The Aberdeen (2780 Broadway)
2780 Broadway, New York, NY 10025
Manhattan Valley, Upper West Side
BBL 1018790001 · BIN 1056647
- Year built
- 1929
- Type
- Cooperative
- Units
- About 117
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Subletting by shareholders
- Permitted with conditions
- Pied-à-terre
- Not permitted
- Pets
- Pets permitted; species and limits not stated
- Doorman
- Doorman (hours not stated)
Every recorded sale at this building, 2003–2025
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 2BR median, 2023–2025
- $1.5M
- 3 qualifying sales
- Recent range
- $1.3M – $2.5M
- Listing discount
- 1.7%
- Recorded transfers
- 65
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Aberdeen 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 Aberdeen sits on one of upper Broadway's best corners — the northeast corner of West 107th Street, directly overlooking Straus Park, the small triangular green where Broadway meets West End Avenue. Designed by Sugarman & Berger and completed in 1929, this is a handsome late-pre-war apartment house, and the architecture is genuinely worth noting: a beige-brick facade detailed with rope-column window surrounds, decorative spandrels between the second and third and again between the thirteenth and fourteenth floors, scalloped bandcourses, and a balustraded roofline. Inside, the canopied entrance opens to a large lobby with a checkerboard floor and a beamed ceiling — period character that survived the building's 1980 conversion to cooperative ownership.
But the building's case to a buyer is as much about how it lives as how it looks. The Aberdeen is a full-service co-op with a doorman, a live-in superintendent, a children's playroom, a bike room, cold storage, and central laundry — plus one of the more appealing roof decks in the area, planted with mature greenery and an herb garden and furnished for actual use. The building permits pets, which keeps it open to the dog-owning households the neighborhood draws. The ground floor holds commercial space; the Garden of Eden market that previously occupied it is no longer listed among the operator's stores, so confirm the current tenant.
The location rounds out the picture: Straus Park and Riverside Park are at the door, Central Park is a few blocks east, and the 1 train at West 110th and the Broadway retail and restaurant corridor are an easy walk. For a buyer who wants pre-war architecture, real amenities, and an everyday-convenient upper-Broadway address with pricing to compare against matched lower West Side sales, The Aberdeen is a strong proposition.
Architecture and unit composition
The 15-story building houses roughly 117 apartments. The exterior is the work of Sugarman & Berger at the close of the 1920s — a confident, well-ornamented composition that reads as more than the standard avenue stock, with its repeated decorative courses and rope-detailed surrounds. The layouts inside are pre-war family apartments: generous two- and three-bedroom homes with wide entry foyers, gracious living rooms, high ceilings, and the solid masonry construction of the period, alongside a stock of one- and two-bedroom configurations.
Higher floors and the corner exposures carry the building's light and view premium, with upper homes looking out over Straus Park and the low-rise frontage toward Riverside Park and the river to the west. Condition varies apartment by apartment with renovation history, as in any building of this age.
Building operations
The Aberdeen operates as a full-service pre-war cooperative. The staffing model centers on a doorman and a live-in superintendent, with the amenity roster running to a children's playroom, a bicycle room, cold storage, and central laundry. The standout shared amenity is the roof deck — furnished, with mature plantings and an herb garden, a planted outdoor common space rare in the pre-war stock. Pets are permitted.
As an established cooperative, the building runs a standard board-approval process for purchases. The profile and LPC-attributed panel disagree on historic-district coverage. Confirm the exact lot’s designation and the scope of any LPC review, in addition to board approval, before exterior or façade work. The ground-floor commercial space is part of the building's operating picture; confirm the current tenant, the lease term and the commercial income in the financial statements.
Application and transaction fees
Fees below are from building management's published schedule, as of October 2026. They are shown as published, item by item; no total is added because the total depends on the transaction. Deposits are listed apart from nonrefundable charges.
Purchase
8 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing FeeConditional | Paid by Buyer | When With the application | Amount $500 or $1,000 (Trust Purchase - if permitted by Corporation) | Refundable Not stated |
| Application Processing Fee for Co-applicant or GuarantorPer applicant | Paid by Buyer | When With the application | Amount $250 per Co-applicant/ Guarantor | Refundable Not stated |
| Background Report FeeConditional · Per applicant | Paid by Buyer | When With the application | Amount $125 per applicant (not applicable if an existing shareholder; additional $75 for criminal check if required by the Board) | Refundable Not stated |
| Lead Based Paint Disclosure Fee | Paid by Seller | When With the application | Amount $75 | Refundable Not stated |
| Attorney Fee | Paid by Seller | When At closing | Amount Charged by "Kagan Lubic & Lepper" | Refundable Not stated |
| Closing FeePer share | Paid by Seller | When At closing | Amount $800 ($850 without a Broker) plus $0.05 per share | Refundable Not stated |
| Flip Tax | Paid by Seller | When At closing | Amount To be determined | Refundable Not stated |
| Sale by an Estate or Trust - Closing FeePer share | Paid by Seller | When At closing | Amount $1,000 plus $0.05 per share | Refundable Not stated |
Sublet
4 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Lead Based Paint Disclosure Fee | Paid by Shareholder | When With the application | Amount $75 | Refundable Not stated |
| Application Processing Fee | Paid by Subtenant | When With the application | Amount $500 | Refundable Not stated |
| Background Report FeeConditional · Per applicant | Paid by Subtenant | When With the application | Amount $125 per applicant (additional $75 for criminal check if required by the Board) | Refundable Not stated |
Sublet renewal
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Sublease Renewal Fee | Paid by Shareholder | When With the application | Amount $300 | Refundable Not stated |
Refinance
5 items
Management's “less refinance” schedule
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Financing Fee | Paid by Shareholder | When With the application | Amount $400 | Refundable Not stated |
| Corporate Counsel Fee | Paid by Shareholder | When With the application | Amount $200 check payable to "Kagan Lubic & Lepper" for the review of recognition agreement and to affix the corporate seal | Refundable Not stated |
Management's “more refinance” schedule
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Background Report FeeConditional · Per applicant | Paid by Shareholder | When With the application | Amount $125 per applicant (additional $75 for criminal check if required by the Board) | Refundable Not stated |
| Financing Fee | Paid by Shareholder | When With the application | Amount $400 | Refundable Not stated |
| Corporate Counsel Fee | Paid by Shareholder | When With the application | Amount $200 check payable to "Kagan Lubic & Lepper" for the review of recognition agreement and to affix the corporate seal | Refundable Not stated |
Ownership transfer
1 item
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Transfer Fee | Paid by Shareholder | When With the application | Amount Contact Transfer Agent for fee schedule | Refundable Not stated |
Management updates its schedule without a public filing. The date is when management last updated the page, not when a rule changed. Confirm the current schedule with management before you apply.
Considering an apartment here? Send Corey the listing to discuss the building's costs and purchase requirements.
Own an apartment here? Request an apartment-specific pricing review.
Sublet and pied-à-terre policy
A condominium owner leasing a unit and a co-op shareholder subletting are different rules, and a building-wide rule is different from a restriction on one apartment. This is the building's rule; confirm it for the specific apartment.
- Subletting by shareholders
- Permitted with conditionsThe Corporate Sublet Fee in an amount equivalent to 10% of the monthly maintenance will be charged to the shareholder's maintenance account monthly for the duration of the sublease.Source: building management's published schedule, as of October 2026
- Pied-à-terre ownership
- Not permittedSource: building management's published schedule, as of October 2026
Considering an apartment here? Send Corey the listing to discuss the sublet and pied-à-terre rules for that apartment.
Pets and in-unit washer/dryer
- Pets
- Pets permitted; species and limits not statedSource: The Roebling Team's building profile
- In-unit washer/dryer
- Not verified
Considering an apartment here? Send Corey the listing to confirm the pet and washer/dryer rules for that apartment.
Monthly carrying charges in recent sales
- Maintenance, per room
- $491 per room a monthMedian of 6 recorded sales since October 2023Source: recorded sales, refreshed October 2026
Maintenance as recorded with each sale. A co-op's maintenance already covers the building's real estate taxes and the building's own mortgage, if it has one; add your own loan payment for the monthly outlay. A summary of recorded sales, not a current bill; charges change.
Building staffing and amenities
- Doorman
- Doorman (hours not stated)Source: The Roebling Team's building profile
- Live-in superintendent
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of City Planning records (PLUTO)
- Amenities noted
- Playroom, roof deck, bike storage, laundry room, cold storageSource: 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
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $1,984/yr
- Per unit / month range
- $0 – $1
- Modeled exposure split equally across 117 units (the residential count on the city's lot record). Not an assessed amount; co-op shareholders are typically charged by share allocation.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed October 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available FISP filing classified the facade as Safe — no repairs were required at that inspection. A filed Safe grade is not a guarantee of current condition: owners still maintain the facade and, where required, observe parapets each year. Future inspection timing (Local Law 49 of 2025 changed the cycle framework from October 1, 2026), repair and any assessment decisions remain building-specific.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — a licensed professional engineer or registered architect who meets DOB’s FISP qualifications and signs the report (the independent expert, not the managing agent).
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed October 2026.
Management & transfer contacts
- Flip tax
- Flip Tax TBD (at closing)
- Sublet policy
- Allowed; Corporate Sublet Fee 10% of monthly maintenance charged monthly for duration of sublease
- Pied-à-terre
- Not Allowed
- Policies and fees
- Closing Fee $800 ($850 without broker) plus $0.05/share
Recent sales
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 17, 2025 | 4E | 2 BR · 2 BA | $1,540,000 | -3.4% | |
| Feb 10, 2025 | 5B | 3 BR · 2 BA | $1,675,000 | -4.3% | |
| Oct 17, 2024 | 3B | 3 BR · 2.5 BA | $1,775,000 | +4.4% | |
| Apr 18, 2024 | 8C | 3 BR · 2 BA · 1,867 sf | $2,450,000 | $1,312/sf | +0.0% |
| Jan 23, 2024 | 14D | 2 BR · 1.5 BA | $1,337,500 | -4.1% | |
| Dec 1, 2023 | 12A | 2 BR · 1.5 BA · 1,200 sf | $1,525,000 | $1,271/sf | +2.0% |
| Sep 8, 2022 | 11B | 2 BR · 2.5 BA · 1,750 sf | $2,100,000 | $1,200/sf | +0.0% |
| Jul 26, 2022 | 8E | 2 BR · 1.5 BA | $1,525,000 | +9.3% |
Market read. $/sf is measured on the latest sales with reliable square footage (2024): a median $1,691/sf (floor-adjusted) across 1 sale. The building has traded as recently as 2025. Median listing discount 0.0% from the last ask.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Other recent transfers
| Date | Unit | Price |
|---|---|---|
| Apr 19, 2011 | 7H | $499,000 |
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 1-01879-0001). 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.
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What to know if you’re buying
This is a board-approved cooperative purchase — expect a full board package, financial review, and interview. The building's appeal is specific: a Sugarman & Berger pre-war with a preserved period lobby, a planted roof deck and a playroom, on a green corner overlooking Straus Park. Compare reliable measured area, total price, condition and charges with lower West Side sales before judging space per dollar. Run the financing math early, since co-op boards set financing limits and post-closing liquidity expectations, and resolve the conflicting district-status records before determining any LPC review for façade work. We help buyers read the financials, benchmark the price, and prepare a complete board package.
What to know if you’re selling
The selling story is architecture plus amenity plus value. Lead with the Sugarman & Berger facade and the checkerboard-floor, beamed-ceiling lobby, then with the things residents use every day — the planted roof deck, the playroom, the bike room, and the pet-friendly policy — and with the Straus Park and Riverside Park position. Price to the building's own recent closings and the comparable upper-Broadway pre-war co-ops; floor, light, and the corner exposures drive the spread. Closing timelines are co-op standard, roughly six to ten weeks through a normal board process.
Comparable buildings
If you're considering The Aberdeen, also evaluate these upper-Broadway and Riverside-area buildings, distinguishing rentals and adjusting sale comparisons for ownership:
- 2745 Broadway — Broadway corridor co-op to the south
- 2721 Broadway — upper-Broadway pre-war peer
- 305 Riverside Drive — Riverside Drive pre-war rental building nearby
- 310 Riverside Drive — Riverside Drive full-service building close by
More Upper West Side buildings
- 2628 Broadway (Ariel East) — 2006 condominium by CetraRuddy Architects
- 2669 Broadway — 1920 co-op
- 2681 Broadway (The Broadmoor) — 1926 co-op
- The Armstead (2721 Broadway) — 1925 co-op by Gronenberg & Leuchtag
- 2730 Broadway — 1917 co-op by Gaetano Ajello
- The Cleburne (2745 Broadway) — 1912 co-op by Schwartz & Gross
The neighborhood
For the full corridor — architecture, 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.
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 The Aberdeen?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
646.939.7375 · c.cohen@compass.com