The Adagio (243 West 60th Street)
243 West 60th Street, New York, NY 10023
Lincoln Square, Upper West Side
BBL 1011527502 · BIN 1030315
- Year built
- 2007
- Type
- Condop
- Units
- 40
- Floors
- 9
- Landmark
- No
- Amenities
- 24-hour doorman and a live-in resident manager, per listing records, plus resident access to a health club, a 40-foot indoor pool, a full-size outdoor tennis court, a formal landscaped garden, a business center and garage parking — all of which sit in the neighbouring rental tower at 229 West 60th Street rather than in this building. See below.
Every recorded sale at this building, 2008–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,435
- Listing discount
- 1.4%
- Recorded sales
- 70
- On record
- 2008–2025
The Adagio is a nine-story, forty-apartment condominium on the short stretch of West 60th Street between West End and Amsterdam — a block that was industrial and institutional within living memory and is now, functionally, the southern edge of the Upper West Side. The previous building on the site was demolished under a 2004 filing; the new-building application was pre-filed in April 2007, permitted that September, and the condominium declaration was recorded in September 2008. It is the smaller, owner-occupied sibling to the much larger rental tower the same sponsor group built next door, and that relationship is the most important thing a buyer needs to understand about it.
Because the amenity package is not the Adagio's. Listing records describe residents' access to a health club, a forty-foot indoor pool, a full-size outdoor tennis court — genuinely rare in Manhattan — a formal garden, a business center and a garage. Those facilities are in the neighbouring rental building at 229 West 60th Street. ACRIS records easements affecting this tax lot in December 2007 and again in September 2015. What the condominium owns is a nine-story building with a doorman; what it holds beyond that is a set of contractual rights in someone else's property. That is not a defect, and it is how a forty-unit building can offer a tennis court at all. But the terms of that access — what it costs, how long it runs, what happens if the neighbouring building changes hands or changes use — belong in your attorney's diligence list at the top, not the bottom.
The second thing to understand is the tax position, and here the answer is clean and it is the single biggest carrying-cost fact about the building. DOF recorded a 421-a exemption, exemption code 5110, "421-a ten-year, no cap," on all eighty-five of the condominium's tax lots, with a benefit start in fiscal 2011 and a ten-year term. It appears on every published tax roll from fiscal 2011 through fiscal 2020. By the fiscal 2021 roll the exemption carried zero value, and from the following year it disappears from the rolls altogether. The benefit is gone. Real estate taxes here are assessed and billed in full, and they have been for several years. Nobody buying today is inheriting a phase-out, and nobody is inheriting a cliff either — but if you are comparing this building to a 2007-vintage condominium elsewhere in the corridor that still has a benefit running, you are not comparing like carrying costs.
A third fact belongs on the record because it is unusual. DOB's published certificate-of-occupancy series shows the building operating under a rolling sequence of temporary certificates of occupancy — renewed roughly quarterly through 2012, 2013, 2014, 2015, 2016, 2017 and 2018 — before a final certificate of occupancy was finally issued on March 26, 2019, more than a decade after the first apartments closed. The final certificate is in hand, which resolves the matter for anyone buying now. But it is a reasonable thing to ask the managing agent about, because a decade of temporary certificates usually reflects an open condition somewhere in the file.
Architecture and unit composition
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.
Building operations
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.
Local Law 97
- 2024–2029 annual penalty
- $16,309/yr
- 2030–2034 annual penalty
- $69,621/yr
- Per unit / month range
- $34 – $145
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City record last verified September 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. Facade inspections run on a fixed five-year cycle; future inspection, repair, and any assessment decisions remain building-specific.
How to read this, and where it comes from
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. City record last verified September 2026.
Recent sales
The Adagio is priced per square foot, as condominiums are. Value here turns on floor, exposure, outdoor space and finish, with the terraced upper-floor apartments and the penthouse level at the top of the range and the lower floors, which face across a narrow side street, at the entry point. Recent activity in the building has been thin — a boutique condominium of forty apartments produces only a handful of trades in a normal year — so apartment-level comparable analysis against the specific line, rather than a building average, is the only defensible basis for pricing.
Against the corridor the building's arguments are condominium tenure, an amenity package no forty-unit building could otherwise support, and a Lincoln Square location that puts Columbus Circle, Lincoln Center and the southwestern corner of Central Park within a short walk, with the 1 at 66th Street and the A, B, C, D and 1 at Columbus Circle. Against them run a fully expired 421-a and therefore a full tax bill, an amenity set held by agreement rather than owned, and a mixed-use structure with a substantial commercial component. Index any market read to the last complete year.
Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent closings at this building, curated by The Roebling Team research desk. 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 |
|---|---|---|---|---|---|
| Sep 23, 2025 | 3D | 2 BR · 1,237 sf | $1,690,000 | $1,366/sf | off-mkt |
| May 22, 2025 | 2C | 1 BR · 2.5 BA · 814 sf | $1,200,000 | $1,474/sf | -9.8% |
| Apr 16, 2024 | 4A | 2 BR · 2.5 BA · 1,666 sf | $1,998,000 | $1,199/sf | -8.1% |
| Oct 5, 2023 | 5A | 2 BR · 2.5 BA · 1,666 sf | $2,000,000 | $1,200/sf | -4.8% |
| Nov 12, 2021 | 4C | 1 BR · 1.5 BA · 814 sf | $1,150,000 | $1,413/sf | off-mkt |
| Apr 19, 2021 | 8C | 1 BR · 1.5 BA · 1,025 sf | $1,320,000 | $1,288/sf | -5.6% |
| Oct 28, 2020 | 2F | 2 BR · 2.5 BA · 1,711 sf | $2,300,000 | $1,344/sf | -17.7% |
| Sep 18, 2020 | 8C | 1 BR · 1.5 BA · 1,025 sf | $1,399,000 | $1,365/sf | +0.0% |
Market read. Most recent trades (2025) cleared a median $1,435/sf across 2 sales. Median listing discount 1.4% 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.
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 1-01152-7502) 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 from recorded condo declarations and offering plans.
What to know if you’re buying
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.
What to know if you’re selling
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. A buyer who discovers that in diligence rather than in the marketing re-trades; a buyer who was told up front prices it correctly from the start.
Price at the apartment level. With forty apartments and few annual trades, a building average tells a buyer nothing. Comparables on the specific line and exposure are what anchor a number.
Closing timelines are condo-fast. Thirty to forty-five days from contract to closing, with a waiver of the right of first refusal rather than a board interview.
Comparable buildings
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, east of Columbus Circle
- 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
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Upper West Side — read The Roebling Team Guide to Upper West Side.
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.
Considering a move at The Adagio?
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 Adagio 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.