- Year built
- 1903
- Type
- Condominium
- Landmark
- No
- Amenities
- Attended lobby, fitness center, lounge, media room, bicycle storage and landscaped outdoor courts
Every recorded sale at this building, 2010–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $707
- Listing discount
- 4.0%
- Recorded sales
- 121
- On record
- 2010–2026
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PS90 retains the scale and Gothic detailing of a public school in its condominium conversion. Charles B. J. Snyder's original design incorporated tall classroom windows, substantial ceiling heights and an H-shaped plan. Curtis + Ginsberg Architects and L+M Development Partners restored it for residential use, completing the conversion in 2010.
The project was designed as mixed-income ownership housing, with 55 market-rate apartments and 20 affordable apartments at conversion. The residences described here are the market-rate homes.
The former school auditorium became a community facility for the National Dance Institute. Residential gardens occupy the front and rear of the building, while the school exterior remains visible in the brickwork, terra-cotta ornament and rebuilt parapets.
Architecture and unit composition
The conversion preserved the redbrick exterior and its limestone and terra-cotta detailing. Deteriorated masonry was repaired, missing decorative pieces replaced and the upper parapets rebuilt. An additional floor was added as part of the residential work, creating a group of upper-level homes beyond the former classroom floors.
The H-shaped plan brings daylight into the building from the exterior and courtyard sides. Original proportions include ceilings reaching approximately 12 feet and windows reaching approximately 10 feet. Those dimensions give many of the homes a loft-like volume, with the old school's structural rhythm still apparent in the arrangement of walls and windows.
The conversion introduced studios through three-bedroom homes. Sixteen apartments were designed with terraces. The penthouse layouts and terrace residences form a distinct part of the inventory, while regular-floor homes include broad living areas and separate bedrooms within the former educational space.
Landscape design by Starr Whitehouse treats the two outdoor settings differently. The northern entry court uses shade-tolerant planting, while the sunnier rear garden accommodates seating and lower-weight planting above the lower level. Together, the outdoor courts provide approximately 4,500 square feet of green space for residents.
Building operations
The entrance leads to a double-height lobby. Indoor amenities include a fitness center, lounge, media room and bicycle storage. The conversion incorporated operable windows, efficient heating and cooling equipment, and light-colored paving on roof and courtyard areas.
The community facility and residences share the converted school structure but serve different functions. The National Dance Institute's space occupies the former auditorium and lower level. Residential circulation and shared amenities occupy the condominium portions of the property.
The J-51 term began in 2012 and ended after its final appearance on the 2026 roll. The current property-tax position therefore differs from the earlier years of the conversion, when the benefit was active. The residential unit lots remain Class 2, and four nonresidential lots are Class 4.
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 |
|---|---|---|---|---|---|
| Aug 13, 2026 | 4B | 1 BA · 792 sf | $560,000 | $707/sf | -6.5% |
| Jul 10, 2026 | 3K | 2 BR · 1 BA · 1,231 sf | $869,999 | $707/sf | -7.9% |
| Jul 1, 2026 | PHG | 2 BR · 2 BA · 1,630 sf | $1,233,800 | $757/sf | -14.9% |
| Jul 30, 2024 | 3E | 2 BR · 2 BA · 1,250 sf | $1,060,000 | $848/sf | -3.6% |
| Jul 29, 2024 | 3C | 3 BR · 2 BA · 1,468 sf | $1,065,000 | $725/sf | -3.1% |
| Apr 19, 2024 | 1M | 1 BA · 781 sf | $535,000 | $685/sf | -6.0% |
| Dec 5, 2023 | 2C | 2 BR · 2 BA · 1,521 sf | $1,095,000 | $720/sf | -15.4% |
| Sep 19, 2023 | 1A | 1 BR · 1 BA · 815 sf | $505,000 | $620/sf | +26.6% |
Market read. Most recent trades (2026) cleared a median $707/sf across 2 sales. Median listing discount 4.0% 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 1-02033-7501) 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.
At the recent median sale of $870K (3 sales since 2024), a buyer putting 25% down would pay about $32,420 to close, or 3.7% of the price.
- Mansion tax: $0
- Mortgage recording tax: $12,561
- Title insurance: $3,915
- Attorneys, lender, building fees, reserves and filings: $15,944
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
Market-rate and affordable ownership are separate here. The original conversion included both categories within one condominium. A purchase of a market-rate apartment should establish that the particular home is unrestricted; the building name and shared amenities do not determine its resale eligibility or pricing rules.
Comparable buildings
- West 131 Plaza Condominium: A Harlem conversion combining historic building fabric with condominium ownership at a smaller scale.
- The Lenox: A purpose-built Harlem condominium for comparing modern layouts with PS90's converted classroom proportions.
- 2280 FDB: A modern condominium of broadly comparable residential scale farther south in Harlem.
- 5th on the Park: A larger condominium tower with park frontage and an extensive amenity program.
- 111 Central Park North: A newer condominium with park-facing architecture, useful as a distinct premium-location comparison.
More Harlem buildings
- Rosa Parks Condominium, 163 Saint Nicholas Avenue — 2003 condominium
- Huxley, 181 East 101st Street — 2020 condominium
- Lido Hall, 201 Central Park North
- Casa Loma, 229 West 116th Street — condominium
- 247 West 115th Street (Delany Lofts), 237 and 247 West 115th Street — 2005 condominium
- 241 Lenox Avenue — 1883 condominium
The neighborhood
For the full corridor — architecture, transit, and pricing across Harlem — read The Roebling Team Guide to Harlem.
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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