23 West 73rd Street (The Park Royal)
23 West 73rd Street, New York, NY 10023
BBL 1011260014 · BIN 1028661
- Year built
- 1926
- Type
- Cooperative
- Units
- About 232
- Floors
- 16
- Amenities
- 24-hour doorman and concierge, an off-lobby fitness club, children's playroom, laundry room, bicycle room, and storage; washer/dryers permitted in apartments
- Landmark status
- Not an individual landmark; in the Central Park West-West 73rd - 74th Street Historic District
- NYC Landmarks Preservation Commission records, updated February 2026
- Subletting by shareholders
- Permitted with conditions
- Pied-à-terre
- Permitted with conditions
- Dogs and cats
- Permitted with conditions
- Washer/dryer
- Permitted
- Maximum financing
- 80% of the purchase price
- Flip tax
- 2% of the purchase price, paid by the seller
- Doorman
- Full-time doorman
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 1BR median, 2023–2026
- $913K
- 12 qualifying sales
- Recent range
- $490K – $5.1M
- Listing discount
- 0.0%
- Recorded transfers
- 253
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Park Royal 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.
The Park Royal is a 1926 pre-war co-op on one of the most desirable blocks on the Upper West Side — West 73rd between Central Park West and Columbus, a block from the Dakota and within the Upper West Side / Central Park West Historic District. Designed by George F. Pelham and opened as a luxury residential hotel, it carries the hallmarks of that program: high, beamed ceilings, generous proportions, and the architectural presence of a 16-story red-brick building from the avenue's golden age. It converted to a cooperative in 1985 and has spent four decades as a shareholder-owned co-op with a notably flexible policy stack.
For buyers, the proposition is pre-war character on a Central Park West–adjacent block at co-op pricing, with a co-op framework friendlier than most of its neighbors. The building permits financing to 80 percent per building reporting, allows subletting under its policy, and is pet-friendly to both dogs and cats — a wider set of possibilities than the stricter co-ops nearby — while offering a real amenity program for a pre-war building: a 24-hour doorman and concierge, an off-lobby fitness club, a children's playroom, laundry, a bike room, and storage. The location is the headline: Central Park is a block east, the B/C at 72nd Street is close, and the Dakota and the avenue's landmark co-ops are immediate neighbors.
The Park Royal reads as the accessible, flexible end of the Central Park West–adjacent pre-war market — high beamed ceilings, a historic-district address, friendlier co-op rules, and a wide range of layouts.
Architecture and unit composition
The residential-hotel origin shapes the apartments: the building's roughly 232 residences run from studios through one-, two-, three-, and four-bedroom layouts and penthouse units, several with terraces, in a wide spread of configurations from the hotel-era plan. The better apartments pair high beamed ceilings and pre-war detail with renovated kitchens and baths; washer/dryers are permitted, which is a meaningful flexibility in a pre-war building. Co-op apartments here are best understood by room count and configuration; exposure, ceiling height, terrace access, and condition drive the premium structure.
Building operations
Pre-war cooperative with a fuller-than-typical amenity program: 24-hour doorman and concierge, an off-lobby fitness club, a children's playroom, a laundry room, a bicycle room, and storage. As a cooperative, the building is shareholder-controlled and purchases are subject to board approval, but the policy stack is relatively flexible — 80 percent financing per building reporting, subletting permitted under policy, and washer/dryers allowed. The building's documentation is held in The Roebling Research Library and available to clients during diligence.
Application and transaction fees
Fees below are from building management's published schedule, as of September 2026. They are shown as published, item by item; no total is added because the total depends on the transaction. Deposits are listed apart from nonrefundable charges.
- Terms
- Equal to 2% of the sale price
- Rate
- 2% of the purchase price
- Paid by
- Seller
Source: building management's published schedule, as of September 2026
Purchase
6 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Buyer | When With the application | Amount $600 | Refundable Non-refundable |
| Credit Check Fee | Paid by Buyer | When With the application | Amount $175 per prospective purchaser, guarantor and adult resident | Refundable Non-refundable |
| Moving Fee | Paid by Buyer | When With the application | Amount $300 | Refundable Non-refundable |
| Processing Fee | Paid by Buyer | When At closing | Amount $500 | Refundable Non-refundable |
| Recognition Agreement FeeConditional | Paid by Shareholder | When At closing | Amount $250 if financing | Refundable Non-refundable |
| Transfer Fee | Paid by Shareholder | When At closing | Amount $950 | Refundable Non-refundable |
Sublet
5 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Subtenant | When With the application | Amount $400 | Refundable Non-refundable |
| Credit Check Fee | Paid by Subtenant | When With the application | Amount $175 per prospective subtenant, guarantor and adult resident | Refundable Non-refundable |
| Moving Fee | Paid by Subtenant | When With the application | Amount $300 | Refundable Non-refundable |
| Sublet FeeRecurring | Paid by Shareholder | When Upon approval | Amount Equal to 10% of the monthly rent | Refundable Non-refundable |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Security Deposit | Paid by Subtenant | When With the application | Amount Equal to four (4) month's maintenance or two (2) month's rents, whichever is greater | Refundable Refundable |
Refinance
4 items
Management's “less refinance” schedule
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Shareholder | When With the application | Amount $400 | Refundable Non-refundable |
| Short Form Application Processing Fee | Paid by Shareholder | When With the application | Amount $200 | Refundable Not stated |
Management's “more refinance” schedule
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Shareholder | When With the application | Amount $400 | Refundable Non-refundable |
| Credit Check FeePer applicant | Paid by Shareholder | When With the application | Amount $175 per applicant | Refundable Non-refundable |
Ownership transfer
2 items
Transfer: trust
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Trust Transfer Application Fee | Paid by Buyer | When With the application | Amount $500 | Refundable Non-refundable |
| Coop Attorney Review Fee | Paid by Buyer | When Upon approval | Amount To be determined | Refundable Not stated |
Management updates its schedule without a public filing. The date is when management last updated the page, not when a rule changed. Confirm the current schedule with management before you apply.
Considering an apartment here? Send Corey the listing to discuss the building's costs and purchase requirements.
Own an apartment here? Request an apartment-specific pricing review.
Financing and purchase requirements
- Maximum financing
- 80% of the purchase priceSource: The Roebling Team's building profile
Sublet and pied-à-terre policy
A condominium owner leasing a unit and a co-op shareholder subletting are different rules, and a building-wide rule is different from a restriction on one apartment. This is the building's rule; confirm it for the specific apartment.
- Subletting by shareholders
- Permitted with conditionsBoard approvalSource: The Roebling Team's building profile
- Pied-à-terre ownership
- Permitted with conditionsCase by case, board discretionSource: The Roebling Team's building profile
Considering an apartment here? Send Corey the listing to discuss the sublet and pied-à-terre rules for that apartment.
Pets and in-unit washer/dryer
- Dogs and cats
- Permitted with conditionsPet-friendly — both dogs and cats permitted under the cooperative house rules; confirm any weight conditions at offer stageSource: The Roebling Team's building profile
- In-unit washer/dryer
- PermittedSource: The Roebling Team's building profile
Considering an apartment here? Send Corey the listing to confirm the pet and washer/dryer rules for that apartment.
Monthly carrying charges in recent sales
- Maintenance, per room
- $688 per room a monthMedian of 17 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Maintenance, per square foot
- $2.59 per square foot a monthMedian of 5 recorded sales since October 2023Source: recorded sales, refreshed October 2026
Maintenance as recorded with each sale. A co-op's maintenance already covers the building's real estate taxes and the building's own mortgage, if it has one; add your own loan payment for the monthly outlay. A summary of recorded sales, not a current bill; charges change.
Building staffing and amenities
- Doorman
- Full-time doormanSource: The Roebling Team's building profile
- Concierge
- YesSource: recent listing records
- Elevator
- YesSource: NYC Department of City Planning records (PLUTO)
- Amenities noted
- Fitness room, playroom, bike storage, laundry roomSource: The Roebling Team's building profile
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent. Outdoor space, parking and some facilities can belong to particular apartments or to a separate owner; confirm access for the specific apartment.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $148,854/yr
- Per unit / month range
- $0 – $53
- Modeled exposure split equally across 232 units (the residential count on the city's lot record). Not an assessed amount; co-op shareholders are typically charged by share allocation.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed October 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available FISP filing classified the facade as Safe — no repairs were required at that inspection. A filed Safe grade is not a guarantee of current condition: owners still maintain the facade and, where required, observe parapets each year. Future inspection timing (Local Law 49 of 2025 changed the cycle framework from October 1, 2026), repair and any assessment decisions remain building-specific.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — a licensed professional engineer or registered architect who meets DOB’s FISP qualifications and signs the report (the independent expert, not the managing agent).
Penalties shown are amounts DOB assessed against filings on record across 2005–10 to 2025–30. The FISP dataset does not record whether they were paid, contested or remain open, so treat the figure as history rather than a current balance and confirm the building’s standing with the managing agent.
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed October 2026.
Management & transfer contacts
Recent sales
Compare The Park Royal with dated Central Park West–adjacent prewar cooperative sales using total prices, room counts, actual layouts and verified interior areas where available. Assess ceiling height, terraces, exposure and renovation condition; tenure does not prescribe an exclusive per-room metric. The policy terms, layout range, historic-district setting and ceilings are features to compare, but they do not establish buyer-pool breadth, liquidity or a guaranteed value premium. Check dated marketing histories and current inventory. Configurations vary, so disclose the sample behind any building average and compare actual plans, measured areas, room counts, ceiling heights, condition and costs. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent transfers 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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Jul 15, 2026 | 706A | 1 BR · 1 BA | $930,000 | +0.0% | |
| Jun 8, 2026 | 704 | 1 BA | $500,000 | +0.0% | |
| Sep 19, 2025 | 406 | 1 BR · 1 BA | $985,000 | +10.1% | |
| Aug 26, 2025 | 1001 | 3 BR · 2 BA | $2,912,500 | -1.3% | |
| Aug 8, 2025 | 210 | 1 BR · 1 BA · 650 sf | $860,000 | $1,323/sf | +5.5% |
| Jul 15, 2025 | 306 | 1 BR · 1 BA | $1,293,177 | +12.5% | |
| Jun 10, 2025 | 111 | 1 BR · 1 BA | $885,000 | +4.7% | |
| Jan 17, 2025 | 602A | 1 BR · 1 BA | $749,075 | +0.0% |
Market read. $/sf is measured on the latest sales with reliable square footage (2025): a median $1,323/sf (recorded) across 1 sale. The building has traded as recently as 2026. Median listing discount 2.1% 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.
Other recent transfers
| Date | Unit | Price |
|---|---|---|
| Mar 8, 2010 | 304 | $389,000 |
| Dec 8, 2009 | 1008 | $1,525,000 |
| Dec 7, 2009 | 1109 | $659,000 |
| Nov 14, 2003 | 404 | $225,000 |
| Nov 14, 2003 | 614 | $425,000 |
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 1-01126-0014). 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 on co-ops is not officially recorded, figures shown are approximate.
Closed rents at The Park Royal, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| Studio | 3 | $3,000 |
| 1 bedroom | 17 | $5,895 |
| 2 bedroom | 8 | $7,497 |
| 3 bedroom | 2 | $20,250 |
Also $97 per sq ft per year (12 leases that report square footage). 30 closed sublet leases, October 2023 to September 2026. Most recent lease September 2026. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
What would your apartment rent for?
The figures above are the building's closed leases. Enter your apartment and I'll send you what yours would rent for, from comparable leases at The Park Royal and nearby.
At the recent median sale of $958K (10 transfers in the past 24 months, since October 31, 2024), a buyer putting 25% down would pay about $12,141 to close, or 1.3% of the price.
- Mansion tax: $0
- No mortgage recording tax or title insurance on a co-op purchase
- Attorneys, lender, building fees and filings: $12,141
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
Keep up with The Park Royal and its market
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What to know if you’re buying
The flexibility is the advantage. Financing to 80 percent per building reporting, subletting under policy, washer/dryers permitted, and a pet-friendly stance toward both dogs and cats — a materially wider set of possibilities than many Central Park West–adjacent co-ops. Confirm the current board financing limit, sublet terms, and any pied-à-terre policy at offer stage.
Buy the ceilings and the layout. The residential-hotel origin produced high beamed ceilings and a wide range of configurations; evaluate each apartment on its specific plan and ceiling height, which vary across the building.
Underwrite the pre-war systems. A 1926 building requires diligence on the capital plan, assessment history, and financials. Have your attorney review the co-op's financial statements and reserve position.
The block and address are the value. A historic-district block a block from the Dakota and Central Park is the headline; weigh the co-op mechanics against the location.
Run the carry. Co-op maintenance bundles differently than condo charges plus taxes. Use the True Monthly Carrying Cost Calculator and the Co-op Affordability Calculator on the specific unit.
What to know if you’re selling
Lead with the flexible rules. 80 percent financing, sublets, and pet-friendly rules are uncommon on a Central Park West–adjacent pre-war co-op. Name the framework in the listing.
Sell the ceilings and the block. High beamed ceilings, the historic-district address, the Dakota and Central Park as neighbors — these are the marketing headlines. Use them with precision.
Use consistent apartment comparisons. Assess room count, configuration, exposure and condition alongside total prices and reliably measured interior areas; select comparable sales with matching features and dates.
Mind the mansion-tax thresholds. The tax begins at $1 million and steps up again at $2 million. Run the Mansion Tax Calculator at the intended ask.
Comparable buildings
If you're considering 23 West 73rd Street, also evaluate:
- 101 Central Park West — the pre-war co-op on the avenue at 71st
- 55 Central Park West — the Art Deco co-op on the avenue at 66th
- 75 Central Park West — the pre-war co-op on the avenue at 67th
- 91 Central Park West — the pre-war co-op on the avenue at 69th
- The Dakota — the landmark co-op a block east, for the trophy alternative
- 201 West 72nd Street (The Alexandria) — the flexible condominium alternative at 72nd and Broadway
More Upper West Side buildings
- One Lincoln Plaza (20 West 64th Street) — 1971 condominium by Philip Birnbaum & Associates
- 22 West 96th Street — 1891 co-op
- Europa (22 West 66th Street) — 1986 condominium
- 24 West 69th Street — 1922 co-op by George F. Pelham
- 24 West 70th Street — 1892 co-op
- 24 West 90th Street — 1893 co-op
The neighborhood
For the full corridor — architecture, transit, and pricing across Upper West Side — read The Roebling Team Guide to Upper West Side.
The full playbook — what goes in the package, how boards read your financials, the interview, and the timeline — plus sample cover, reference, and personal letters you can adapt.
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.
Considering a move at The Park Royal?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
646.939.7375 · c.cohen@compass.com