Manhattan condos · below 96th $1,600/sf ▴2%Manhattan co-ops · below 96th $270K/room ▴2%Central Park perimeterPark Ave $478K/room ▴19%CPW $355K/room ▾5%Fifth Ave $501K/room ▴19%Billionaires' Row $4,313/sf ▴24%Hudson Yards $1,450/sf ▾2%
Full index →
646.939.7375·
★92 Google reviews
Buildings·Upper West Side·The Rousseau·Sold prices

Back to The Rousseau building profile

The Rousseau (2280 Broadway / 221 West 82nd Street)Recorded sales & closing prices

2280 Broadway, New York, NY 10024

122 recorded closings, 2003–2026. Sortable and searchable below.

Recorded closings
122
Date range
2003–2026
Median $/sf
$1,201
2026 · adjusted
Listing discount
2.3%
median, from last ask
Price range
$525K – $3.45M
Price shift · median $/sf · floor-adjusted
Since 2005
▲ +17.7%
10-Year
▼ -26.7%
Since 2022
▼ -7.2%
1-Year
▼ -12.6%

Change in the building’s median $/sf over each window, on a floor-adjusted basis — standardized to the building’s average floor, so it reflects price rather than which floors happened to sell. This is a different method from The Roebling Index, which publishes plain medians and applies no floor adjustment; the two are not interchangeable. Floor adjustment standardizes for floor only. It does not control for condition, size, exposure, renovation or the mix of what happened to trade. (2022 marks the rate-shock inflection.) Like-for-like repeat-sale figures to follow.

As a cooperative-based building, The Rousseau is best understood on a price-per-room basis, with maintenance and building financial health considered alongside the apartment itself. Pricing spans a wide range, from one-bedrooms to larger three-bedroom apartments, depending on room count, floor, and renovation condition. The condop structure, which pairs co-op pricing with condo-style ease of purchase, supports the building's marketability. Apartment-level comparable analysis is the correct basis for pricing any specific unit.

The complete recorded-sale history for The Rousseau, compiled from NYC Department of Finance transfer records, with apartment-by-apartment detail from The Roebling Research Library. Across sales with a public asking price, the building carries a median listing discount of 2.3% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy here.

Price per square foot over time

41 sales with a known square footage, by closing date.

$606$1,271$1,936'05'09'13'17'21'25'2614F · $944/sf · 20053B · $753/sf · 200610B · $780/sf · 20062E · $1,036/sf · 200614B · $881/sf · 20062D · $1,122/sf · 20079G · $1,108/sf · 20083B · $940/sf · 200814C · $677/sf · 200910A · $800/sf · 200914C · $1,000/sf · 20103F · $999/sf · 20118G · $923/sf · 20119C · $857/sf · 201114C · $1,000/sf · 201210G · $889/sf · 20129G · $1,569/sf · 201314E · $1,571/sf · 20144F · $1,715/sf · 20149D · $1,203/sf · 201411D · $1,366/sf · 20143F · $1,740/sf · 20153B · $1,093/sf · 20158G · $1,865/sf · 201511C · $1,429/sf · 20159C · $1,409/sf · 20165C · $1,321/sf · 20163B · $1,013/sf · 20163F · $1,716/sf · 20179D · $1,600/sf · 20188G · $1,676/sf · 20192A · $1,068/sf · 20199E · $1,573/sf · 201915C · $682/sf · 20207B · $919/sf · 20207F · $1,730/sf · 202215F · $1,278/sf · 20248G · $1,581/sf · 2024G15 · $1,608/sf · 20251D · $906/sf · 20255C · $1,179/sf · 2026
Each dot is one recorded sale with a known interior square footage, plotted by closing date against price per square foot. The line is the median $/sf each year, adjusted to a floor-standardized (average-floor) unit — so it reflects price movement, not which floors happened to sell that year. Individual sale prices in the table below are unadjusted — and you can click any dot to jump straight to that sale.
Building average$1,201/sfevery bar sits above or below this · 0%

The vertical premium

The climb in price per square foot as you rise through the building — light and views included, time-adjusted to today’s market.

Floors 8–15 3 sales
+8%
Floors 1–7 4 sales
-11%

Recent closings

The building’s 10 most recent market sales.

DateUnitApartmentPrice$/sfvs. Ask
May 7, 202611E3 BR · 1.5 BA$1,710,000+6.9%
May 5, 20262B1 BR · 1.5 BA$880,000-4.9%
Apr 27, 20265C2 BR · 1,400 sf$1,650,000$1,179—
Mar 10, 202614D3 BR · 3 BA$2,550,000-7.3%
Sep 10, 20251D1 BR · 1 BA · 850 sf$770,000$906-2.4%
Jan 10, 2025G153 BR · 2.5 BA · 1,800 sf$2,895,000$1,608—
Oct 28, 202412F3 BR · 3 BA$3,100,000—
Jul 15, 20248G3 BR · 2.5 BA · 1,850 sf$2,925,000$1,581-5.5%
Jun 18, 20249C2 BR · 1.5 BA$1,980,000+0.3%
Apr 25, 202415A2 BR · 1.5 BA$1,100,000-8.3%

The retrade record

Lines that have changed hands more than once in the public record — the building’s appreciation arc, apartment by apartment. Showing the 24 strongest of 27 repeat-trade lines; sort the table below by Unit to see every line’s full history.

9E · 1,500 sf+119%
$1,077,000 2004 → $1,495,000 2007 → $2,360,000 ($1,573/sf) 2019
14C+106%
$947,500 ($677/sf) 2009 → $1,400,000 ($1,000/sf) 2010 → $1,400,000 ($1,000/sf) 2012 → $1,951,000 2022
11C · 1,400 sf+74%
$1,150,000 2011 → $2,000,000 ($1,429/sf) 2015
3F · 1,800 sf+72%
$1,799,000 ($999/sf) 2011 → $3,044,250 ($1,740/sf) 2015 → $3,088,000 ($1,716/sf) 2017
8G · 1,850 sf+71%
$1,706,768 ($923/sf) 2011 → $3,450,000 ($1,865/sf) 2015 → $3,100,000 ($1,676/sf) 2019 → $2,925,000 ($1,581/sf) 2024
2G+69%
$1,260,000 2010 → $2,160,000 2013 → $2,125,000 2021
9C+65%
$1,200,000 ($857/sf) 2011 → $1,972,500 ($1,409/sf) 2016 → $1,980,000 2024
14B+56%
$639,000 ($881/sf) 2006 → $899,000 2018 → $999,500 2022
14E · 1,400 sf+52%
$1,450,000 2006 → $2,200,000 ($1,571/sf) 2014
10A+51%
$800,000 ($800/sf) 2009 → $1,210,000 2021
5G+51%
$1,295,000 2006 → $1,950,000 2007
14D+42%
$1,795,000 2010 → $2,550,000 2026
9G · 1,800 sf+42%
$1,995,000 ($1,108/sf) 2008 → $2,825,000 ($1,569/sf) 2013
2B+41%
$625,000 2016 → $880,000 2026
2A · 1,100 sf+39%
$845,000 2010 → $1,175,000 ($1,068/sf) 2019
11D+35%
$1,875,000 2008 → $2,322,500 ($1,366/sf) 2014 → $2,540,000 2019
3B · 750 sf+35%
$565,000 ($753/sf) 2006 → $705,000 ($940/sf) 2008 → $820,000 ($1,093/sf) 2015 → $760,000 ($1,013/sf) 2016
6G+34%
$2,295,000 2014 → $3,075,000 2022
9D · 1,625 sf+33%
$1,955,000 ($1,203/sf) 2014 → $2,600,000 ($1,600/sf) 2018
12F+31%
$2,375,000 2014 → $3,100,000 2024
8E+28%
$1,460,000 2008 → $1,875,000 2017
5C · 1,400 sf+22%
$1,350,000 2010 → $1,850,000 ($1,321/sf) 2016 → $1,650,000 ($1,179/sf) 2026
15A+22%
$900,000 2008 → $1,299,000 2016 → $1,100,000 2024
4B+18%
$630,000 2008 → $745,000 2014

Every recorded sale

Sort any column; filter by unit or keyword. Prices are the recorded transfer amount at the NYC Department of Finance. Every sale sits in one of three states: counted in the building’s medians and trend; shown but excluded as a non-arms-length or nominal transfer; or shown and ⚑ flagged for review — a possible duplicate filing or an extreme $/sf outlier, held out of the statistics pending manual verification rather than allowed to move them.

122 recorded sales
Apartment
May 7, 202611E3 BR · 1.5 BA—$1,710,000—+6.9%
May 5, 20262B1 BR · 1.5 BA—$880,000—-4.9%
Apr 27, 20265C2 BR1,400$1,650,000$1,179—
Mar 10, 202614D3 BR · 3 BA—$2,550,000—-7.3%
Sep 10, 20251D1 BR · 1 BA850$770,000$906-2.4%
Jan 10, 2025G153 BR · 2.5 BA1,800$2,895,000$1,608—
Oct 28, 202412F3 BR · 3 BA—$3,100,000——
Jul 15, 20248G3 BR · 2.5 BA1,850$2,925,000$1,581-5.5%
Jun 18, 20249C2 BR · 1.5 BA—$1,980,000—+0.3%
Apr 25, 202415A2 BR · 1.5 BA—$1,100,000—-8.3%
Mar 25, 202415F2 BR · 2 BA1,800$2,300,000$1,278-7.8%
Jan 29, 20249A2 BR · 1.5 BA—$952,000—+6.4%
Jul 6, 202315B1 BR · 1.5 BA—$965,000—-8.1%
Dec 6, 20226G3 BR · 3 BA—$3,075,000—-8.2%
Jul 13, 20227F3 BR · 2 BA1,850$3,200,000$1,730+6.8%
May 23, 202214C2 BR · 1.5 BA—$1,951,000—+8.7%
May 23, 202214B1 BR · 1.5 BA—$999,500—+0.1%
Jan 26, 20229B1 BR · 1.5 BA—$849,000——
Dec 22, 202115B1 BR · 1.5 BA—$950,000——
Jul 20, 202110A2 BR · 1.5 BA—$1,210,000—+1.3%
Jul 14, 20212G3 BR · 2.5 BA—$2,125,000—+6.5%
Jun 29, 20213A2 BR · 1.5 BA—$990,000—-0.5%
May 20, 20217C2 BR · 1.5 BA—$1,635,000—-0.9%
Mar 25, 20217E3 BR · 2 BA—$1,895,000—-9.5%
Mar 9, 202015C2 BR · 1.5 BA1,450$989,000$682—
Mar 9, 20207B1 BR · 1.5 BA750$689,000$919—
Aug 7, 20199E3 BR · 2 BA1,500$2,360,000$1,573-3.7%
Aug 5, 20192A2 BR · 1.5 BA1,100$1,175,000$1,068-1.7%
Jun 28, 201911D3 BR · 2.5 BA—$2,540,000—-2.3%
Jun 21, 201911F3 BR · 2 BA—$2,500,000—+2.0%
Jun 20, 20198G3 BR · 2.5 BA1,850$3,100,000$1,676—
Jan 18, 201915E2 BR · 1.5 BAnon-market transfer (excluded from $/sf & trends)1,500$640,000——
Nov 19, 20188B1 BR—$825,000—-13.2%
May 18, 20189D4 BR1,625$2,600,000$1,600-6.3%
May 2, 20187C2 BR · 1.5 BA—$1,830,000—+1.9%
Apr 30, 201815G2 BR—$2,050,000—-16.3%
Mar 5, 201814B1 BR—$899,000——
Sep 26, 20173F3 BR · 3 BA1,800$3,088,000$1,716-5.4%
May 4, 20176AB3 BR · 2.5 BA—$2,560,000—-1.3%
Apr 27, 20173E3 BR—$1,810,000—+0.8%
Mar 3, 20176C2 BR—$1,525,000—-1.6%
Feb 7, 20178E3 BR—$1,875,000—-1.1%
Dec 15, 20163B1 BR750$760,000$1,013-9.5%
Oct 28, 201615A2 BR · 1 BA—$1,299,000—-3.8%
Sep 15, 20165C2 BR1,400$1,850,000$1,321+3.1%
Aug 11, 20169C2 BR1,400$1,972,500$1,409+6.6%
May 24, 20162B1 BR · 1.5 BA—$625,000——
May 17, 201612A2 BR · 1.5 BA—$1,100,000—+4.8%
Dec 21, 201511C2 BR1,400$2,000,000$1,429-4.8%
Jul 20, 20158G3 BR1,850$3,450,000$1,865-1.3%
Jun 24, 20153B1 BR750$820,000$1,093+2.6%
Mar 18, 201515D2 BR—$2,470,000—-1.0%
Jan 12, 20153F3 BR1,750$3,044,250$1,740+1.6%
Dec 11, 20146G3 BR—$2,295,000—-11.7%
Oct 17, 201411D3 BR1,700$2,322,500$1,366—
Aug 18, 20144B1 BR—$745,000——
Aug 5, 20149D4 BR1,625$1,955,000$1,203+3.2%
Jul 29, 20144F3 BR1,900$3,258,400$1,715+8.8%
Jul 16, 201414E3 BR1,400$2,200,000$1,571-2.2%
Jun 6, 20149F2 BR—$2,910,000—+16.4%
Apr 25, 20147E2 BR—$2,210,000—+0.5%
Feb 28, 201412F3 BR—$2,375,000——
Jan 6, 20142G22 BR—$2,160,000—-9.1%
Jan 2, 20144E3 BR—$2,010,000—+6.1%
Dec 20, 20132G3 BR—$2,160,000—-9.1%
Aug 1, 20134F3 BRnon-market transfer (excluded from $/sf & trends)1,900$600,000——
Jul 23, 20139G3 BR1,800$2,825,000$1,569+8.9%
Jul 16, 2013RES—$770,000——
Mar 12, 201353—$1,800,000——
Jun 26, 201210G3 BR1,800$1,600,000$889-1.5%
Mar 8, 201214C2 BR1,400$1,400,000$1,000-6.4%
Nov 21, 20119C2 BR1,400$1,200,000$857-14.0%
May 5, 20118G3 BR1,850$1,706,768$923+13.8%
Apr 13, 20113F3 BR1,800$1,799,000$999—
Apr 11, 201111C2 BR—$1,150,000—-4.2%
Mar 14, 201111A2 BR—$765,000—-1.3%
Dec 20, 20102G3 BR · 3 BA—$1,260,000—-6.6%
Nov 10, 20102A2 BR—$845,000—-0.5%
Aug 5, 201014D3 BR—$1,795,000——
Jun 3, 20101D1 BR—$600,000—-4.0%
May 13, 20105C2 BR—$1,350,000—-5.3%
Mar 8, 201014C2 BR1,400$1,400,000$1,000—
Aug 4, 200910A2 BR · 1.5 BA1,000$800,000$800-11.0%
Jul 7, 200914C2 BR1,400$947,500$677-4.8%
Jan 23, 200911B1 BR—$525,000—-20.3%
Nov 19, 200815A2 BR—$900,000—-5.2%
Jun 25, 20084G2 BR—$1,550,000—-8.6%
Jun 19, 200811D3 BR—$1,875,000——
Jun 10, 20088E3 BR—$1,460,000——
Jun 4, 20083B1 BR750$705,000$940-0.7%
Apr 28, 20084B1 BR—$630,000—-2.3%
Feb 20, 20089G3 BR1,800$1,995,000$1,108—
Feb 13, 2008RES—$2,075,000——
Nov 8, 20072D3 BR1,600$1,795,000$1,122—
Jun 27, 20075G2 BR—$1,950,000—+2.9%
May 8, 2007RES—$850,000——
Jan 29, 20079E3 BR—$1,495,000—+0.7%
Jan 23, 20075E3 BR—$1,075,000—-10.0%
Dec 4, 200614B1 BR725$639,000$881—
Oct 5, 20062E3 BR1,400$1,450,000$1,036-3.0%
Apr 18, 200610B1 BR750$585,000$780—
Apr 17, 2006RES—$600,000——
Apr 13, 20065G2 BR—$1,295,000——
Mar 31, 200614E3 BR—$1,450,000——
Mar 27, 2006RES—$1,445,666——
Mar 22, 20063B1 BR750$565,000$753—
Jan 31, 2006RES—$790,000——
Nov 1, 2005RES—$1,815,000——
Sep 16, 20054D2 BR—$1,525,000——
Aug 22, 200510F3 BR—$1,900,100—-4.8%
Jun 22, 20051D1 BR—$695,000——
Jun 15, 2005RES—$695,000——
May 18, 20055D2 BR—$1,065,300—-34.4%
May 10, 20055F2 BR—$1,550,000——
Apr 19, 200514F2 BR1,800$1,700,000$944—
Apr 18, 2005RES—$1,750,500——
Feb 28, 2005RES—$584,000——
Nov 22, 2004RES—$1,600,000——
Sep 13, 20049E3 BR—$1,077,000—+8.2%
Oct 15, 20031C2 BR—$785,000——
Jun 19, 20037E3 BR · 2 BA—$935,000—-2.5%
Jun 9, 20034A2 BR—$635,000——
Sources, exclusions and how these figures are computed

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01230-7501). 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. Storage, parking, and commercial units are excluded from all figures. Floor- and line-level $/sf are time-controlled (each sale measured against the building’s going rate at the time of sale) and expressed at today’s pricing, so they isolate the floor or line premium rather than blend two decades of market movement.

Buying or selling at The Rousseau?

Put this data to work.

Buying here

Know what’s fair before you offer — we’ll show you where each line trades, the building’s discount-to-ask pattern, and where the value sits right now.

Selling here

Price to the building’s real trajectory, not a guess — we’ll position your line against its true comps to maximize the outcome.

Prefer to speak directly? Schedule a consultation →
Corey Cohen, Principal · The Roebling Team at Compass
646.939.7375 · c.cohen@compass.com