2373 Broadway (The Boulevard)
2373 Broadway, New York, NY 10024
- Year built
- 1987
- Type
- Condop — a cooperative, Boulevard Housing Corp., owns the residential unit of The Boulevard Condominium
- Units
- 354
- Floors
- 23
- Landmark
- No
- Amenities
- Club Boulevard — a 75-foot heated saltwater lap pool, fitness center, squash and racquetball courts, basketball court, steam rooms and saunas, and a separate boxing area — plus sundeck, 24-hour doorman and concierge, and the on-site garage
- Pets
- Permitted
- Financing
- 80 percent maximum (20 percent minimum down) per brokerage records
The Boulevard is the Upper West Side's clearest expression of the late-1980s condop formula executed at full scale: 354 apartments across an entire Broadway blockfront, a cooperative that owns the residential unit of a condominium and runs it by condominium-style rules. The practical consequences are the building's market thesis — subletting permitted from the outset, pieds-à-terre and corporate purchasers accommodated, 80 percent financing — in a neighborhood where the pre-war co-op alternative typically permits none of it. For investors, relocating buyers, and anyone who values exit flexibility, the structure does work that no renovation can.
The architecture is a more serious effort than most buildings of its vintage. Alexander Cooper — whose firm co-authored the Battery Park City master plan, the most influential piece of New York urban design of its era — faced the Belnord across Broadway and chose deference: he described the 1908 landmark to The New York Times in 1987 as "formidable, marvelous, chunky," and the assessment in New York 2000 (Robert A.M. Stern, David Fishman, and Jacob Tilove) was that The Boulevard came out "formidable and chunky, if not especially marvelous." The red-brick mass, rounded 86th Street corner, and beige banding answer the Belnord's weight; the top six floors break into glassy two-story setbacks that give the upper units terraced light the base cannot offer. The block-filling program — four levels of retail and medical space, a basement supermarket, a 124-car garage, and an integrated subway entrance documented in the offering plan's own subway entrance agreement — makes the building function like a piece of city infrastructure as much as an apartment house.
The sponsorship history, documented across the two offering-plan volumes on file in The Roebling Research Library, tracks the early-1990s cycle: the plan launched April 1, 1988 at a total offering price of $113 million, and the sponsor interest subsequently passed through an affiliate of Caisse de dépôt et placement du Québec — the Canadian pension giant — before landing with Solstice Partnership by late 1998. That institutional chapter is long resolved; what it left behind is a large, professionally run house with nearly four decades of operating history.
Architecture and unit composition
The building rises from its full-block red-brick base into glass setback floors, with the residential entrance tucked into the 87th Street end under an angled marquee — a deliberate retreat from the 86th Street retail corner. The 354 apartments run from studios and one-bedrooms through combinable two- and three-bedroom lines, with the trophy inventory in the setback floors: terraced penthouse units with open boulevard, river-direction, and skyline views. Mid-rise lines facing Broadway carry the avenue's energy and light; west-facing units look into the quieter mid-block. As in most large condops of this vintage, renovation quality varies widely line to line, and the per-foot spread between original-finish and renovated units is significant.
Building operations
This is one of the most heavily amenitized buildings of its era on the Upper West Side: Club Boulevard delivers a 75-foot heated saltwater lap pool, a fitness center, squash and racquetball courts, a basketball court, steam rooms and saunas, and a boxing area — an amenity program that newer condos charge substantially more to approximate. Service runs full: 24-hour doorman, concierge, and the on-site garage. The commercial and medical units are held outside the cooperative, which shapes the corporation's financial structure — a point for your attorney during diligence. The offering plan, its amendment volume, and the condominium declaration summaries are on file in The Roebling Research Library.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $242,593/yr
- Per unit / month range
- $0 – $57
Recent sales
Recent transfers at this building, sourced from NYC Department of Finance records. Apartment-level detail (line, condition, asking-price context) verified upon consultation request.
| Date | Unit | Price |
|---|---|---|
| Jan 5, 2016 | — | $2,200,000 |
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01234-7501) 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.
What to know if you’re buying
The structure is the headline — understand it. You are buying shares in Boulevard Housing Corp., which owns the residential unit of The Boulevard Condominium, governed by condominium-style rules. The practical effect is condo-like flexibility with co-op transfer mechanics. Have your attorney walk the declaration and by-laws; we provide both volumes of the plan from the Research Library.
Underwrite the amenity value honestly. A 75-foot saltwater pool, squash, basketball, and a full club floor would carry a steep amenity premium in new construction. If you will use Club Boulevard, the carrying costs buy more here than the monthly number suggests; if you will not, you are subsidizing neighbors who do.
The corner is infrastructure. The 1 train entrance at the building's corner, the crosstown M86 on 86th Street, the basement supermarket, and the garage make this one of the most logistically self-sufficient addresses on the West Side. It also makes the 86th Street corner busy — spend time at the building at rush hour before choosing a line.
Price the line, not the building. The spread between base floors and the glass setback levels is wide and structural: light, terraces, and views concentrate in the top six floors. Same-line history is the right anchor, and we maintain it.
Verify the fee stack. Sublet terms and fees, any transfer fee, garage rates, and current financing requirements should all be confirmed with the managing agent before contract. The policy framework is flexible by neighborhood standards, but the specifics move.
What to know if you’re selling
Name the flexibility in the marketing. Sublets from day one, pied-à-terre and corporate purchasers, 80 percent financing — this is the rare Upper West Side building where the policy framework itself expands the buyer pool to investors and second-home buyers. Most listings here undersell it.
Position against both alternatives. Your buyer is cross-shopping pre-war co-ops (more character, far more restriction) and newer condos (more polish, much higher per-foot). The Boulevard's case is the middle path: full amenities and flexibility at a documented discount. Make the comparison explicit.
Lead with Club Boulevard for end-users, the structure for investors. The building has two distinct buyer pools; the marketing should be built for both, and unit condition determines which leads.
Comparable buildings
If you're considering 2373 Broadway, also evaluate:
- The Belnord — the 1908 landmark directly across Broadway that shaped this building's design; now the corridor's trophy condo conversion
- The Apthorp — the other full-block pre-war landmark condo conversion down the boulevard
- The Montana (247 West 87th Street) — the twin-towered 1980s condop neighbor one block north
- The Bromley (225 West 83rd Street) — the closest like-for-like 1987 full-service condop with an amenity program
- The Savannah (250 West 89th Street) — boutique-scaled 1980s condop alternative
- 279 Central Park West — the late-1980s condo alternative at the park end of the corridor
- 535 West End Avenue — the new-development condo alternative on the avenue's quieter spine
The Roebling Team at The Boulevard
The Roebling Team at Compass works the Upper West Side and its Broadway corridor as a core practice area. We publish this building profile because Upper West Side buyers and sellers deserve building-specific intelligence — condop mechanics, offering-plan documentation, and corridor-level comparables — not generic neighborhood commentary.
If you're considering a transaction at 2373 Broadway, a 30-minute consultation is the right starting point.