222 Riverside Drive
222 Riverside Drive, New York, NY 10025
Upper West Side
BBL 1012537502 · BIN 1076254
- Year built
- 1989
- Type
- Condominium
- Units
- 104
- Floors
- 21
- Financing
- No building-imposed financing cap (condominium); financing is subject to lender underwriting.
- Subletting
- Generally permitted (condominium); confirm any rental cap or right of first refusal at the offer stage.
- Pied-à-terre
- Permitted.
Compiled by The Roebling Research Desk from the building’s offering plan, amendments, and related building documents (primary source dated 2026). Board policies can change by amendment — confirm at the offer stage.
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
- $1,486
- Listing discount
- 3.0%
- Recorded sales
- 125
- On record
- 2003–2026
222 Riverside Drive is Fox & Fowle's most architecturally consequential Upper West Side residential commission — a 1989 postmodern condominium that The building is widely regarded as "a very elegant, full-service, red-brick apartment building with a 3-story limestone base and a canopied entrance." /West End Ave., #19 in UWS) places the building in the top tier of Upper West Side condominiums.
Credit for that standing belongs first to the Fox & Fowle architectural pedigree, the firm architectural records describe as "one of the city's brightest architectural firms of the 1980's and early 1990's." Rather than impose itself on the corridor, the building reads as a deliberate contextual composition — coverage calls the design "a very contextual one that complements and enhances its neighbors" — yet it claims its own drama through the chamfered 94th Street corner producing dramatic Hudson views, a distinctive exposure profile no neighbor replicates.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $94,482/yr
- Per unit / month range
- $0 – $76
Facade safety — Local Law 11
The latest available filing classified the facade as Unsafe — conditions requiring corrective action, which under FISP means a protective sidewalk shed and repairs. Review the subsequent filings, the repair status, and the building’s board and financial materials — we pull the repair scope and funding picture for you.
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent). Source: NYC DOB facade filings (FISP) · The Roebling Research Library.
See the full facade history →Management & transfer contacts
- Pied-à-terre
- Allowed
- Notable fees
- Move-In/Move-Out Fee $750 each; processing $700 ($750 without broker)
Recent sales
Recent closings at this building, curated by The Roebling Team research desk. Apartment-level facts are independently verified before publishing; sale prices reflect the recorded transfer amount at the NYC Department of Finance.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Jun 26, 2026 | 11A | 3 BR · 3 BA · 1,620 sf | $2,350,000 | $1,451/sf | +2.4% |
| May 12, 2026 | 12A | 3 BR · 2.5 BA · 1,620 sf | $2,825,000 | $1,744/sf | -13.1% |
| May 1, 2026 | PH2D | 2 BR · 2 BA · 1,182 sf | $2,015,000 | $1,705/sf | -4.0% |
| Oct 9, 2025 | 5A | 3 BR · 3 BA · 1,675 sf | $1,900,000 | $1,134/sf | -7.3% |
| May 2, 2025 | 16F | 1 BA · 550 sf | $755,000 | $1,373/sf | +0.0% |
| Apr 25, 2025 | 2A | 3 BR · 3 BA · 1,675 sf | $1,987,500 | $1,187/sf | -5.3% |
| Jan 27, 2025 | 8D | 1 BR · 1 BA · 862 sf | $935,000 | $1,085/sf | +4.0% |
| Sep 20, 2024 | 6E | 1 BR · 1 BA · 586 sf | $740,000 | $1,263/sf | -1.2% |
Market read. Most recent trades (2026) cleared a median $1,486/sf across 2 sales. Median listing discount 3.0% 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 1-01253-7502) 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 selling
Marketing should emphasize the condominium policy flexibility and the Fox & Fowle postmodern composition. Both are real structural advantages.
The on-site garage and the chamfered corner Hudson views support premium positioning.
The Royco Property Corporation sponsor history is real institutional context.
Pricing should reference recent public records / Compass / data. Apartment-line-specific comparables should anchor positioning.
Closing timelines are condominium-standard.
Comparable buildings
- 194 Riverside Drive — Townsend 1901; nearby Riverside Drive peer
- 180 Riverside Drive — Schwartz & Gross 1922; nearby Riverside Drive peer
- 173-175 Riverside Drive — Carpenter 1926; nearby Riverside Drive peer
- 535 West End Avenue — Lagrange 2011; nearby contemporary West End Avenue condominium peer
- 310 Riverside Drive (The Master Apartments) — Corbett 1929 Art Deco; nearby Riverside Drive peer
Sources: The Roebling Research Library (offering plans, house rules, financial statements, board minutes, internal transaction records); NYC Department of Finance recorded transfers; publicly recorded NYC building data.
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Riverside Drive — read The Roebling Team Guide to Riverside Drive.
Considering a move at 222 Riverside Drive?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 222 Riverside Drive 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.