- Year built
- 1930
- Type
- Condominium
- Units
- 30
- Floors
- 19
- Landmark
- Designated
- Pets
- Pet-friendly (cats and dogs)
- Subletting
- Permitted under the condominium bylaws — confirm terms at offer stage
- Pied-à-terre
- Allowed
Every recorded sale at this building, 2006–2022
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,013
- Listing discount
- 0.7%
- Recorded sales
- 36
- On record
- 2006–2022
22 Riverside Drive is a boutique pre-war condominium on one of Manhattan's most coveted residential thoroughfares — the park-fronting stretch of Riverside Drive, overlooking Riverside Park and the Hudson River. Built in 1930–31 to the design of Boak & Paris, the firm behind some of the city's most distinctive Art Deco and eclectic pre-war apartment houses, the building rises 19 stories on the northeast corner of West 74th Street. It is a rental-to-condominium conversion completed in 2005, and it trades today as a large-layout pre-war condo with the light, air, and park views that define the best of the Drive.
For the buyer who wants pre-war scale and river-park views with the deeded flexibility of a condominium rather than the board process of a co-op, 22 Riverside Drive is a clean proposition: an intimate, roughly 30-residence building with two apartments per floor, generous room counts, and a protected historic-district address a block from the park.
Building operations
The condominium runs on a refined pre-war boutique model: an attended lobby with part-time doorman hours, a live-in superintendent, elevators, a laundry room, private storage, and a bicycle room, with a greenhouse on the roof. The two-per-floor density keeps the building quiet and the light generous — a deliberate contrast to the larger pre-war blocks nearby.
As a condominium, ownership is by deed rather than shares. Purchases avoid the share-loan structure and interview process of a cooperative; financing is a matter between buyer and lender; and pied-à-terre, investment, and subletting uses are permitted under the bylaws. The building is pet-friendly. Any transfer fee and specific sublet terms should be confirmed against the current bylaws at offer stage.
Recent sales
Condominium pricing is read on a per-square-foot basis, and 22 Riverside trades as a large-layout pre-war condo — full-floor and duplex homes, park and river views, and the flexibility premium that deeded ownership commands. With roughly 30 residences and two per floor, resale volume is thin: a small number of closings in an active year, running to the larger two- and three-bedroom and full-floor tier. Pricing is driven by floor, exposure, view, outdoor and pre-war detail, and renovation condition rather than by any neighborhood average. When underwriting a purchase or a list price, capture the specific unit's square footage, light, river-park exposure, and finish level rather than leaning on an Upper West Side headline number.
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, 2022 | 11B | 2 BR · 2 BA · 1,232 sf | $1,578,288 | $1,281/sf | +5.2% |
| Jan 24, 2022 | 4 | 3 BR · 3.5 BA · 2,160 sf | $3,200,000 | $1,481/sf | -2.3% |
| Jul 20, 2021 | 1B | 1 BR · 1 BA | $865,000 | -21.4% | |
| Feb 12, 2021 | 2A | 1 BR · 2 BA · 832 sf | $1,200,000 | $1,442/sf | -7.3% |
| Dec 17, 2019 | 14AB | 3 BR · 3 BA · 2,160 sf | $4,000,000 | $1,852/sf | -5.9% |
| Mar 7, 2019 | 1213 | 4 BR · 3.5 BA · 2,992 sf | $5,345,000 | $1,786/sf | -4.5% |
| Jun 11, 2015 | 1213 | 4 BR · 3 BA · 2,992 sf | $7,200,000 | $2,406/sf | -0.7% |
| Aug 1, 2014 | 14AB | 3 BR · 2,160 sf | $4,650,000 | $2,153/sf | off-mkt |
Market read. Most recent trades (2022) cleared a median $1,013/sf across 1 sale. Median listing discount 0.7% 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.
Other recent transfers
| Date | Unit | Price |
|---|---|---|
| Aug 25, 2014 | 2A | $1,199,000 |
| Mar 5, 2013 | 13B | $1,909,219 |
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 1-01184-7501) 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.
What to know if you’re buying
This is a condominium, so the path is straightforward: no board interview, financing set by your lender, and a review of the building's financials, reserve, and bylaws during due diligence. Read the bylaws on pet rules, any transfer fee, and sublet terms, and confirm them at offer stage. As a pre-war building within a landmark district, review the reserve and any capital-planning history on the building envelope and windows — historic-district review can affect the cost and timeline of exterior work.
The reasons to buy are the address and the scale: a Boak & Paris pre-war tower on the park-fronting Drive, large pre-war layouts with Riverside Park and Hudson River views, deeded ownership with pied-à-terre and investment latitude, and a boutique two-per-floor building in a protected historic district.
What to know if you’re selling
The story is the Drive and the architecture. A Boak & Paris pre-war condominium with park and river views, large full-floor and duplex layouts, and a West End–Collegiate Historic District address is a specific, marketable proposition that sells to buyers who want pre-war scale and Riverside Park frontage with condominium flexibility. Pricing is an apartment-specific exercise: square footage, floor, light, view, and condition drive the number. We position the pre-war narrative, benchmark against the right tier of Upper West Side and Riverside Drive pre-war condominiums, and market to the buyer who wants the park.
Comparable buildings
If you're considering 22 Riverside Drive, also look at these Upper West Side and Riverside Drive pre-war buildings:
- 33 Riverside Drive — pre-war Riverside Drive building nearby
- 37 Riverside Drive — pre-war Riverside Drive building nearby
- 11 Riverside Drive — pre-war Riverside Drive building steps away
- 52 Riverside Drive — pre-war Riverside Drive cooperative nearby
- 140 West End Avenue — nearby Upper West Side building
- 279 Central Park West — pre-war Upper West Side building
The Roebling Team at 22 Riverside Drive
The Roebling Team at Compass specializes in the Upper West Side and the broader Manhattan condominium and cooperative market. We publish this profile because buyers and sellers of pre-war condominiums deserve building-specific intelligence — the architecture and landmark context, the condominium structure, the staffing and amenity reality, and where pricing sits against the right comparable tier.
If you're weighing a purchase or sale at 22 Riverside Drive, a 30-minute consultation is the right starting point.
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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