254 West 88th Street
254 West 88th Street, New York, NY 10024
BBL 1012357503 · BIN 1033221
- Year built
- 1905
- Type
- Condominium
- Amenities
- Private outdoor space for every residence (garden, terraces or roof), per sponsor materials
Every recorded sale at this building, 2026–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2026 to date
- $1,640
- 6 sales
- Listing discount
- 0.2%
- Recorded sales
- 6
- On record
- 2026–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 254 West 88th Street 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.
254 West 88th Street is a four-residence condominium in a gut-renovated townhouse half a block west of Broadway. The plan totals $8,015,000, an average of about $2.0 million a home. Published asks run from $1,695,000 to $1,995,000 for the upper homes, about $1,580 to $1,810 per square foot.
The sponsor markets it together with 256 West 88th Street next door as eight residences across two townhouses. They are separate condominiums, each under its own offering plan and sponsor. A buyer here joins a four-owner condominium, not an eight-owner one.
For a buyer who wants a one- or two-bedroom condominium with private outdoor space on a brownstone block and no co-op board, this is a small, finished product priced near $2 million a home.
Architecture and residences
Listing records date the townhouse to 1905; the house next door at 256 dates to 1884. The renovation produced four homes: a garden residence with private outdoor space at the base, full-floor homes above and a duplex penthouse with roof space. Every home has outdoor space, according to sponsor materials.
The garden residence measures about 1,635 square feet with 516 square feet of outdoor space, per one listing record. Residence 3 is about 1,070 square feet. Listing records disagree on bedroom counts. One gives Residence 3 two bedrooms and another one, and the garden residence appears as both Residence 1 and Residence B, listed as one bedroom with two and a half baths.
Monthly common charges in listing records run from $467 for Residence 3 to $596 for the penthouse and $832 for the garden residence.
Offering and pricing
Per the offering plan filed with the New York State Attorney General (plan CD240224), the plan was submitted July 29, 2024, accepted November 21, 2024 and declared effective January 9, 2025. The total offering price is $8,015,000 for four residential units, unchanged since acceptance. The record shows one unit sold and classes the offering as a rehabilitation.
Listing records reviewed in October 2026 show these asks:
| Residence | Layout | Size | Ask | $/sf | Status |
|---|---|---|---|---|---|
| Garden (1 / B) | 1 bed, 2.5 bath | 1,635 sf + 516 sf outdoor | Not shown | — | Listed |
| 2 | Not stated | Not stated | $1,795,000 | — | Listed |
| 3 | 1 or 2 bed (records differ) | 1,070 sf | $1,695,000 | $1,584 | Listed |
| Penthouse | Duplex | about 1,100 sf | $1,995,000 | about $1,809 | In contract July 2026 |
These are last asking prices, not contract prices. The three published asks total $5,485,000. If Schedule A tracks them, the garden residence carries about $2.53 million of the plan total; that is our arithmetic, not a published price.
Local Law 97
This building is below the 25,000 sq ft threshold at which LL97 limits apply to a building on its own. It is still covered if it shares a tax lot or condominium board with buildings totaling over 50,000 sq ft; confirm on DOB’s covered-buildings list.
See full Local Law 97 analysis →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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Sep 8, 2026 | 3 | 2 BR · 2 BA · 1,070 sf | $1,934,675 | $1,808/sf | +14.1% |
| Sep 8, 2026 | PH | 2 BR · 2 BA · 1,103 sf | $1,995,000 | $1,809/sf | +0.0% |
| Jul 28, 2026 | 2 | 1 BR · 2 BA · 1,093 sf | $1,725,933 | $1,579/sf | -3.8% |
| Jun 18, 2026 | 1 | 1 BR · 2.5 BA · 1,635 sf | $1,868,488 | $1,143/sf | -15.1% |
| Jun 9, 2026 | 2 | 1 BR · 2 BA · 1,093 sf | $1,792,120 | $1,640/sf | -0.2% |
| May 6, 2026 | 1 | 1 BR · 2.5 BA · 1,093 sf | $1,792,120 | $1,640/sf | — |
Market read. Most recent trades (2026 to date) cleared a median $1,640/sf (recorded) across 6 sales. Median listing discount 0.2% 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.
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01235-7503; 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.
What would your apartment rent for?
Enter your apartment and I'll send you what it would rent for, from comparable closed leases at 254 West 88th Street and nearby.
At the recent median sale of $1.83M (6 sales in the past 24 months, since October 31, 2024), a buyer putting 25% down would pay about $75,104 to close, or 4.1% of the price.
- Mansion tax: $18,303
- Mortgage recording tax: $26,425
- Title insurance: $8,236
- Attorneys, lender, building fees, reserves and filings: $22,139
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
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What to know if you’re buying
The plan is effective. New contracts go to an effective plan. Read every amendment with the contract.
Two condominiums, one marketing campaign. Confirm which building and which plan your unit is in. Budgets, reserves, house rules and owner votes are separate for 254 and 256.
Landmark status. The house next door is in the Riverside-West End Historic District. Confirm whether 254 is inside the district boundary with the Landmarks Preservation Commission; if it is, exterior and roof changes need approval.
Closing costs. In sponsor sales the buyer customarily pays the New York State transfer tax (0.4%, or 0.65% at $3 million or more) and the New York City real property transfer tax (1% at $500,000 or less and 1.425% above for a residential unit), plus the state "mansion tax" of 1% at $1 million, rising in tiers to 3.9% at $25 million in New York City. On a $1,795,000 home that is about $32,760 in transfer taxes before any gross-up, and $17,950 in mansion tax at the 1% tier. Use the calculators below to run your price.
A four-owner condominium. With four owners, a single vacancy or unpaid common charge weighs heavily on the budget, and some lenders apply extra review to very small condominiums. Ask your lender early.
Comparable buildings
If you're considering 254 West 88th Street, also look at these Upper West Side buildings:
- 256 West 88th Street — the four-residence townhouse condominium next door, marketed with this one
- 250 West 88th Street — The Central, a 60-residence prewar condominium at Broadway
- 200 West 88th Street — 36-residence limestone condominium by Robert A.M. Stern
- 251 West 89th Street — The Admaston, a 1911 apartment house converted to condominium in 1985
More Upper West Side buildings
- 251 West 89th Street (The Admaston) — 1911 condominium by George and Edward Blum
- 252 West 85th Street — 1914 co-op by Schwartz & Gross
- 253 West 73rd Street (The Level Club) — 1925 condominium
- 255 West 108th Street (The Manchester) — 1910 co-op by Neville & Bagge
- 255 West 84th Street (The Alameda) — 1914 condop by Gaetano Ajello
- 255 West 90th Street — 1909 co-op by Neville & Bagge
The neighborhood
For the full corridor — architecture, 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. Where this page compares one building or neighborhood to another, that is our analysis of the recorded record — it names the measure, the period and the sample it rests on, and it is an observation about medians rather than a prediction about any particular apartment.
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646.939.7375 · c.cohen@compass.com