272 West 107th Street (The Straus Park Condominium)

GKV's building is a contextual contemporary in the R9-scale Broadway idiom: a masonry body in red brick over a two-story commercial base, punched windows rather than a curtain wall, and setbacks in the upper stories that generate private terraces. The move that distinguishes it is the northeast corner, which is curved rather than squared and carries a stack of balconies with glass balustrades — a gesture aimed directly at Straus Park and the long north-and-east sightlines the park opens up. Residences on that corner are the building's signature product and price accordingly.

The stack is legible line by line. The A line faces the corner and runs roughly 1,777 square feet as a three-bedroom through the lower and middle floors, changing to roughly 1,956 square feet on 16 and 17 and roughly 1,660 above. The B line runs a roughly 1,239-square-foot two-bedroom through the middle of the building and then expands substantially at the top, to roughly 2,043 square feet on 16 and 17 and roughly 2,241 square feet as a four-bedroom on 18 through 22 — the largest homes in the building and the ones that carry the penthouse designations in marketing. The C line is a roughly 2,187-square-foot corner residence through the middle floors and a roughly 1,083-square-foot apartment on 16 and 17, where the plate narrows. The D line is a roughly 1,546-square-foot three-bedroom.

Outdoor space is distributed rather than concentrated. Two landscaped common roof terraces and a common garden with a children's play area serve the building; balconies run up the corner line; a handful of residences carry private terraces at setbacks, and at least one upper-floor home has a private wrap terrace. When comparing two apartments in this building, assess private outdoor space alongside area, condition, exposure, rights and upkeep; matched sales are needed to quantify any price difference.

The building runs as a full-service condominium with a full-time doorman and concierge, a fitness center, a children's playroom, private storage, and the two roof terraces. The ground floor is commercial: the larger retail unit, COM-A, is roughly 7,470 square feet and has traded twice on the open market as an investment property, most recently in 2014. Commercial income at the base is a structural feature of the building's budget rather than an incidental one, and a buyer should understand how it is credited in the common-charge allocation.

The capital record is straightforward for a building of this age. The most substantial recent project was a façade and concrete restoration filed with DOB in March 2019 — crack and spall repairs at the building's eyebrows and concrete repair at balcony and terrace railing posts. That is normal fifteen-year work on a masonry-and-concrete building with a lot of exposed balcony structure, and it is the kind of work that recurs on the Local Law 11 cycle. In 2020 the building filed for replacement of gas lines and boiler pilots serving cooking, heating and fireplaces, consistent with the citywide gas-line inspection regime introduced in that period. Ask the managing agent for the current LL11 cycle status, the reserve balance, and whether any assessment is open or recently concluded.

Ownership form: Condominium. Purchases clear through the board's right of first refusal rather than a cooperative approval — the structural advantage that separates this building from essentially every prewar building around it.

Pets: Permitted per management-sourced records. Confirm weight and breed limits in the house rules.

Pied-à-terre, subletting, LLC, trust and foreign ownership: Not established by condominium form alone; confirm current permissions and minimum lease terms in the declaration, by-laws and house rules with the managing agent.

In-unit washer/dryer: Permitted; residences are equipped.

Financing minimum and flip tax: Confirm financing requirements with management and the lender. The July 2026 management schedule reports a seller-paid 1.5% fee on gross sale price; confirm the current operative rule before pricing a transaction.

Real estate taxes: No exemption. The 421-a exemption expired and the unit lots have been fully assessed since fiscal 2018/19. Underwrite the current bill on the specific unit lot and run True Monthly Carrying Cost analysis against it, not against a historical figure.

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.

Market read. Most recent trades (2026 to date) cleared a median $1,525/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 2.7% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01878-7501; 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.

The taxes are full and they are not going up on a schedule. The 421-a abatement expired by fiscal 2018/19. That is a real number in the monthly cost, and it is also a reason the building is not exposed to the abatement cliff that will hit newer inventory over the next decade.

Search under both addresses and expect three names. City data comes back under 2770 Broadway. Contracts and title work will use the recorded name, Opus Condominiums. Listings say The Straus Park Condominium. One building.

Buy the line, not the floor. The A, B, C and D lines are materially different apartments with different square footage, and the B and C lines change size substantially above the 15th floor. A "same-floor comparable" in this building can be off by 900 square feet.

Price the outdoor space separately. Balconies on the corner line, setback terraces on the upper floors and a small number of private roof decks are distinct features whose rights, condition and value should be assessed against comparable sales.

Ask about the commercial base. Two ground-floor commercial units, one of them roughly 7,470 square feet, sit under the residences. Understand the common-charge allocation and how retail income and expense flow through the budget.

Read the façade file. Filings show a 2019 concrete and eyebrow restoration, substantial work on a building with a lot of exposed balcony structure. Confirm that it was completed, the current Local Law 11 cycle status, and whether the work was funded from reserves or by assessment.

Lead with the tenure. A full-service doorman condominium with condominium purchase rules, in a neighborhood that is otherwise almost entirely prewar co-op, is the scarcest thing about this apartment. Say it first.

Get ahead of the tax number. Sophisticated buyers will find the full unabated figure themselves. Present it up front with a True Monthly Carrying Cost breakdown and it reads as transparency; let it surface in diligence and it reads as a problem.

Sell the park. The curved corner and its balconies exist because of Straus Park. On a corner-line apartment, that view is the listing's first image and its first sentence.

Benchmark against condominiums, not against the block. The Aberdeen, the Manhasset and the Manchester are magnificent buildings but not the primary comparables. Their buyers are underwriting a different set of rules and a different carrying cost.

If you're considering 272 West 107th Street, also evaluate:

• The Aberdeen (2780 Broadway) — Sugarman & Berger, 1929; the cooperative directly across West 107th Street, also facing Straus Park — the closest possible comparison and an entirely different ownership form
• The Rockwell (218 West 103rd Street) — Hill West Architects; the nearest new-construction condominium on the Broadway corridor and the natural alternative for a condominium buyer in Manhattan Valley
• The Manhasset (300 West 109th Street) — the 1899–1905 Broadway blockfront landmark, co-op shares within a condominium structure; the grand prewar alternative
• The Manchester (255 West 108th Street) — Neville & Bagge, 1910; the large prewar corner cooperative one block north on Broadway
• The Cleburne (2745 Broadway) — Schwartz & Gross, 1912; a full-blockfront prewar cooperative two blocks south
• The Armstead (2721 Broadway) — Gronenberg & Leuchtag, 1925; the Broadway-corner cooperative alternative at 104th Street
• 2730 Broadway (The Overdene) — Gaetan Ajello, circa 1917; prewar cooperative at 105th Street
• 311 West 106th Street — Rosario Candela, 1925; the Candela cooperative one block south toward Riverside Drive
• 300 Riverside Drive — George F. Pelham, 1924; the Riverside Drive prewar cooperative alternative with park frontage