256 West 88th Street
256 West 88th Street, between Broadway and West End Avenue · Upper West Side
BBL 1012357502 · BIN 1033225
- Year built
- 1884
- Type
- Condominium
- Amenities
- Private outdoor space, virtual doorman, package room and in-home laundry
- Landmark status
- Not an individual landmark; in the Riverside-West End Historic District
- NYC Landmarks Preservation Commission records, updated February 2026
- Doorman
- Virtual doorman
Every recorded sale at this building, 2016–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2026 to date
- $1,654
- 3 sales
- Recorded sales
- 6
- On record
- 2016–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 256 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.
About the building
256 West 88th Street is a four-residence condominium created from a Renaissance Revival rowhouse designed by Nelson M. Whipple in 1884. The property was altered in 1911 and redeveloped again for the current condominium, including a penthouse addition and rear expansion. The Attorney General accepted the offering in February 2024 under Atlantic Coast Enterprises LLC. DOB issued the new certificate of occupancy in September 2026.
The residences use floor-through layouts, with a garden duplex at the base and one- and two-bedroom homes above. Private outdoor areas include the garden, terraces and upper roof space. Contemporary interiors incorporate central air conditioning and in-home laundry. The conversion also introduced a virtual-doorman system and package room, adding delivery support within the townhouse-scale property.
Building staffing and amenities
- Doorman
- Virtual doormanSource: The Roebling Team's building profile
- Virtual or video entry
- YesSource: The Roebling Team's building profile
- Package room
- YesSource: The Roebling Team's building profile
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent. Outdoor space, parking and some facilities can belong to particular apartments or to a separate owner; confirm access for the specific apartment.
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 30, 2026 | 3 | 1,048 sf | $1,832,850 | $1,749/sf | — |
| Jun 18, 2026 | 2 | 2 BR · 2 BA · 1,130 sf | $1,835,000 | $1,624/sf | +2.2% |
| Jun 18, 2026 | 1 | 6 BR · 1,130 sf | $1,868,488 | $1,654/sf | — |
Market read. Most recent trades (2026 to date) cleared a median $1,654/sf (recorded) across 3 sales.
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 1-01235-7502; 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 256 West 88th Street and nearby.
At the recent median sale of $1.83M (3 sales in the past 24 months, since November 12, 2024), a buyer putting 25% down would pay about $75,256 to close, or 4.1% of the price.
- Mansion tax: $18,350
- Mortgage recording tax: $26,493
- Title insurance: $8,258
- Attorneys, lender, building fees, reserves and filings: $22,156
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
Landmark controls qualify the apparent development capacity. The large gap between existing floor area and R10A zoning does not make a tall addition automatic: the historic rowhouse remains subject to LPC approval. The condominium is also emerging from its initial sales period, making sponsor-control provisions and the handover of common systems specific issues for this four-residence association.
Comparable buildings
- 555 West End Avenue: A larger historic conversion with distinct residential layouts.
- 309 West 83rd Street: A prewar low-rise cooperative within a condominium, with a larger association.
- The Pontiac: Another modest prewar condominium inventory on the Upper West Side.
More Upper West Side buildings
- 255 West End Avenue — 1916 co-op
- Claremont Condominium (255 West 85th Street) — condominium
- The Augusta, 255 West 92nd Street — 1897 condominium
- 257 West 86th Street — 1907 co-op
- 267 West 71st Street — 1886 co-op
- 267 West 89th Street — 1910 co-op
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.
Considering a move at 256 West 88th Street?
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646.939.7375 · c.cohen@compass.com