Towers on the Park
220 Manhattan Avenue, near West 110th Street · Upper West Side
Upper West Side
BBL 1018457501 · BIN 1076522
- Year built
- 1989
- Landmark
- No
- Amenities
- Attended entry, resident superintendent, shared gardens, laundry, bicycle storage, garage and resident lounge
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
- $995
- Listing discount
- 2.5%
- Recorded sales
- 83
- On record
- 2003–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at Towers on the Park 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.
220 Manhattan Avenue belongs to Towers on the Park, a large condominium development at the meeting of the Upper West Side and South Harlem, close to Central Park and Morningside Park. Bond, Ryder & James designed the complex. Its condominium declaration was executed and recorded in 1988, placing the project within the late-twentieth-century expansion of ownership housing around the parks' northern edges.
The building draws on shared facilities across a much larger property than its Manhattan Avenue entrance suggests. Landscaped outdoor areas, commercial space and residential common rooms form part of the development. A supermarket occupies part of the commercial frontage, and a garage serves the property.
A resident lounge opened at this address in April 2025. Habitat reported that the approximately 1,150-square-foot ground-floor space had been vacant for about a decade before its conversion. The project gave the building a new indoor gathering area alongside its existing laundry room.
Architecture and unit composition
The development combines broad masonry residential forms with open landscaped areas at their base. Its apartments include compact one-bedroom plans and larger two-bedroom arrangements; some two-bedroom homes have an additional half bath. The smaller layouts can be under 600 square feet, while larger two-bedroom plans approach 900 square feet.
Living rooms and bedrooms occupy separate rooms in many of these layouts. Kitchen arrangements vary with renovation, including openings into the living area. The difference between a one-bedroom and a two-bedroom home is therefore a change in room distribution as well as total size.
The complex's different wings and orientations create different outlooks. Being part of a park-facing complex doesn't mean every apartment has a park view. Some homes face the surrounding streets or landscaped grounds. Windows, exposure and the apartment's position within the complex establish the actual outlook.
Building operations
The operating facilities include attended entrances, a resident superintendent, laundry rooms and bicycle storage. The gardens provide shared outdoor space, and the garage is a separate amenity within the development. Availability of a parking space or storage allocation is distinct from ownership of an apartment.
The new lounge contains a television area, piano, pool table and library shelving. Its conversion also added a kitchenette and an accessible bathroom. Access uses the building's electronic entry system. Habitat described a single-exit occupancy limit of 83 people for the room; that limit shapes the size of events the space can accommodate.
The tax structure spans the wider condominium. Class 2 applies to its residential unit lots and carries no statutory cap on assessment growth. No building-wide abatement appears in the current DOF information. The parcel's low built floor-area ratio relative to its zoning allowance reflects the amount of open land within the development; it doesn't give any individual apartment owner a right to build on that space.
Recent sales
Recent closings at this building, curated by The Roebling Team research desk. 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 |
|---|---|---|---|---|---|
| Apr 20, 2026 | 7F | 640 sf | $316,500 | $495/sf | off-mkt |
| Mar 3, 2026 | 4U | 2 BR · 1 BA · 825 sf | $835,000 | $1,012/sf | -7.2% |
| Feb 9, 2026 | 4F | 1 BR · 1 BA · 640 sf | $670,000 | $1,047/sf | +9.8% |
| Jan 15, 2026 | 1H | 2 BR · 1 BA · 892 sf | $880,000 | $987/sf | off-mkt |
| Aug 22, 2025 | 4G | 1 BR · 1 BA · 589 sf | $570,000 | $968/sf | -4.8% |
| Sep 19, 2024 | 3B | 1 BR · 1 BA · 589 sf | $547,000 | $929/sf | -0.5% |
| Sep 4, 2024 | 4L | 2 BR · 1 BA · 825 sf | $825,000 | $1,000/sf | -2.9% |
| Aug 9, 2024 | 6B | 589 sf | $570,000 | $968/sf | off-mkt |
Market read. Most recent trades (2026) cleared a median $995/sf across 4 sales. Median listing discount 2.5% 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 1-01845-7501) 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
Litigation is pending. The condominium is a party to a case that was still active in 2026. Ask the managing agent for the current status.
Comparable buildings
- Manhattan Valley Townhouses: A late-twentieth-century condominium with a much lower residential form in the same part of the Upper West Side.
- One Morningside Park: A newer condominium tower close to the same park junction, with a smaller overall inventory.
- 400 Central Park West: A large postwar condominium with substantial grounds and Central Park frontage.
- 392 Central Park West: Another large park-side condominium for comparing apartment exposure and shared landscaped space.
- The Straus Park Condominium: A smaller, more recent condominium tower with an Upper West Side park setting.
More Upper West Side buildings
- 219 West 81st Street (The Avonova) — 1912 condominium
- 220 Riverside Boulevard — 2003 condominium
- 220 West 93rd Street — 1926 condominium by Jacob M. Felson
- 223 West 80th Street — 2005 condominium
- The Belnord (225 West 86th Street) — condominium by Hiss & Weekes
- The Bromley (225 West 83rd Street) — 1985 condominium by Costas Kondylis & Partners
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.
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