The Adagio (243 West 60th Street)

Nine stories and 116 feet, in a contemporary idiom, above roughly 14,300 square feet of ground-floor and cellar commercial space that has cycled through a long series of retail fit-outs since 2011. The forty residences occupy the floors above, running from one-bedrooms through larger family layouts, with the open plans, floor-to-ceiling glazing and in-unit mechanical systems characteristic of mid-2000s new construction. Upper floors carry terraces — DOB records a seventh-floor terrace arbor and a 2018 project joining a ninth-floor apartment to a penthouse terrace with a new internal stair — and the top of the building is where the building's premium product sits.

The unit-lot structure is worth reading before you price a specific apartment. Of the eighty-five tax lots in the condominium, only forty are residences; the rest are separately deeded storage rooms, retail units and other commercial space. Storage rooms here are conveyed property, not a building amenity, which means they can be bought, sold and priced independently of an apartment. Establish what is actually included in any specific sale.

Full-service by the standards of a boutique condominium: a 24-hour doorman and a live-in resident manager per listing records, with the fitness, pool, tennis, garden, business-center and garage facilities reached through the neighbouring building. The residential condominium sits above commercial units it does not control, and the commercial component is a meaningful share of the building — the financial statements, the commercial unit owners' obligations under the by-laws, and the allocation of common charges between the residential and commercial sections all deserve an attorney's read.

The façade record is short and clean. The building appears in DOB's façade-inspection programme beginning with cycle 8, which it filed SWARMP — safe with a repair and maintenance programme — and the most recent cycle on file, cycle 9, was filed SAFE. A sidewalk shed was erected in 2017 in the ordinary course of that work.

No offering plan for this building is held in either the Compass Offering Plan Library or The Roebling Research Library, and we have not seen its financial statements. Everything above comes from primary city records and from architectural and listing records. That is a real gap and it is the reason this page says less about reserves, assessments and the policy stack than our pages on buildings whose documents we hold. Your attorney should obtain the offering plan, the by-laws, the house rules and at least two years of financial statements, and the amenity easement should be read alongside them.

Recent sales

Recent closings 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.

Market read. Most recent trades (2025) cleared a median $1,435/sf (floor-adjusted) across 2 sales. Floor-adjusted means each sale is restated to a constant mix of floors, so the figure can differ from the plain median of the sales listed above. Median listing discount 1.4% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01152-7502; each condominium apartment is its own tax lot). 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.

Read the amenity easement before you read anything else. The pool, the tennis court, the health club, the business center and the garage are in the building next door. Establish what the agreement grants, what it costs residents, how long it runs, and what happens on a change of ownership or use next door. Everything the building is marketed on depends on that document.

The 421-a is over. Underwrite the full tax bill. DOF's rolls show the exemption at zero from fiscal 2021 and absent thereafter. Ask the managing agent for the current tax bill for the specific unit and model from that number, not from a listing's historical figure.

Get the commercial section's arrangements. The condominium includes retail and other commercial units. Ask how common charges are allocated between the residential and commercial sections, what the commercial owners are obliged to contribute, and whether any arrears exist.

Ask about the certificate-of-occupancy history. The final certificate issued in March 2019 after years of temporary certificates. It is resolved, but ask what the open condition was and confirm nothing survives it.

Confirm what is included. Storage is a separately deeded tax lot in this building, not a common amenity. Do not assume it comes with the apartment.

Run the cliff thresholds. Larger apartments here transact around the mansion-tax steps — run any number through the Mansion Tax Calculator.

Lead with the amenity set, and document it. A pool and a full-size outdoor tennis court are a genuine differentiator in Lincoln Square. Buyers' attorneys will ask how the access works; having the easement and the current cost schedule ready converts a question into a selling point.

State the tax position plainly. The 421-a is finished. Disclose that in the marketing rather than leaving it for diligence.

Price at the apartment level. With forty apartments and few annual trades, a building average is context, not a price. Comparables on the specific line and exposure anchor a number best; where the line has not traded, use the closest adjusted sales.

Closing runs through a right-of-first-refusal waiver. There is no board interview; timing depends on the waiver, the buyer's financing and the contract.

If you're considering the Adagio, also evaluate:

• 225 West 60th Street (The Hudson) — 2004 full-amenity condominium on the same tax block; the closest direct comparable
• 30 West 60th Street — Lincoln Square building on the same street
• 30 West 63rd Street (30 Lincoln Plaza) — full-service Lincoln Square condominium
• 15 West 63rd Street — full-service condominium near Lincoln Center
• 160 West 66th Street (Three Lincoln Center) — full-service Lincoln Center–area condominium
• 41 Columbus Avenue (The Sofia) — landmark Lincoln Square condominium conversion nearby
• 20 West 64th Street — full-service building a few blocks north
• 200 Riverside Boulevard — full-amenity condominium in the adjacent Riverside corridor
• 220 Riverside Boulevard — Riverside South condominium with a comparable amenity brief