-op stock.
Price at the apartment level. Varied layouts and exposures make unit-specific comparable analysis essential.
Closing timelines are condo-fast. 30–45 days from contract to closing.
Comparable buildings
If you're considering 215 West 88th Street, also evaluate:
- 200 West 88th Street — pre-war Upper West Side residence on the same block
- 59 West 88th Street — UWS building on West 88th near Central Park West
- 345 West 88th Street — UWS building in the West 80s toward Riverside
- 320 West 89th Street — pre-war UWS residence
- 165 West 91st Street — comparable pre-war rental-to-condo conversion in the Broadway/Amsterdam corridor
- Modern UWS condominiums (200 Amsterdam Avenue, 215 West 84th Street) — new-construction alternatives
More Upper West Side buildings
- 215 West 105th Street — 1925 co-op
- 215 West 78th Street — 1926 co-op by Schwartz & Gross
- 215 West 84th Street — 2024 condominium by Robert A.M. Stern Architects
- 215 West 95th Street (The Princeton House) — 1986 condominium by SLCE Architects
- 215 West 98th Street (The Gramont) — 1911 condop by George and Edward Blum
- Haroldon Court (215 West 90th Street) — 1922 condominium by Rouse & Goldstone
The neighborhood
For the full corridor — architecture, transit, and pricing across Upper West Side — read The Roebling Team Guide to Upper West Side.
How to read the facts on this page. Items attributed to an offering plan describe the building as it was offered at that filing — unit mix, square footage, the amenity program as planned. They are not a statement about how the building operates today. Tax and compliance figures are sourced separately to current City records and carry their own dates. House rules, staffing and fee policy can change by board resolution without any public filing: treat every policy line here as a starting point for diligence and confirm it with the managing agent. Where this page compares one building or neighborhood to another, that is our analysis of the recorded record — it names the measure, the period and the sample it rests on, and it is an observation about medians rather than a prediction about any particular apartment.
Considering a move at The Merrion?
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