220 Riverside Boulevard

The 49-story tower rises from the south end of its base, mirroring the north-anchored tower at 200 Riverside Boulevard next door. Its orange brick, triple setbacks, and illuminated circular glass rooftop lantern make it the most recognizable of the first Riverside South buildings. Residences run from one-bedrooms through three-bedroom and combined layouts, with the higher and west-facing lines carrying open Hudson River views (park exposure improves materially above roughly the 35th floor). Herringbone flooring, oversized soundproofed windows, and individual climate control were part of the original specification.

Finishes vary by renovation cycle: original sponsor-finish units renovate well, and the spread between original and updated condition is a visible pricing driver. Floor plates favor river orientation; ceiling heights and proportions are consistent with the early-2000s luxury-condominium standard.

Full-service condominium with a hotel-style service posture: 24-hour doorman and concierge, valet, and a substantial amenity program — a roughly 12,500-square-foot health club with an indoor pool, jacuzzi, steam, sauna, and massage rooms, a wood-paneled library, billiards and party rooms, a children's playroom, a landscaped interior courtyard, private storage, an on-site garage, and central air conditioning. The building fronts directly onto Riverside Park South and the Hudson esplanade. Transfer mechanics and any application fee stack should be confirmed against the current purchase application and the current managing agent's requirements during diligence.

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.

Market read. Most recent trades (2026) cleared a median $1,378/sf (floor-adjusted) across 8 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 3.0% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01171-7502). 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.

The view protection is structural. Riverside Park South and the Hudson sit across the boulevard; nothing can be built between the west-facing lines and the water. Price the west premium with confidence — it is permanent in a way few Manhattan view premiums are, and this is the tallest tower on the corridor.

The name question is settled — and documented. The 2019 owner vote and the published corridor pricing research mean the brand-association discount era is part of the building's history rather than its present. Review the renaming-era same-line trading history when evaluating comparables; we provide it.

Condominium mechanics keep closings fast. Financing, pied-à-terre use, and subletting are permitted under the condominium framework — confirm current sublet minimum-term and fee terms against the managing agent's application.

Calibrate against the new neighbors. The same corridor now offers 2017–2020 product at substantially higher cost per foot. The trade is finishes and amenity breadth against price, scale, the crown-of-the-corridor position, and the established building's documented operating history. Run the True Monthly Carrying Cost Calculator on both before deciding.

Transit honesty. The 1/2/3 express station at 72nd and Broadway is roughly a ten-minute walk; the crosstown buses and the building's garage fill the gap. Buyers commuting by subway should walk it once before contract.

Lead with the river and the crown. West-facing lines should be marketed on view permanence and the building's status as the tallest on the corridor; anchor pricing on same-line closed comparables rather than building-average figures.

Use the renaming story correctly. Sophisticated buyers know the building's history; the documented post-renaming research is a selling point, not a liability. Transparent positioning outperforms avoidance.

Condition drives the spread. Original-finish units clear when priced to the renovation math; renovated units in river lines clear at premiums. Run the Renovation Cost Calculator against your asking strategy before listing.

If you're considering 220 Riverside Boulevard, also evaluate:

• 200 Riverside Boulevard — the immediate neighbor and design twin; the closest like-for-like comparable
• 80 Riverside Boulevard (The Rushmore) — the Extell-era condominium generation immediately south
• 50 Riverside Boulevard (One Riverside Park) — the corridor's 2015 Extell glass tower
• 100 Riverside Drive — the pre-war Riverside co-op alternative
• One West End — Riverside Center new development; the modern-product alternative
• Waterline Square — the corridor's newest trophy complex
• 200 Amsterdam Avenue — the corridor's top-tier new condominium a few blocks east
• 140 West End Avenue — Lincoln Towers co-op; the value alternative on the same stretch of the West Side