Europa (22 West 66th Street)
22 West 66th Street, New York, NY 10023
Lincoln Square, Upper West Side
BBL 1011187502 · BIN 1028167
- Year built
- 1986
- Type
- Condominium
- Units
- 26
- Floors
- 25
- Financing
- Set by the buyer's lender. The building sets no ceiling of its own that we could find.
- Flip tax
- None documented in the records reviewed. Buyers pay a working-capital contribution of two months' common charges at closing (audited financial statements).
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Leasing by owners
- Permitted with conditions
- Washer/dryer
- Permitted
- Doorman
- Full-time doorman
Every recorded sale at this building, 2003–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2026 to date
- $2,865
- 2 sales
- Listing discount
- 3.7%
- Recorded sales
- 30
- On record
- 2003–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at Europa 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.
Europa is one of very few buildings where a buyer can own a full floor of a tower a few doors from Central Park West. The lot is only about 50 feet wide, and on floors 4 through 24 each floor is a single residence, with exposures on both the north and south. Most full-floor apartments in this part of Manhattan are either prewar co-ops on Central Park West, with the board approval and financing limits that come with them, or new-development condominiums at new-development prices. Europa offers the full-floor layout as a deeded condominium in a 1990s building.
The building is small by design: 25 residences for sale, two passenger elevators and a 24-hour concierge. Central Park, Lincoln Center and the Columbus Avenue corridor are all within a few blocks.
Its history is unusual. City records date the structure to 1986, but the condominium was not offered until 1994. The sponsor had bought the property in 1992 and was still finishing the residential floors when it filed the plan. Sponsor sales began in August 1995, and all residential units had been conveyed by 1998. Today every apartment is individually owned except the resident manager's unit, which the condominium holds.
Architecture and unit composition
Europa is a 25-story concrete tower with an upper penthouse level, on a lot about 50 by 100 feet. Because the massing is narrow, the full-floor residences get light at both ends. The offering plan describes a fire-proof concrete structure. Joseph Pell Lombardi & Associates prepared the specifications and certified the floor plans.
The stack is simple. Floors 2 and 3 each have two apartments (A and B). Floors 4 through 24 are one residence per floor, units 4 through 24. The top is a penthouse on the 25th floor with the upper level, which has exclusive use of the roof terrace. Units that open to a balcony or terrace have it as a limited common element (outdoor space reserved for that unit), recorded on the purchase price schedule. At least one pair of adjacent full floors has sold together as a combined purchase. Every unit has its own washer/dryer.
The commercial unit takes part of the lobby floor and cellar, and its roof is part of the unit. A 2005 DOB filing changed its use from a restaurant to a children's studio. The current occupant is not documented in the records we reviewed. The offering plan bars a list of uses from the commercial unit, including night clubs, off-track betting and clinics of certain types.
Building operations
The building runs with a resident superintendent, building staff and a 24-hour concierge. The 2020 budget provided for seven full-time employees. Labor was the largest expense in that historical budget; verify the current staffing and expense mix. The 25 offered residences, condominium-owned manager’s unit and commercial unit require expense-specific allocation under the declaration. Unit count and staffing alone do not establish high charges; review actual charges, taxes, assessments and capital commitments.
Capital posture. The audited statements on file show no mortgage on the common elements and a reserve fund of about $525,000 at year-end 2019, down from about $640,000 a year earlier. In 2018 the board levied an assessment of about $1.2 million on residential owners, payable over nine months starting January 2018. It paid for exterior restoration, plumbing, an elevator upgrade and cooling-tower, chimney, security, water-heater and heating work. The auditors note that the governing documents do not require a reserve fund and that no reserve study has been done. Ask for the most recent statements and the current Local Law 11 façade status.
Neighboring construction. Beginning in 2016, the condominium licensed access to the developer of the adjacent site at 36–44 West 66th Street for construction protection and underpinning, in return for monthly license fees plus one-time underpinning payments (audited financial statements). That site is where 50 West 66th Street now stands. Ask whether all protections have been removed and whether any claims remain open.
Tax position. Europa was built with a 421-a benefit. The plan describes a three-year exemption during construction followed by a ten-year declining exemption after completion, and the 1995 budget assumed partial 421-a. That schedule ran off by the mid-2000s. DOF's current rolls show no 421-a or other building-wide exemption. Taxes are at full assessment, less any owner-specific co-op/condo abatement.
Application and transaction fees
Fees below are from building management's published schedule, as of September 2026. They are shown as published, item by item; no total is added because the total depends on the transaction. Deposits are listed apart from nonrefundable charges.
Purchase
8 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Background Report FeeConditional · Per applicant | Paid by Buyer | When With the application | Amount $125 per applicant (additional $75 for criminal check if required by the Board) | Refundable Not stated |
| Move In Fee | Paid by Buyer | When With the application | Amount $250 | Refundable Not stated |
| Processing Fee | Paid by Buyer | When With the application | Amount $700 ($750 without a Broker) | Refundable Not stated |
| Working Capital Contribution | Paid by Buyer | When With the application | Amount Amount equivalent to two month's common charges | Refundable Not stated |
| Move Out Fee | Paid by Seller | When With the application | Amount $250 | Refundable Not stated |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move In Deposit | Paid by Buyer | When With the application | Amount $1,000 | Refundable Refundable |
| Post Closing Document Deposit | Paid by Buyer | When With the application | Amount $500 | Refundable Refundable |
| Move Out Deposit | Paid by Seller | When With the application | Amount $1,000 | Refundable Refundable |
Rental or lease
7 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move Out Fee | Paid by Landlord | When With the application | Amount $250 | Refundable Not stated |
| Background Report FeeConditional · Per applicant | Paid by Tenant | When With the application | Amount $125 per applicant (additional $75 for criminal check if required by the Board) | Refundable Not stated |
| Move In Fee | Paid by Tenant | When With the application | Amount $250 | Refundable Not stated |
| Processing Fee | Paid by Tenant | When With the application | Amount $700 ($750 without a Broker) | Refundable Not stated |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move Out Deposit | Paid by Landlord | When With the application | Amount $1,000 | Refundable Refundable |
| Move In Deposit | Paid by Tenant | When With the application | Amount $1,000 | Refundable Refundable |
Lease renewal
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Lease Renewal Fee | Paid by Landlord | When With the application | Amount $300 | Refundable Not stated |
Management updates its schedule without a public filing. The date is when management last updated the page, not when a rule changed. Confirm the current schedule with management before you apply.
Considering an apartment here? Send Corey the listing to discuss the building's costs and purchase requirements.
Own an apartment here? Request an apartment-specific pricing review.
Sublet and pied-à-terre policy
A condominium owner leasing a unit and a co-op shareholder subletting are different rules, and a building-wide rule is different from a restriction on one apartment. This is the building's rule; confirm it for the specific apartment.
- Leasing by owners
- Permitted with conditionsBoard approvalSource: The Roebling Team's building profile
- Pied-à-terre ownership
- Not verified
Considering an apartment here? Send Corey the listing to discuss the sublet and pied-à-terre rules for that apartment.
Pets and in-unit washer/dryer
- Pets
- Not verified
- In-unit washer/dryer
- PermittedSource: The Roebling Team's building profile
Considering an apartment here? Send Corey the listing to confirm the pet and washer/dryer rules for that apartment.
Building staffing and amenities
- Doorman
- Full-time doormanSource: recent listing records
- Concierge
- YesSource: recent listing records
- Live-in superintendent
- YesSource: The Roebling Team's building profile
- Package room
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of Buildings elevator records
- Amenities noted
- Fitness roomSource: The Roebling Team's building profile
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent. Outdoor space, parking and some facilities can belong to particular apartments or to a separate owner; confirm access for the specific apartment.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $48,416/yr
- Per unit / month range
- $0 – $155
- Modeled exposure split equally across 26 units (the residential count on the city's lot record). Not an assessed amount; condominium owners are typically charged by each unit's common-interest percentage.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed October 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the inspector (QEWI) identified conditions requiring monitoring or repair, with repairs due by the deadline stated in the filing. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — a licensed professional engineer or registered architect who meets DOB’s FISP qualifications and signs the report (the independent expert, not the managing agent).
Penalties shown are amounts DOB assessed against filings on record across 2005–10 to 2020–25. 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 data last refreshed October 2026.
Recent sales
Europa trades rarely. There are 25 residences, most of them full floors, and owners tend to stay. When a full floor comes to market, buyers compare it on a per-foot basis with two groups. One is prewar co-ops on Central Park West, which usually have park views and more prestige but also board approval and financing limits. The other is the newer Lincoln Square condominiums, which offer full amenity packages but rarely a private full floor. Europa generally sells at a discount to both, because it has no park frontage and a smaller amenity program. It sells at a premium to ordinary mid-block condominiums because of the full-floor layout and the Central Park West block.
Within the stack, height and outdoor space drive the spread, and the penthouse with its roof terrace sits at the top of the range. The tower at 50 West 66th Street now rises next door, so check each floor's current light and views in person rather than relying on older listing photographs. The two-per-floor apartments on floors 2 and 3 trade well below the full floors.
Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
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 |
|---|---|---|---|---|---|
| Aug 28, 2026 | PH | 4 BR · 4 BA · 3,064 sf | $7,250,000 | $2,366/sf | -9.3% |
| Aug 27, 2026 | 25 | 2,156 sf | $7,250,000 | $3,363/sf | — |
| Feb 3, 2025 | 10 | 3 BR · 3 BA · 2,241 sf | $4,000,000 | $1,785/sf | +0.0% |
| Mar 13, 2023 | 24 | 3 BR · 3 BA · 2,241 sf | $3,905,000 | $1,743/sf | +11.6% |
| Jul 14, 2021 | 17 | 3 BR · 3 BA · 2,271 sf | $2,900,000 | $1,277/sf | -3.2% |
| Feb 19, 2019 | 16 | 3 BR · 3 BA · 2,241 sf | $3,580,000 | $1,598/sf | -10.5% |
| Sep 25, 2017 | 2A | 3 BR · 3 BA · 1,443 sf | $2,550,000 | $1,767/sf | -13.6% |
| Sep 9, 2015 | 15 | 4 BR · 3 BA · 2,241 sf | $4,500,000 | $2,008/sf | -5.3% |
Market read. Most recent trades (2026 to date) cleared a median $2,865/sf (recorded) across 2 sales. Median listing discount 3.7% 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.
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 1-01118-7502; each condominium apartment is its own tax lot). 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.
What would your apartment rent for?
Enter your apartment and I'll send you what it would rent for, from comparable closed leases at Europa and nearby.
At the recent median sale of $7.25M (3 sales in the past 24 months, since November 10, 2024), a buyer putting 25% down would pay about $342,072 to close, or 4.7% of the price.
- Mansion tax: $163,125
- Mortgage recording tax: $104,672
- Title insurance: $32,625
- Attorneys, lender, building fees, reserves and filings: $41,650
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
Model the carrying cost. Review actual staffing costs and the declaration’s allocations among residential, manager and commercial interests before assigning costs to 25 homes. Add current unit taxes and assessments; expired 421-a does not freeze the bill or establish a cost ranking.
Read the last assessment and the reserve. The 2018 assessment paid for a round of capital work, and the reserve fell in 2019. Ask what is planned next.
Confirm the unit count and your unit's legal status. DOB's certificate-of-occupancy records list 24 dwelling units. ACRIS and DOF carry 26 residential lots. Have your attorney confirm that the certificate of occupancy covers your unit as a legal dwelling.
Mansion tax applies. At these price points the 1% mansion tax, and the higher tiers above $2 million, apply. Run the Mansion Tax Calculator.
What to know if you’re selling
Lead with the full floor. A private landing, exposures at both ends and deeded ownership a few doors from Central Park West are the pitch. As a condominium, there is no co-op board admission; purchases run through the condominium's application and right-of-first-refusal process.
Clear the right of first refusal early. Submit the waiver request as soon as you sign the contract so it does not delay closing.
Comparable buildings
If you're considering Europa, also evaluate:
- 50 West 66th Street: the new tower on the same blockfront, the new-development alternative
- The Park Laurel (15 West 63rd Street): a circa-2000 condominium three blocks south, also near Central Park West
- One Lincoln Square (144 Columbus Avenue): a 1995 Lincoln Square condominium from the same period, much larger
- Two Columbus Avenue: a 1998 condominium with about three apartments per floor
- Three Lincoln Center (160 West 66th Street): a 1993 full-service condominium on the same street
- 15 Central Park West: the trophy park-front condominium, the top of the local range
- 10 West 66th Street (Park Ten): the 1969 co-op a few doors east, the co-op alternative
More Upper West Side buildings
- 20 West 77th Street — 1925 co-op by George F. Pelham
- One Lincoln Plaza (20 West 64th Street) — 1971 condominium by Philip Birnbaum & Associates
- 22 West 96th Street — 1891 co-op
- 23 West 73rd Street (The Park Royal) — 1926 co-op by George F. Pelham
- 24 West 69th Street — 1922 co-op by George F. Pelham
- 24 West 70th Street — 1892 co-op
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 Europa?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
646.939.7375 · c.cohen@compass.com