250 West 96th Street (96+Broadway)
250 West 96th Street, New York, NY 10025
BBL 1012437504 · BIN 1091732
- Year built
- 2021
- Type
- Condominium
- Units
- 131
- Floors
- 23
- Landmark
- No
- Pets
- Pet-friendly — cats and dogs both permitted per listing records
96+Broadway is the largest ground-up luxury condominium delivered on the Upper West Side's Broadway spine in decades, and it is the building that reset the ceiling at 96th Street. Thomas Juul-Hansen — a designer better known for interiors at the very top of the Manhattan market than for full building commissions — took the design, with Stephen B. Jacobs Group as architect of record, and produced 131 residences across 23 stories on the Broadway corner. JVP Management developed it. The scale alone is unusual: 276,578 square feet on a corridor where new construction has typically arrived at a quarter of that size.
The architectural argument is a prewar reference executed in contemporary materials. The façade is light-toned limestone and precast panel with bronze-framed floor-to-ceiling windows, and the upper half of the building steps back in landscaped terraces rather than rising as a flat slab. The intent, in the developer's framing, is a reinterpretation of prewar Broadway grandeur — a reasonable claim on a corridor whose defining buildings are the Belnord, the Astor Court and their peers, and a deliberate rejection of the glass-curtain-wall idiom that has dominated new Manhattan construction for two decades. Whether the precast reads as limestone at street level is a matter of taste; that it reads as masonry rather than glass is not in dispute, and on this corridor that matters.
What genuinely separates the building from its comparable set is the amenity program. An indoor saltwater lap pool and a regulation squash court are not standard equipment anywhere on the Upper West Side above 90th Street, and they do not exist at all in the corridor's prewar cooperative stock. Add a spa suite, a fitness center with a dedicated Pilates room, a music practice room, a children's playroom, a double-height travertine lobby with 24-hour concierge, a landscaped ground-level courtyard and a roof terrace, and the building is competing on amenity with Lincoln Square and Central Park West new construction rather than with its immediate neighbors.
The residences follow the same logic. Wide-plank oak, high ceilings, floor-to-ceiling windows, Gaggenau kitchens with marble islands, natural-stone primary baths with radiant heated floors. Configurations run from one-bedroom through five-bedroom — a range that is itself notable, because five-bedroom new-construction condominium inventory essentially does not exist north of 86th Street, and the families who need it have historically had to buy prewar and combine.
The building sits at the seam of two Upper West Side submarkets: the Broadway retail and transit spine, and the quieter West End Avenue and Riverside Drive residential blocks a short walk west. The 1, 2 and 3 trains all stop at 96th Street, which is the only express stop on the West Side between 72nd Street and 125th Street — a transit position that no other new-construction condominium on the corridor holds.
Architecture and unit composition
The 131 residences distribute across 23 stories in configurations from one-bedroom through five-bedroom. The corner A-line carries the largest floor plans, running to four- and five-bedroom layouts; the B, C, D and E lines cover the two- and three-bedroom inventory; penthouse-tier residences sit at the top of the building. Select residences carry private outdoor space, and the landscaped setbacks on the upper half of the building serve terraces rather than functioning purely as massing.
Interior specification includes:
- Wide-plank oak flooring
- High ceilings with floor-to-ceiling windows in bronze-toned frames
- Custom kitchen cabinetry with Gaggenau appliance packages and marble islands
- Primary baths in natural stone with radiant heated floors and custom vanities
- Hudson River, Central Park and skyline exposures from the upper floors
Roughly 9,080 square feet of ground-floor retail occupies the Broadway frontage, held as a separate commercial component.
Building operations
96+Broadway operates as a full-service condominium with an attended double-height lobby, 24-hour concierge and a landscaped ground-level courtyard reached from the lobby.
The amenity floor is the building's structural differentiator and should be underwritten as such. The indoor saltwater lap pool, spa suite, fitness center with Pilates room and regulation squash court with basketball hoop together constitute a wellness program that has no peer in the immediate corridor. The music practice room and children's playroom extend the program toward the family buyer. A roof terrace, bike room, resident storage and on-site laundry complete it.
That program has a cost, and a 131-unit building carries it. Prospective buyers should read the common-charge budget with the amenity load in mind and should model a stabilized post-sellout budget rather than a sponsor first-year projection. Common charges, real estate taxes and any abatement position vary by unit; pull them for the specific residence and run True Monthly Carrying Cost analysis against the actual current tax bill.
Recent sales
Recent closings 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 |
|---|---|---|
| Jul 31, 2026 | 15B | $2,583,750 |
| Jul 20, 2026 | 10C | $4,195,000 |
| Jul 9, 2026 | 3A | $4,350,000 |
| Jul 6, 2026 | 15C | $4,400,000 |
| Jun 2, 2026 | 19C | $5,300,000 |
| May 12, 2026 | 9C | $4,100,000 |
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 1-01243-7504) 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
Establish the sponsor-owned percentage before anything else. It drives financing warrantability, it drives the concession environment, and it drives the effective comparable set. Ask the managing agent directly and in writing.
Understand the leased-unit position. Sponsor units offered for lease during a sellout are normal and not by themselves a red flag, but the count matters for both financing and for the character of the building at stabilization.
The amenity program is the reason to buy here. Pool, squash, spa and Pilates on the Upper West Side above 90th Street is a genuinely scarce combination. If those amenities are not going to be used, the common-charge load is being paid for nothing and the corridor's prewar cooperative stock offers more space per dollar.
The 96th Street express stop is a durable value input. The 1, 2 and 3 all stop here; it is the only West Side express station between 72nd and 125th.
Five-bedroom new construction is scarce. If that is the requirement, the alternatives are prewar combinations, and they come with cooperative approval, no amenity floor and renovation risk.
What to know if you’re selling
Your competition is the sponsor. Until the sellout clears, sponsor inventory in your line sets the market. Quantify what a resale offers that a sponsor unit does not — immediate occupancy, installed window treatments and lighting, no sponsor transfer-tax and closing-cost structure — and price to that difference.
Lead with the amenity floor and the express stop. Those are the two facts that no comparable building on the corridor can match.
Market the line, not the building. The spread between a one-bedroom and a five-bedroom here is wide enough that building-level positioning actively hurts. Anchor to same-line comparables.
Closing pacing is condominium-fast. Right of first refusal, 30 to 45 days typical.
Comparable buildings
If you're considering 96+Broadway, also evaluate:
- The Columbia (275 West 96th Street) — full-service condominium tower at the same intersection; the established amenity comparable and the closest direct competitor
- 720 West End Avenue — a separate development at the West End Avenue end of the same tax block: a 1927 building converted and expanded to condominium, offering prewar proportions and a smaller, quieter building in place of the amenity floor
- The Princeton House (215 West 95th Street) — 1986 ground-up condominium one block south; the prior generation of new construction in the same submarket
- 175W95 (169 West 95th Street) — condominium conversion of a 1971 building; the value alternative within two blocks
- 218 West 103rd Street (The Rockwell) — Hill West's 81-unit Toll Brothers City Living condominium seven blocks north; the same corridor at a materially lower entry point
- 2505 Broadway — new-construction condominium in the low 90s; the ground-up alternative just south
- The Westly (2461 Broadway) — 2021 new-construction condominium at 71st and Broadway; a similar buyer at a different point on the corridor
- The Stanton (250 West 94th Street) — 1920s cooperative two blocks south; the prewar co-op alternative
- The Broadmoor (2681 Broadway) — prewar cooperative on the Broadway spine; scale and service without new construction
- 200 Amsterdam Avenue — Elkus Manfredi new-construction condominium in Lincoln Square; the amenity-heavy comparison at a higher price tier
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Upper West Side — read The Roebling Team Guide to Upper West Side.
Considering a move at 96+Broadway?
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A Private Pricing Opinion — what your apartment at 96+Broadway 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.