23 West 73rd Street (The Park Royal)
23 West 73rd Street, New York, NY 10023
Upper West Side
BBL 1011260014 · BIN 1028661
- Year built
- 1926
- Type
- Cooperative
- Units
- 232
- Floors
- 16
- Landmark
- Designated
- 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
- Pets
- Pet-friendly — both dogs and cats permitted under the cooperative house rules; confirm any weight conditions at offer stage
- Financing
- Up to 80 percent per building reporting; confirm the current board limit at offer stage
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 1BR median
- $900K
- Recent range
- $490K – $5.1M
- Listing discount
- 0.0%
- Recorded transfers
- 252
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 — buyers come for the high beamed ceilings, the historic-district address, and the friendlier co-op rules, and the building's wide range of layouts keeps it in reach of a broad buyer pool.
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.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $89,080/yr
- Per unit / month range
- $0 – $32
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.
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
Recent sales
The Park Royal trades as the accessible, flexible end of the Central Park West–adjacent pre-war co-op market — priced on a dollars-per-room basis, as co-ops are, with high-ceiling, terraced, and renovated apartments carrying the premium and interior, estate-condition units setting the entry point. The friendlier co-op rules and the wide layout range keep the buyer pool broad, which supports liquidity; the historic-district address and pre-war ceilings anchor value. Because the configurations vary widely, building-average figures mislead — room count, ceiling height, and condition govern. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent transfers 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 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% | |
| Dec 3, 2024 | 1107 | 2 BR · 2 BA · 1,450 sf | $2,315,000 | $1,597/sf | -7.2% |
Market read. $/sf is measured on the latest sales with reliable square footage (2025): a median $1,323/sf 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) 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 on co-ops is not officially recorded, figures shown are approximate.
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. Most buyers — and many agents — do not expect 80 percent financing, sublets, and pet-friendly rules on a Central Park West–adjacent pre-war co-op. Name the framework; it widens the buyer pool meaningfully.
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.
Anchor to room-count comparables. Co-op pricing runs on rooms and configuration; same-room-count, same-exposure comparables are the right anchor, and we maintain them in the Research Library.
Mind the mansion-tax thresholds. Larger apartments here trade across the $1 million and $2 million cliffs. 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
The neighborhood
For the full corridor — architecture, schools, 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.
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.
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.