The Riverview (264/265 Riverside Drive)
264 Riverside Drive, New York, NY 10025
Upper West Side
BBL 1018880036 · BIN 1057085
- Year built
- 1908
- Type
- Cooperative
- Units
- 75
- Floors
- 11
- Landmark
- In a historic district
- Pets
- Cats and dogs permitted with board approval
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 1BR median
- $908K
- Recent range
- $875K – $15.9M
- Listing discount
- 0.5%
- Recorded transfers
- 69
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Riverview 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.
The Riverview is a 1908–1910 Beaux-Arts cooperative standing directly on Riverside Park at the corner of West 99th Street. George F. Pelham — among the most prolific architects of the prewar Upper West Side — gave the building a tripartite composition: a three-story rusticated limestone base, a mid-section of tan brick with white stone banding, and a curved corner that turns the intersection of Riverside Drive and West 99th Street into one of the block's most recognizable façades. The building carries two addresses — 264 and 265 Riverside Drive — for the same structure, with the principal residential frontage on the Drive.
For buyers, the appeal is prewar Riverside Drive character in cooperative form directly across from Riverside Park. The residences are gracious prewar layouts with high ceilings and the room proportions that define the era's best West Side stock, and the western, Park-facing flank captures direct Riverside Park and Hudson River views. As a contributing building in the Riverside–West End Historic District, the exterior is protected, and the building sits within an easy walk of Broadway's shopping and transit.
The Riverview is a cooperative in the full sense — board approval, a 20% minimum down, and a primary-residence orientation. Buyers should approach it accordingly.
Architecture and unit composition
Pelham's plan produced gracious prewar apartments — one- through three-bedroom layouts with high ceilings, generous room sizes, and the entry galleries and closet space characteristic of the period. Renovation condition varies apartment-to-apartment, from period-sensitive updates to full modernizations.
The curved corner and the building's position on the Drive give the Park-facing flank direct Riverside Park and Hudson River views. Because Riverside Park sits permanently to the west, that river outlook is stable and protected.
Building operations
The Riverview operates as a prewar cooperative with a part-time doorman, a live-in superintendent, two elevator banks, a restored marble lobby, a central laundry, a bicycle room, and basement storage. It is a well-kept prewar building rather than an expansive-amenity one — there is no fitness center, roof deck, or on-site garage.
Monthly maintenance covers the building's operating costs and underlying mortgage, and the building follows the standard cooperative operating model. Buyers should review the building's financials and house rules during due diligence.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $8,239/yr
- Per unit / month range
- $0 – $9
- Modeled exposure split equally across 75 units (the city tax-lot count). Not an assessed amount; co-op shareholders are typically charged by share allocation.
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 filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the engineer identified conditions requiring monitoring or repair, with repairs due by the deadline stated in the filing. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
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
As a cooperative, The Riverview is best understood on a price-per-room basis, with maintenance and the building's financial health central to the analysis alongside the apartment itself. Recent activity has generally cleared in the range typical for a well-kept prewar Riverside Drive co-op, from one-bedrooms through two-bedrooms, with Park-facing apartments carrying the building's premium for their river views. Pricing turns on room count, floor, exposure, and renovation condition; apartment-level comparable analysis is the correct basis for pricing any specific unit.
Recent transfers 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 23, 2026 | 3E | 1 BR · 1 BA | $935,000 | -6.0% | |
| Jul 2, 2026 | 1C | 2 BR · 1 BA · 1,161 sf | $999,999 | $861/sf | +0.5% |
| Jun 11, 2026 | 5A | 2 BR · 1 BA | $992,793 | +10.4% | |
| May 14, 2026 | 4D | 1 BR · 1 BA | $880,000 | +0.6% | |
| Apr 28, 2026 | 11F | 1 BR · 1 BA · 697 sf | $1,095,000 | $1,571/sf | -0.5% |
| Aug 19, 2024 | 4B | 2 BR · 1 BA | $935,000 | -1.6% | |
| Sep 14, 2023 | 6B | 1 BR · 1 BA | $875,000 | -2.2% | |
| Aug 4, 2022 | 3B | 1 BR · 1 BA | $910,000 | +1.2% |
Market read. Most recent trades (2026) cleared a median $1,207/sf (floor-adjusted) across 2 sales. Floor-adjusted means each sale is restated to a constant mix of floors, so the figure can differ from the plain median of the sales listed above. Median listing discount 1.2% 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.
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 1-01888-0036). 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 on co-ops is not officially recorded, figures shown are approximate.
Closed rents at The Riverview, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 1 bedroom | 2 | $4,625 |
| 2 bedroom | 2 | $5,025 |
4 closed sublet leases, October 2023 to September 2026. Most recent lease October 2025. Based on few leases. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
At the recent median sale of $993K (5 transfers since 2024), a buyer putting 25% down would pay about $12,273 to close, or 1.2% of the price.
- Mansion tax: $0
- No mortgage recording tax or title insurance on a co-op purchase
- Attorneys, lender, building fees and filings: $12,273
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
This is a cooperative in the full sense. Board approval is required, and the building expects a primary-residence buyer; confirm the current pied-à-terre and subletting policy for your specific situation.
Financing terms are standard. A 20% minimum down is typical for a prewar Upper West Side co-op.
Park-facing apartments carry the premium. Riverside Park sits permanently to the west; river and park views from the Park-facing flank are protected.
It is a landmarked building. Exterior alterations are regulated by the historic-district designation; renovation respects the prewar envelope.
Run the cliff thresholds. The graduated rate steps up at $2M. Run any number through the Mansion Tax Calculator.
What to know if you’re selling
Lead with the Park, the architecture, and the corner. Direct Riverside Park frontage, the Pelham Beaux-Arts façade, and the prewar layouts are the core story.
Prepare buyers for the board. A clean board package and a primary-residence buyer are essential.
Price by room count and condition. Comparable sales at the building turn on room count, floor, exposure, and renovation condition; recent comparables should anchor positioning.
Closing timelines are co-op standard. Expect roughly 60–90 days from contract to closing, including board review.
Comparable buildings
If you're considering The Riverview, also evaluate:
- 190 Riverside Drive — prewar Riverside Drive condominium nearby; tenure contrast
- 230 Riverside Drive — Gothic Revival Riverside Drive condominium a few blocks north
- 650 West End Avenue — full-service prewar West End Avenue condominium comp
- 780 West End Avenue — landmarked prewar West End Avenue condominium nearby
- 169 West 95th Street (175W95) — full-service Amsterdam Avenue condominium comp
More Riverside Drive buildings
- 230 Riverside Drive — 1931 condominium
- The Peter Stuyvesant (258 Riverside Drive) — 1908 co-op by Rouse & Sloan
- 260 Riverside Drive — 1910 co-op
- 270 Riverside Drive (Glen Cairn) — 1910 condominium by Rouse & Goldstone
- 280 Riverside Drive — 1926 condominium by Rosario Candela
- 285 Riverside Drive — 1926 co-op by Rosario Candela
The neighborhood
For the full corridor — architecture, transit, and pricing across Riverside Drive — read The Roebling Team Guide to Riverside Drive.
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.
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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