250 West 90th Street (The New West)
250 West 90th Street, New York, NY 10024
Upper West Side
BBL 1012377502 · BIN 1033386
- Year built
- 1985
- Type
- Condominium
- Units
- 157
- Floors
- 22
- Landmark
- No
Every recorded sale at this building, 2003–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,234
- Listing discount
- 2.5%
- Recorded sales
- 138
- On record
- 2003–2026
In 1984 the city rewrote the zoning on upper Broadway, explicitly to stop what the previous twenty years had done to it. The avenue's nineteenth- and early-twentieth-century apartment houses had produced an unusually consistent street wall and cornice line, and the postwar slab towers that replaced some of them ignored both. The new contextual rules required buildings to hold the street line, cap the height, and articulate the façade. The New West is one of the first large buildings built under that regime, and it is legible as such from across the avenue.
Philip Birnbaum & Associates was the most prolific apartment-house practice in New York in this period, and the firm's usual instinct — maximum efficiency, minimum incident — was constrained here in productive ways. The Broadway corner carries wrap-around balconies. The West 90th Street elevation is broken with recesses and a series of double-height apartments, a deliberate echo of the north-lit artists' studios of the prewar West Side. The result reads as a large building that has been asked to behave, rather than as a small one pretending to be old.
The site itself is the second half of the story. The lot was the Standard Theatre, a 1914 Thomas W. Lamb house that ended its life as a supermarket. That history is why the base carries roughly 20,800 square feet of ground-floor retail across two commercial condominium units — a much deeper retail podium than a residential building of this size would otherwise have, and the reason the building's commercial tax assessment runs so large relative to its residential one.
For a buyer, the practical consequence of the retail is straightforward: a substantial share of the condominium's common-charge burden is spread across commercial units rather than apartments, but so is a substantial share of the building's exposure to retail vacancy and to the condition of a large storefront run. The Broadway base was occupied through the 2010s by a national large-format retailer whose New York stores have since closed; current tenancy should be confirmed rather than assumed. Ask what the commercial units are paying, whether they are current, and what the board's remedies are.
The tax posture is unusually clean and unusually plain. There is no 421-a here and there never was in any roll the city publishes online, and no J-51 either — the J-51 filings on this block belong to the older condominium next door at 2421 Broadway. Apartments at The New West have been taxed at full assessment for the whole of their traded history. That removes the single most common underwriting error in 1980s condominium inventory, where buyers price an abated carrying cost that is scheduled to disappear.
Architecture and unit composition
The building occupies a 16,365-square-foot lot with 162 feet of Broadway-facing frontage and about 101 feet of depth, and it is built to roughly its full permitted residential floor area. That has two consequences a buyer can feel. The first is that the building will not be enlarged and cannot lose its light to a vertical enlargement of itself. The second is that on a lot of this shape, the apartment plans are driven by the corner: Broadway-facing homes at the northeast get the balconies and the open avenue exposure, and the mid-block West 90th Street line gets the recesses, the double-height units, and quieter rooms.
The 157 residential unit lots run across 22 floors, which places the building at roughly seven to eight apartments per floor — a genuinely large denominator for the Upper West Side, and the structural reason common charges here compare favorably against the boutique conversions on the side streets. The trade is elevator and lobby traffic.
Layouts are of their moment: efficient rectilinear plans, low-to-mid-height ceilings by prewar standards, balconies on the corner line, and a mix that runs from studios through three-bedroom homes. Combinations have occurred over four decades of ownership. The double-height apartments on the West 90th Street elevation are the building's distinguishing inventory and should be underwritten separately from the rest of the stack; there are few of them, they do not comp against the standard plans, and the volume is the whole reason a buyer pays for one.
Building operations
The New West runs as a full-service doorman condominium. The amenity program — a health club with a swimming pool, a sundeck, a private garden, and laundry rooms on every floor rather than a single basement facility — was a 1986 developer's answer to the co-op competition, and it has aged into a genuinely useful stack. A pool in a 157-unit building on the Upper West Side is not common, and per-unit it is well supported.
There is no parking garage. Buyers accustomed to postwar East Side inventory should note that.
The building is now forty years old, which is the point in a masonry-and-balcony building's life when façade, balcony slabs, elevators, and mechanical plant all come due at roughly the same time. No offering plan or audited financial statement for this building was located in either document library, so the current reserve position, assessment history, and capital plan are not documented here. That is the first thing to request. Ask specifically for the last two years of audited financials, the current Local Law 11 cycle status and balcony condition report, and any assessment declared or contemplated.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $6,219/yr
- Per unit / month range
- $0 – $3
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 New West sits in the band of large 1980s Broadway-corridor condominiums that price below the prewar Riverside Drive and West End Avenue cooperative tier and above the postwar side-street inventory. Its comparables are not the brownstone-block conversions but the other big Broadway buildings — the contextual-era towers between the 80s and the high 90s — and it competes with them on service, elevator count, and outdoor space rather than on architecture.
Three things drive underwriting here. Exposure is the first: Broadway with a balcony, West 90th Street mid-block, and interior are three different apartments at one address, and a single dollars-per-square-foot number is not appropriate to all three. The second is whether the unit is one of the double-height homes, which trade on volume and should be comped against loft inventory rather than against the building's own standard plans. The third is the tax posture, which is simple in a way that helps sellers explain the carrying cost and helps buyers avoid a scheduled step-up that does not exist here.
Condominium form is itself part of the value on this stretch. Broadway between 86th and 96th is overwhelmingly cooperative, and the pool of buyers who need condominium ownership — foreign purchasers, trusts, LLCs, investors, and anyone who wants a predictable 30-to-45-day close — has relatively few places to go. That scarcity has supported the building through several cycles.
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 |
|---|---|---|---|---|---|
| Jul 10, 2026 | 5J | 1 BR · 630 sf | $402,800 | $639/sf | off-mkt |
| Jun 2, 2026 | 7B | 1 BR · 630 sf | $867,000 | $1,376/sf | off-mkt |
| Apr 16, 2026 | 6D | 1 BR · 1.5 BA · 820 sf | $970,000 | $1,183/sf | -2.5% |
| May 21, 2025 | 14A | 1,182 sf | $1,750,000 | $1,481/sf | off-mkt |
| Apr 2, 2025 | 7G | 1 BR · 1 BA · 636 sf | $799,000 | $1,256/sf | +0.0% |
| Aug 22, 2024 | 4F | 1 BR · 813 sf | $995,000 | $1,224/sf | off-mkt |
| Jul 15, 2024 | 4K | 2 BR · 2.5 BA · 1,281 sf | $1,557,500 | $1,216/sf | -2.7% |
| Mar 18, 2024 | 16J | 1 BR · 1 BA · 640 sf | $885,000 | $1,383/sf | -4.3% |
Market read. Most recent trades (2026) cleared a median $1,234/sf across 3 sales. Median listing discount 2.5% 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 1-01237-7502) 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
There is no abatement and no schedule that changes the taxes. Full assessment from the first closing in 1987 to today. Underwrite the tax line as permanent.
Get the financials and the Local Law 11 status before you sign. No plan or audited statement for this building was located in either document library, which means the capital picture has to come from the managing agent. A forty-year-old balcony building is exactly the profile where façade and slab work arrives in a lump.
The retail is roughly 20,800 square feet across two commercial units. Ask what they pay, whether they are current, and how the declaration allocates common charges between residential and commercial. It is a large share of the building.
Search both addresses. 250 West 90th Street and 2431 Broadway are the same tax lot; older recordings appear under both.
Do not confuse this building with its neighbors. 2421 Broadway is a separate 1920 condominium on the same block (lot 7501), with its own J-51 history and its own economics. The West End Avenue and West 90th Street buildings west of the avenue sit on different blocks, inside the Riverside–West End Historic District, and trade in a different market entirely.
What to know if you’re selling
Lead with the tax posture and the pool. Both are concrete, both survive a buyer's spreadsheet, and neither is common in the competitive set.
Price exposure, not floor. A Broadway balcony line and a mid-block West 90th Street line are separate markets in the same building, and the wrong comp will either leave money on the table or stall the listing.
If you hold a double-height apartment, market it as loft inventory. There are very few in the building, they are the most distinctive thing about it, and they do not comp against the standard plans.
Comparable buildings
If you're considering The New West, also evaluate:
- 203 West 90th Street (Manhattan Tower) — the other large contextual-era condominium on the same intersection; the most direct peer
- 215 West 90th Street (Haroldon Court) — prewar condominium a block west; the conversion alternative at the same address band
- 250 West 89th Street (The Savannah) — full-service Broadway-corridor condominium one block south
- 251 West 89th Street (The Admaston) — prewar condominium on the same block, immediately south
- The Bromley (225 West 83rd Street) — the definitive Broadway contextual-era condominium of the same generation, with a pool and a large denominator
- 2250 Broadway (The Broadway) — Broadway-corridor condominium with a comparable retail podium
- 275 West 96th Street (The Columbia) — large full-service Broadway condominium six blocks north
- 96+Broadway (250 West 96th Street) — newer Broadway-corridor condominium inventory for buyers weighing age against price
- 212 West 93rd Street — mid-block condominium alternative in the same school and transit catchment
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 New West?
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 New West 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.