22 Riverside Drive
22 Riverside Drive, New York, NY 10023
BBL 1011847501 · BIN 1030996
- Year built
- 1930
- Type
- Condominium
- Units
- 30
- Floors
- 19
- Landmark
- In a historic district
- 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, 2006–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf (floor-adjusted)
- $1,451
- Listing discount
- 0.6%
- Recorded sales
- 37
- On record
- 2006–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 22 Riverside Drive 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.
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.
Architecture and residences
Boak & Paris designed 22 Riverside Drive in an eclectic pre-war idiom, with Gothic and Elizabethan detailing — brown and red brick over a cast-stone base, hood molds, gabled peaks at the crown, and wrought-iron grilles at the ground floor. It was notably the firm's first building to use multi-pane steel casement windows, a signature that gives the facade its distinctive rhythm. Because the tower was raised on the compact footprint of an earlier townhouse, it carries one of the smallest lot footprints of any Boak & Paris building — which is precisely what produces its intimate, two-per-floor plan.
The residences carry full pre-war scale: large two- and three-bedroom layouts, full-floor units, and duplex and triplex configurations, several with sunken living rooms, corner casement windows, and Riverside Park and Hudson River exposures. Many homes have been renovated over the years while retaining pre-war proportions and detail.
Because the building sits within the West End–Collegiate Historic District, exterior changes are subject to landmark review — a constraint that protects the streetscape and the building's character over time.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $8,096/yr
- Per unit / month range
- $0 – $29
- Modeled exposure split equally across 23 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
- Notable fees
- Building Administrative Fee = 2 months' common charges (sponsor sale only); Transfer Agent Closing Fee $1,000
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, 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 21, 2026 | 8B | 2 BR · 2 BA · 1,232 sf | $1,925,000 | $1,563/sf | off-mkt |
| Sep 30, 2022 | 11B | 2 BR · 2 BA · 1,232 sf | $1,578,287 | $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% |
| 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 | +0.0% |
Market read. Most recent trades (2026) cleared a median $1,451/sf (floor-adjusted) across 1 sale. 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 0.6% 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 1-01184-7501). 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.
Buying here? Condo closing costs with a mortgage typically run 3 to 6% of the price. See NYC co-op and condo closing costs, line by line.
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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
More Riverside Drive buildings
- 5 Riverside Drive — 1936 co-op by Boak & Paris
- 33 Riverside Drive — 1927 co-op by George F. Pelham
- 37 Riverside Drive — 1925 co-op by Schwartz & Gross
- 52 Riverside Drive — 1926 co-op
- 54 Riverside Drive — 1926 co-op
- 60 Riverside Drive — 1965 co-op by Wechsler & Schimenti
The neighborhood
For the full corridor — architecture, transit, and pricing across Riverside Drive — read The Roebling Team Guide to Riverside Drive.
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 22 Riverside Drive?
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