22 Riverside Drive
22 Riverside Drive, New York, NY 10023
Upper West Side
BBL 1011847501 · BIN 1030996
- 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
- $917
- Listing discount
- 0.6%
- Recorded sales
- 49
- 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.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $8,096/yr
- Per unit / month range
- $0 – $29
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 →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, 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 | $1,578,287 | $1,281/sf | +5.2% |
| 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% |
| 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 (2022) cleared a median $917/sf across 2 sales. 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) 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 neighborhood
For the full corridor — architecture, schools, transit, and pricing across Riverside Drive — read The Roebling Team Guide to Riverside Drive.
Considering a move at 22 Riverside Drive?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
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.