255 West 98th Street
255 West 98th Street, New York, NY 10025
Upper West Side
BBL 1018700005 · BIN 1056394
- Year built
- 1913
- Type
- Cooperative
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 3BR median
- $1.8M
- Recent range
- $1.4M – $1.8M
- Listing discount
- -4.0%
- Recorded transfers
- 43
The Gramont at 255 West 98th Street is a 1913 Renaissance Revival cooperative by Gaetano Ajello — the Italian-born architect who became one of the most prolific and accomplished apartment-house designers of the Upper West Side, responsible for a long run of richly detailed pre-war buildings along Broadway, West End Avenue, and Riverside Drive. The Gramont is a characteristic example: a ten-story masonry building with a restored Gilded Age lobby of original marble, tile, and luminescent stained glass, sited on a quiet block between Broadway and West End Avenue.
Converted to a cooperative in 1984, it operates as a boutique, owner-occupant building of 34 apartments. The location is the kind of upper-90s pocket that combines value with convenience: a short walk from Riverside Park, a block from the Broadway shopping spine and the 1/2/3 trains at 96th Street, and within easy reach of the West End Avenue and Riverside Drive residential blocks.
For buyers, The Gramont offers an Ajello-designed pre-war co-op with a genuinely beautiful lobby and generous layouts at a price below the prime 70s and 80s blocks. For sellers, the architect's name, the restored lobby, and the boutique scale are the story.
Architecture and unit composition
The Gramont is a ten-story Renaissance Revival apartment house in Ajello's signature manner — a confident masonry composition with a defined base, a restrained shaft, and ornamental detail concentrated where it reads from the street. The headline interior feature is the lobby, restored to display its original Gilded Age marble, decorative tile, and stained glass — an unusually intact period entrance for a building of this scale.
With 34 residences across roughly 45,300 square feet, the building averages well over 1,300 square feet per apartment, reflecting the larger pre-war layouts of one-, two-, and three-bedroom homes with entry foyers, separate dining rooms, high ceilings, hardwood floors, and plaster walls. Many apartments have been renovated since the 1984 conversion; the masonry envelope keeps the homes quiet, stable, and light-rich.
Building operations
The Gramont runs as a well-kept boutique cooperative with a resident superintendent, central laundry, and private storage, managed for owner-occupant stability. As a 34-unit co-op, monthly maintenance covers building staff, heat and hot water, the unit's share of real estate taxes, and the ongoing upkeep of the pre-war façade, the restored lobby, and building systems.
Governance is by a board of directors that reviews purchase applications and conducts interviews; buyers should expect a standard co-op board package and a financing review. Pet, sublet, renovation, and pied-à-terre policies are set by the board and house rules. Boutique upper-West-Side co-ops of this vintage typically maintain conservative, primary-residence-oriented underwriting.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $0 (under cap)
- Per unit / month range
- —
Facade safety — Local Law 11
The latest available filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the engineer identified conditions requiring monitoring or repair before the next inspection cycle. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
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.
See the full facade history →Recent sales
Recent transfers at this building, curated by The Roebling Team research desk. Apartment-level facts are independently verified before publishing; sale prices reflect the recorded transfer amount at the NYC Department of Finance.
| Date | Unit | Apartment | Price | vs. Ask |
|---|---|---|---|---|
| May 27, 2026 | 4B | 3 BR · 2 BA | $1,800,000 | +4.3% |
| Sep 15, 2025 | 5A | 3 BR · 3 BA | $1,785,437 | +5.0% |
| Sep 15, 2025 | 5A | 3 BR · 3 BA | $1,785,438 | +5.0% |
| Jun 5, 2025 | 3A | 2 BR · 2 BA | $1,400,000 | -12.5% |
| Apr 22, 2025 | 3B | 3 BR · 3 BA | $1,709,068 | +3.6% |
| Apr 22, 2025 | 3B | 3 BR · 3 BA | $1,709,069 | +3.6% |
| Feb 11, 2025 | 1AA | 1 BA | $390,000 | -2.3% |
| Oct 27, 2022 | 4C | 1 BR · 1 BA | $500,000 | -16.5% |
Market read. $/sf is measured on the latest sales with reliable square footage (2022): a median $1,184/sf across 1 sale. The building has traded as recently as 2026. Median listing discount 1.1% 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 1-01870-0005) 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
Plan for a pre-war co-op purchase: board package, financials, references, and an interview. Maintenance covers heat, hot water, staff, and the building's share of taxes; ask for recent financials, the reserve position, and any assessment or capital-project history, since a 1913 building carries periodic façade and systems work.
The buying argument is value plus character. You are acquiring a generously sized, Ajello-designed pre-war apartment with a beautiful restored lobby, a short walk from Riverside Park and the Broadway subway and shopping corridor, at a price below the prime mid-West-Side blocks. Confirm the building's financing cap, sublet stance, and pet policy against the current house rules — the boutique scale and owner-occupant culture here support long-term value.
What to know if you’re selling
Lead with the architecture and the lobby: a named Gaetano Ajello pre-war building with an intact Gilded Age entrance of marble, tile, and stained glass, and generous layouts on a quiet block near Riverside Park.
Price against the upper-West-Side pre-war cooperative set, with renovated and larger homes positioned at the top of the building's range. Given the small unit count and the distinctiveness of the building, well-prepared listings benefit from scarcity; a clean board package and current financials keep a co-op closing on track.
Comparable buildings
If you're considering The Gramont, also evaluate these nearby Upper West Side cooperatives:
- 305 West 98th Street — pre-war cooperative on the same block
- 275 West 96th Street — pre-war co-op a few blocks south
- 250 West 94th Street — pre-war building nearby
- 150 West 95th Street — pre-war cooperative to the south
- 305 West 104th Street — pre-war upper-West-Side peer
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Upper West Side — read The Roebling Team Guide to Upper West Side.
The full playbook — what goes in the package, how boards read your financials, the interview, and the timeline — plus sample cover, reference, and personal letters you can adapt.
Considering a move at The Gramont?
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 Gramont 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.