The Bromley (225 West 83rd Street)
225 West 83rd Street, New York, NY 10024
Upper West Side
BBL 1012317501 · BIN 1084303
- Year built
- 1985
- Type
- Condominium
- Units
- 306
- Floors
- 23
- Landmark
- No
- Amenities
- Health club of roughly 10,000 square feet with an indoor salt-water lap pool, hot tub, sauna, steam room, cardio room, weight room and yoga studio, run under a management contract; second-floor residents' lounge with catering kitchen (rentable); children's playroom; 23rd-floor solarium and adjoining roof deck, open to residents 8:00 a.m. to 11:00 p.m.; central laundry room open 24 hours; bike storage; private storage; 24-hour doorman and concierge; live-in resident manager; union building staff
Every recorded sale at this building, 2001–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,356
- Listing discount
- 1.1%
- Recorded sales
- 281
- On record
- 2001–2026
The Bromley is the largest condominium on the Broadway spine of the Upper West Side and one of the very few buildings of its scale anywhere in the neighborhood that owners — rather than a landlord — control. It occupies the full Broadway blockfront between 83rd and 84th Streets, rises 23 floors, and holds 306 residential units above a retail base and a 150-car garage. Nothing like it can be built here again: at a built floor area ratio of 14.94 against the R8B maximum of 4.00, the building carries roughly three and a half times the density its own zoning now allows. It is a survivor of the pre-contextual era, and its scale is the single most durable thing about it.
The design is a legible piece of mid-1980s Manhattan. Costas Kondylis — credited by the developer's own project record, and working out of Philip Birnbaum & Associates in the years when the building was drawn — produced a red-brick tower whose organizing device is the circular oculus, banded across the base and repeated through the top five floors. The recessed bays that break the elevation are not decorative: they are what produce the corner windows that run through the tower, and they are the reason a mid-line apartment in this building often reads better than its floor plan suggests.
What that scale buys, in practice, is a service and amenity program no boutique Upper West Side building can support. A roughly 10,000-square-foot health club with a salt-water lap pool, hot tub, sauna and steam room; a second-floor lounge with a catering kitchen; a children's playroom; a 23rd-floor solarium and roof deck; a 24-hour laundry room; bike and private storage; 24-hour door and concierge coverage; a live-in resident manager; an attended garage in the base. Spread across 306 residences, that program is affordable in a way it simply is not in a 30-unit building. It is the strongest argument for buying here and it is why the building holds a distinct, repeat buyer pool on the Upper West Side.
The counterweight is the capital story, and prospective buyers should look at it directly rather than at the amenity list. The Bromley has spent the first half of this decade paying for a Façade Inspection and Safety Program cycle. In March 2021 the board implemented a special assessment of approximately $3.2 million, billed to unit owners over eighteen consecutive months from July 2021 through December 2022 and then extended a further twelve months through the end of 2023, to fund the mandated exterior program. Façade restoration spending ran roughly $2.29 million in 2022, $1.78 million in 2023 and $554,000 in 2024 as the work wound down. Alongside it the board carried a roof membrane replacement into 2025 and budgeted approximately $875,000 of further major work for that year, covering the balance of the roof, an exterior painting project, heating system upgrades, equipment, consulting and sidewalk work.
Operating economics moved with it. Common charges rose 6.50 percent effective January 1, 2023, 5.00 percent effective January 1, 2024, and 8.33 percent effective January 1, 2025. The board designates a slice of annual common charges as a standing special assessment for major repairs — $439,900 in 2022, $468,200 in 2023, $491,300 in 2024, with $532,900 anticipated for 2025 — which is the mechanism the building uses in place of an accumulated reserve. Building insurance alone rose from roughly $281,000 in 2022 to roughly $492,000 in 2024, and operations ran a deficiency before assessments in each of the three most recent audited years, narrowing from roughly $387,000 in 2022 to roughly $319,000 in 2024. At December 31, 2024, the condominium held cash and Treasury investments of roughly $1.08 million against a fund balance deficiency, with total members' equity of roughly $525,000.
None of that is unusual for a 1980s Manhattan building working through a FISP cycle, and the trend in the operating deficiency is improving. But it is the most important thing a buyer here can know, and it is not visible from a listing. The governing documents do not require reserve accumulation, no reserve study has been commissioned, and the building's stated funding approach for major work is to use available cash, raise common charges, or assess. Read the current financial statements and the board's most recent capital communication before you contract.
Architecture and unit composition
The building is a 23-story red-brick tower filling a 21,947-square-foot lot, with 327,793 square feet of building area in city records — 282,389 residential, 45,404 commercial — and roughly 450,000 gross square feet including the garage by the developer's own reckoning. The Broadway elevation carries the retail base; the residential entrance and address are on West 83rd Street.
The plan is a 1980s Kondylis plan, which is to say it is efficient. Line letters run deep into the alphabet on the lower and middle floors, producing a wide range of studio, one-bedroom and two-bedroom layouts at a variety of price points within a single building — the reason The Bromley functions as an entry point to full-service Upper West Side ownership as well as a place to trade up within. The recessed bays deliver corner exposure to more lines than the massing implies. Upper floors gain open outlooks north and south along Broadway and west toward the river; terraces appear on setback floors, and the house rules that govern them are specific, restricting planter size and soil weight, capping combustible decking at 20 percent of terrace area, and prohibiting any penetration of the exterior walls or flashing.
Two decades of apartment combinations have reshaped the inventory. Department of Buildings filings record a steady sequence of side-by-side combinations on the same floor from the late 1990s onward, moving the building's dwelling-unit count from 304 down toward 290 even as the number of recorded condominium tax lots stayed at 308. The practical consequence for a buyer is that larger apartments here are almost always combinations rather than original plans, and their quality varies with the intelligence of the combination — walk them rather than trusting the square footage.
Building operations
The Bromley runs as a full-service condominium with union staff, a live-in resident manager, 24-hour door and concierge coverage, and a substantial amenity program. The health club operates under a third-party management contract at an annual cost in the range of $320,000 to $365,000 across the most recent audited years, which is a meaningful line item and a fair proxy for what the pool and fitness program actually cost the building. The second-floor lounge is rentable by residents, the 23rd-floor solarium and roof are open daily from 8:00 a.m. to 11:00 p.m., and the laundry room runs 24 hours.
Private storage is fully subscribed. Rather than expand it, the original sponsor and developer opened a separate storage facility available to both owners and renters at the building — a practical solution, but one that means on-site storage should not be assumed as part of a purchase. Confirm availability, not just existence.
Staff are members of SEIU Local 32BJ, and the applicable collective bargaining agreement expires in April 2026. Payroll and union benefits are the building's largest expense category by a wide margin. On real estate taxes, the condominium routinely protests assessed valuations on behalf of owners; protests were open for tax years 2021/22 through 2024/25 as of the most recent audited statements.
Policy framework
Ownership form: Condominium. Sales and leases both run through the board's right of first refusal rather than a cooperative-style approval. The purchase package is administrative rather than evaluative — application, notice of intention to sell, contract, mortgage information, move-in policy, pet and house-rules riders, an occupancy rider, window guard form, health club rider and proof of homeowner's insurance — and timelines are correspondingly short.
Pets: Permitted, two per unit, with board discretion to limit an animal that interferes with other residents. Dogs must be registered, with a $50 payment per dog.
Pied-à-terre, LLC, trust and foreign ownership: Permitted under the standard condominium framework.
Leasing: Permitted subject to the board's right of first refusal. The binding constraint is the occupancy rule: no unit may be rented to or occupied by more than two individuals who are not members of the same immediate family. Investors and share-arrangement buyers should read that rule before contract.
Arrears: The board may withhold a right-of-first-refusal waiver where charges are outstanding on the unit or on any other unit the owner holds, and may suspend amenity access and non-essential services for owners more than 60 days in arrears. Both are enforceable house rules, not aspirations.
Alterations: Written approval required in advance, with contractor insurance naming the condominium and the managing agent. Work is limited to weekdays between 9:00 a.m. and 5:00 p.m. Window air conditioners, awnings and any projection from a window are prohibited.
Smoking: Prohibited in all common areas and within six feet of the building; permitted inside residences with doors closed, subject to the odor-migration provisions of the by-laws. Escalating fines apply.
Real estate taxes: No abatement. The 421-a benefit from the building's construction is fully expired. Underwrite full unabated taxes on the specific unit and run True Monthly Carrying Cost analysis against the current bill.
Facade safety — Local Law 11
The latest available FISP filing classified the facade as Safe — no repairs were required at that inspection. Facade inspections run on a fixed five-year cycle; future inspection, repair, and any assessment decisions remain building-specific.
How to read this, and where it comes from
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. City record last verified September 2026.
Recent sales
The Bromley is a genuine for-sale condominium, and the record is unambiguous: 308 condominium tax lots, more than two thousand individual residential unit transfers recorded in ACRIS since 1987, and a sponsor sellout that ran through 1987 with 254 unit deeds recorded that year alone. The only unit the sponsor still holds is the garage. There is no sponsor rental block among the apartments.
Pricing works as a full-service Upper West Side condominium market, quoted per square foot, with the spread inside the building driven by floor, exposure and whether the residence is an original plan or a combination. The building competes with the postwar and 1980s Broadway-corridor condominium stock rather than with the prewar cooperatives on the side streets, whose economics, policies and buyer pools are structurally different. Two variables should be modeled explicitly on any purchase here: the absence of a tax abatement, and the common-charge trajectory through the FISP cycle. Together they move the monthly number more than any finish package does. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
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 |
|---|---|---|---|---|---|
| Jul 1, 2026 | 7M | 1,114 sf | $1,725,000 | $1,548/sf | off-mkt |
| Jun 15, 2026 | 8L | 2 BR · 2 BA · 1,114 sf | $2,070,000 | $1,858/sf | +3.8% |
| Jun 5, 2026 | 11C | 1 BR · 1 BA · 657 sf | $930,000 | $1,416/sf | -5.7% |
| Mar 10, 2026 | 19A | 1 BR · 1 BA · 900 sf | $1,150,000 | $1,278/sf | -8.0% |
| Jan 9, 2026 | 9I | 778 sf | $970,000 | $1,247/sf | off-mkt |
| Oct 21, 2025 | 8K | 1 BR · 1 BA · 728 sf | $987,000 | $1,356/sf | +3.4% |
| Aug 5, 2025 | 20Z | 1 BR · 1 BA · 741 sf | $1,225,000 | $1,653/sf | -5.4% |
| Jul 25, 2025 | 10JK | 3 BR · 2 BA · 1,510 sf | $2,812,500 | $1,863/sf | -1.3% |
Market read. Most recent trades (2026) cleared a median $1,356/sf across 5 sales. Median listing discount 1.1% 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 1-01231-7501) 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
Read the financial statements before you read the amenity list. The FISP assessment, the roof program, and three consecutive years of common-charge increases of 6.50, 5.00 and 8.33 percent are the real story of this building's last five years. The trend is improving and the work is largely behind it, but you should know where the building stands rather than inferring it.
Understand how this building funds capital work. The governing documents do not require reserve accumulation and no reserve study exists. The board designates a slice of common charges as a standing assessment for major repairs — roughly half a million dollars a year and rising. That is a deliberate, disclosed approach, not a deficiency, but it means "reserves" here do not mean what they mean in a co-op with a funded reserve account.
Underwrite full taxes. The 421-a benefit is long gone. Nothing appears on the residential unit lots in Department of Finance exemption records for fiscal 2021 through 2027.
Ignore the PLUTO unit count. City data reports 304 residential and 306 total. The audited financial statements and the ACRIS unit-lot schedule both say 306 residential plus a commercial unit and a garage unit — 308 in total.
Larger apartments are combinations. Two decades of side-by-side combinations produced most of the building's larger inventory. Walk the plan. The quality of a combination is the difference between a coherent three-bedroom and two apartments with a hole in the wall.
The occupancy rule is real. No more than two unrelated individuals may rent or occupy a unit. If your plan involves roommates or a share arrangement, resolve it before contract.
Storage is full. The on-site lockers are fully subscribed and the alternative is an off-site facility. Do not assume storage conveys or is available.
Broadway is the address and the trade-off. Retail at the base, bus routes, and the 1 train at 79th and 86th and the express at 72nd and 96th. The interior and 83rd Street-facing lines are meaningfully quieter than the Broadway lines. Test at rush hour.
What to know if you’re selling
Lead with the amenity ratio and the scale. A 10,000-square-foot health club with a salt-water lap pool, a 23rd-floor solarium, a lounge, a playroom, an attended garage and 24-hour staff, spread across 306 residences, is a per-unit amenity economics argument no smaller Upper West Side building can answer. Say it in those terms.
Get ahead of the capital and common-charge questions. Buyers' counsel will find the FISP assessment and the increase schedule in the financial statements. Presenting the completed façade program, the current status of the roof work and the 2025 budget up front converts a diligence problem into a story about a building that did the work. We supply the underlying documents from The Roebling Research Library to serious buyers' counsel.
Price against the Broadway-corridor condominium set. The prewar cooperatives on the side streets are a different product with different policies and a different buyer. Comparables drawn from them will misprice this apartment.
Line and floor discipline matters in a 306-unit building. With this much inventory, an active listing two lines over sets your ceiling whether you like it or not. Price against the specific line, floor and exposure, and against condition, not against the building average.
Be precise about the plan. If the apartment is a combination, say so and show the approved alteration history. Buyers pay for a coherent combination and discount an improvised one.
Comparable buildings
If you're considering The Bromley, also evaluate:
- 2250 Broadway (The Broadway) — full-service Broadway-corridor condominium; the closest peer by address and product
- 2000 Broadway (The Copley) — large Broadway condominium with a comparable amenity program
- 2112 Broadway (The Apple Bank Building) — Broadway-corridor condominium a block south; the conversion alternative
- 2280 Broadway (The Rousseau) — Broadway condominium at smaller scale; different service economics
- 200 Amsterdam Avenue — the neighborhood's new-construction alternative at a materially higher price tier
- Ariel East (2628 Broadway) — modern Broadway-corridor condominium; the contemporary comparison
- 2025 Broadway (Nevada Towers) — large full-service Broadway cooperative; the co-op alternative at comparable scale
- 498 West End Avenue — prewar condominium conversion two blocks west; the boutique alternative on the same block
- 300 West 83rd Street — cooperative on the same street closer to Riverside; the prewar co-op alternative
- 320 West 83rd Street — cooperative on the same block face; smaller building, different policy stack
The neighborhood
For the full corridor — architecture, schools, 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.
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