219 West 77th Street (221 West 77th Street)
219 West 77th Street, New York, NY 10024
Upper West Side
BBL 1011697503 · BIN 1090726
- Year built
- 2017
- Type
- Condominium
- Units
- 26
- Floors
- 18
- Landmark
- No
- Amenities
- 24-hour attended lobby, common roof deck, fitness center, residents' lounge, and private storage; upper-floor residences carry stepped private terraces, and the interiors carry a Thomas Juul-Hansen finish specification
- 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, 2017–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $2,282
- Listing discount
- 1.9%
- Recorded sales
- 41
- On record
- 2017–2025
221 West 77th Street is the second of Naftali Group's two Thomas Juul-Hansen boutique condominiums on this block — a limestone-clad, 18-story building of 26 residences, built across the former 219–223 West 77th Street site where a five-story parking garage once stood. Completed in 2017, it carries the design vocabulary that defines Juul-Hansen's work for Naftali: a finely detailed limestone facade with Danish-masonry detailing, mahogany-framed casement windows, and cascading stepped terraces that give the upper floors private outdoor space carved into the building's massing. It is the larger sibling to the developer's other boutique condominium a few doors east.
For buyers, the proposition is a small, finish-forward condominium on a quiet residential stretch of 77th Street, with the privacy of few neighbors and outdoor space on the better lines. The policy framework is the condominium standard — pieds-à-terre and sublets permitted under the declaration — and the location places residents a short walk from the 1 train at 79th Street, the express at 72nd, and both parks. The stepped-terrace architecture is the building's scarce asset: outdoor space at altitude on a corridor where it is rare.
221 West 77th Street reads as the design-forward, low-density alternative to the corridor's larger new towers — buyers come for the Juul-Hansen finish, the stepped terraces, and the privacy of a 26-unit building, and accept the trade-offs of a small building's economics.
Architecture and unit composition
The cascading stepped terraces are the design's signature and the apartments' best feature — they carve private outdoor space into the upper floors and give those residences both light and altitude that the corridor's flat-facade new product cannot match. The 26 residences run from larger one- and two-bedrooms through full-floor family layouts and upper-floor units with terraces; the low unit count means most apartments occupy a large floor share, with corner light and few shared walls. Finishes carry the Juul-Hansen specification throughout. Floor share, terrace access, and exposure drive the premium structure.
Building operations
Boutique full-service condominium: 24-hour attended lobby, common roof deck, fitness center, residents' lounge, and private storage, with stepped private terraces on the upper-floor residences. The amenity and service program is sized to a small building, 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
- $33,429/yr
- Per unit / month range
- $0 – $107
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
221 West 77th Street 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 stepped terraces, and the condominium's permissive framework. Condominiums here are priced on a dollars-per-square-foot basis; with only 26 apartments, the building's comparable set is thin, and apartment-level context — floor share, terrace access, exposure, 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 |
|---|---|---|---|---|---|
| Sep 30, 2025 | CUASponsor Sale | 2,369 sf | $4,802,287 | $2,027/sf | off-mkt |
| Aug 1, 2025 | 6E | 3 BR · 3.5 BA · 2,048 sf | $4,685,000 | $2,288/sf | -1.4% |
| Mar 19, 2025 | 4E | 3 BR · 3.5 BA · 2,048 sf | $4,400,000 | $2,148/sf | -4.2% |
| Sep 17, 2024 | 10E | 3 BR · 3.5 BA · 2,067 sf | $4,900,000 | $2,371/sf | -3.9% |
| May 31, 2024 | — | 3,493 sf | $12,500,000 | $3,579/sf | off-mkt |
| Dec 14, 2023 | 17 | 4 BR · 4 BA · 2,948 sf | $8,600,000 | $2,917/sf | -4.4% |
| Jul 14, 2023 | — | 4 BR · 4.5 BA · 3,184 sf | $9,000,000 | $2,827/sf | off-mkt |
| Dec 20, 2022 | 3S | 3 BR · 3.5 BA · 2,277 sf | $5,600,000 | $2,459/sf | off-mkt |
Market read. Most recent trades (2025) cleared a median $2,282/sf across 2 sales. Median listing discount 1.9% 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 1-01169-7503) 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 terrace. The stepped private terraces on the upper floors are the building's scarce asset; outdoor space at altitude in this corridor holds value through cycles. Confirm exactly what each unit's outdoor space includes.
Buy the floor share. Large floor footprints are the building's product — light, privacy, and few neighbors flow from them. Confirm each unit's floor footprint.
The finish is the credential. Juul-Hansen interiors are the marketing headline and a genuine quality differentiator. Weigh it against the price.
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 amenity allocation. A service and amenity program across 26 units means a meaningful per-unit cost. Run the True Monthly Carrying Cost Calculator on the specific unit.
What to know if you’re selling
Lead with the terraces and density. Stepped private outdoor space, full-floor privacy, Juul-Hansen finish in a 26-unit 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 terrace comparables are the right anchor, and we maintain them in the Research Library.
Distinguish from the sibling building. The two Naftali boutiques on the block are related but distinct; market this building's specific floor plans, terraces, and finishes.
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 219 West 77th Street, also evaluate:
- Two Ten West 77 (206 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 up Broadway
- The Belnord — the pre-war condominium conversion at 86th Street, 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.
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