Towers on the Park
220 Manhattan Avenue, near West 110th Street · Upper West Side
Manhattan Valley, Upper West Side
BBL 1018457501 · BIN 1076522
- Year built
- 1989
- Amenities
- Attended entry, resident superintendent, shared gardens, laundry, bicycle storage, garage and resident lounge
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Dogs
- Not stated
- Cats
- Permitted with conditions
- 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
- $983
- floor-adjusted, 5 sales
- Listing discount
- 2.6%
- Recorded sales
- 84
- 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.
Compare the actual floor plans for kitchen enclosure, usable living space and bedroom placement; renovations can alter the original layouts.
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.
Application and transaction fees
Fees below are from building management's published schedule, as of October 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
10 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Contribution to Reserve | Paid by Buyer | When With the application | Amount $1,000 | Refundable Not stated |
| Credit Check FeePer applicantRequired | Paid by Buyer | When With the application | Amount $75 per person | Refundable Non-refundable |
| Move-In Fee | Paid by Buyer | When With the application | Amount $500 | Refundable Non-refundable |
| Processing Fee | Paid by Buyer | When With the application | Amount $750 | Refundable Non-refundable |
| Move-Out Fee | Paid by Seller | When With the application | Amount $500 | Refundable Non-refundable |
| Removal of Common Charge LiensConditional | Paid by Seller | When With the application | Amount TBD (if applicable) | 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 |
| Move-Out Deposit | Paid by Seller | When With the application | Amount $1,000 | Refundable Refundable |
| Leasing Compliance Deposit | Paid by Buyer | When At closing | Amount One year common charges | Refundable Not stated |
| Escrow Deposit | Paid by Seller | When At closing | Amount $500 | Refundable Not stated |
Rental or lease
8 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move Out Fee | Paid by Landlord | When With the application | Amount $500 | Refundable Non-refundable |
| Credit Check FeePer applicantRequired | Paid by Tenant | When With the application | Amount $75 per person | Refundable Non-refundable |
| Move In Fee | Paid by Tenant | When With the application | Amount $500 | Refundable Non-refundable |
| Processing Fee | Paid by Tenant | When With the application | Amount $600 | Refundable Non-refundable |
| Unit Owners Monthly Leasing FeeRecurring | Paid by Landlord | When Upon approval | Amount $200 per month or $2400 per year for a one-bedroom; $250 per month or $3000 per year for a two-bedroom; $300 per month of $3600 per year for a three-bedroom (billed on unit owner's monthly common charges bill) | Refundable Non-refundable |
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 |
|---|---|---|---|---|
| Processing FeeConditional | Paid by Tenant | When With the application | Amount 200 (if applicable) | Refundable Non-refundable |
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.
Pets and in-unit washer/dryer
- Dogs
- Not statedThe source permits pets without naming dogs.Source: building management's published schedule, as of October 2026
- Cats
- Permitted with conditionsA maximum of 2 cats are allowed per unitSource: building management's published schedule, as of October 2026
- In-unit washer/dryer
- Not verified
Considering an apartment here? Send Corey the listing to confirm the pet and washer/dryer rules for that apartment.
Monthly carrying charges in recent sales
- Common charges + taxes, per room
- $426 per room a monthMedian of 7 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges + taxes, per square foot
- $2.08 per square foot a monthMedian of 8 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges alone, per square foot
- $0.84 per square foot a monthMedian of 7 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
- Real estate taxes alone, per square foot
- $1.24 per square foot a monthMedian of 7 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
Common charges plus real estate taxes, combined into one monthly figure the way New York condominium listings show them. Add a mortgage payment for the monthly outlay. The split into common charges and taxes comes from the listings that also give the annual tax, a different sample, so the two lines need not add up exactly to the combined median; a tax abatement can hold taxes below the full amount until it expires. A summary of recorded sales and listings, not a current bill; charges change.
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
- Elevator
- YesSource: NYC Department of City Planning records (PLUTO)
- Amenities noted
- Residents' lounge, garden, garage, bike storage, laundry 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
- $225,665/yr
- Per unit / month range
- $0 – $55
- Modeled exposure split equally across 342 units (the residential count on the city's lot record). Not an assessed amount; how a building allocates a shared cost depends on its governing documents.
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 FISP filing classified the facade as Safe — no repairs were required at that inspection. A filed Safe grade is not a guarantee of current condition: owners still maintain the facade and, where required, observe parapets each year. Future inspection timing (Local Law 49 of 2025 changed the cycle framework from October 1, 2026), repair and any assessment decisions remain building-specific.
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.
Photographs of Towers on the Park
Recent sales
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 |
|---|---|---|---|---|---|
| Sep 29, 2026 | 1F | 1 BR · 1 BA · 640 sf | $630,000 | $984/sf | -2.9% |
| Apr 20, 2026 | 7F | 640 sf | $316,500 | $495/sf | — |
| 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 | — |
| 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% |
Market read. Most recent trades (2026 to date) cleared a median $983/sf (floor-adjusted) across 5 sales. 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 2.6% 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 1-01845-7501; 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 Towers on the Park and nearby.
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.
Considering a move at Towers on the Park?
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