28-30 West 74th Street
28-30 West 74th Street, New York, NY 10023
BBL 1011260048 · BIN 1028679
- Year built
- 1902
- Type
- Cooperative
- Units
- 18
- Landmark
- Designated
- Amenities
- Elevator, lobby, central laundry room, common basement storage, virtual doorman with video intercom. No full-time door staff
- Financing
- Up to 75% (25% minimum down), per listing records
- Flip tax
- 1%, paid by the purchaser, per listing records
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 28-30 West 74th 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.
The south side of West 74th Street's Central Park block holds a row of eighteen townhouses built in 1902–04 to one design program. It exists because of one family. The Clark estate — the family behind the Dakota, which stands a block south — kept control of the south side of the block, agreed a covenant with a neighboring owner limiting the height and density of what could be built there, and in 1901 commissioned Percy Griffin to design eighteen houses at 18 to 52 West 74th Street. They went up between 1902 and 1904. The Clarks leased the houses rather than selling them.
Numbers 28 and 30 are two of those eighteen houses, now joined into a single cooperative of about eighteen apartments. That is what the buyer is getting here: prewar townhouse proportions — high ceilings, fireplaces, stairs inside apartments, rooms of varying heights — with an elevator, a shared lobby, and cooperative ownership. On this block it is the alternative to buying a whole townhouse or a large apartment in one of the Central Park West towers at the corner.
One correction to the public record matters for marketing. Listing records routinely credit these houses to Henry J. Hardenbergh, the Dakota's architect. Hardenbergh designed the Clark houses on West 73rd Street. The Landmarks Preservation Commission's building record for this lot credits Percy Griffin, and that is the attribution this page uses.
Architecture and unit composition
Each of Griffin's houses was built on a lot about 25 feet wide, rose five stories with a recessed attic, and held 17 to 19 rooms. The row alternates between two façade types, one with a single wide window on the second and third floors and one with three windows. Stone cornices and dormers carry across the row. Number 52 at the west end is L-shaped because of the covenant.
At 28-30 the two houses share one 50-foot-wide tax lot. The conversion broke them into floor-through and partial-floor apartments. The layouts are irregular. Recorded apartments include small one-bedrooms on the lower floors, multi-level apartments that use the townhouses' split floor heights (one second-floor two-bedroom is laid out on three levels around a double-height living room with a wood-burning fireplace), combined apartments on the second, third and fourth floors, and penthouse apartments on top. Where a combination has been completed (2B/2C, 3C/4C), it produces the building's largest homes and its highest recorded prices.
The count differs depending on who you ask. The Department of Finance carries 18 residential units, listing records say 20, and the ACRIS record shows several combinations. Buyers should get the current apartment schedule and share allocation from the managing agent rather than rely on any published figure.
Building operations
This is a small cooperative run through a managing agent. There is an elevator but no doorman; entry is handled by a virtual doorman and video intercom. There is a central laundry room and common basement storage. With roughly eighteen households, each shareholder carries a larger share of any capital project than in a big building, and the board's decisions affect a small group directly.
Underlying mortgage. ACRIS shows the cooperative's building mortgage was last consolidated in 2016 at $1.8 million. The current balance, rate and maturity are not in the public record and should come from the most recent audited financial statements.
Tax benefits. DOF J-51 records show a conversion-era benefit — an abatement beginning in 1982 and a 12-year exemption beginning in 1983, recorded through 1996 — and a second, smaller J-51 abatement beginning in 2005 that was fully used by the 2015 tax year. The DOF exemption roll for tax years 2021 through 2027 shows no active exemption on the lot. Maintenance should be underwritten at full taxes.
Landmark oversight. As a contributing building in two overlapping historic districts, any change to the façade, windows, areaway or visible rooftop needs LPC approval. For a shareholder planning a renovation, that mainly affects window replacement and any rooftop work on the penthouse level.
Policy framework
Every policy below comes from listing records, not from building documents. Confirm each with the managing agent before an offer.
- Financing: up to 75% of the purchase price.
- Flip tax: 1% of the price, paid by the purchaser — the reverse of the usual Manhattan arrangement. Budget for it in closing costs.
- Pied-à-terre: permitted. Guarantors permitted.
- Pets: dogs and cats with board approval.
- Washer/dryer: in-unit machines permitted with board approval.
- Subletting, trusts and LLCs: not documented in the sources reviewed; ask the managing agent.
Recent sales
Sales are infrequent: a building this size produces a few resales a year at most, and some years none. Pricing spans a wide range because the apartments do. The one-bedrooms on the lower floors trade at a fraction of the combined apartments, and a single combined second-floor apartment set the building's recorded high in 2025. That sale is why a simple building median overstates what a typical apartment here costs.
Price per room is a better measure here than price per square foot. Split levels, stairs and double-height spaces make square-foot figures unreliable, and renovation condition moves price as much as size does. Prices should be compared with the Central Park block townhouse-apartment market, not with the doorman buildings on Central Park West. Market statements here are indexed to 2025, the last complete year.
Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
The retrade record
Lines that have traded more than once in the public record — the building’s appreciation arc, apartment by apartment.
Recent transfers at this building, sourced from NYC Department of Finance records. Apartment-level detail (line, condition, asking-price context) verified upon consultation request.
| Date | Unit | Price |
|---|---|---|
| Aug 8, 2025 | 2BC | $4,400,000 |
| Nov 14, 2024 | PH1 | $1,900,000 |
| Aug 13, 2024 | 1A | $825,000 |
| Jun 3, 2024 | 3C/4C | $1,772,500 |
| Oct 3, 2023 | 2D | $1,560,000 |
| Apr 29, 2020 | 3C/4C | $1,800,000 |
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01126-0048) 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.
Buying here? Co-op closing costs typically run 2 to 3% of the price. See NYC co-op and condo closing costs, line by line.
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What to know if you’re buying
Get the documents first. The Roebling Research Library has no offering plan or financial statements for this building. Ask for the last two years of audited financials, the proprietary lease, house rules, and any pending assessment or façade work before contract.
Budget for the buyer-paid flip tax. At 1% of the price, it adds to the mansion tax and other buyer costs.
Plan for landmark rules in a renovation. Interior work is a board and DOB matter. Anything visible from the street also goes through LPC.
Accept the service model. There is an elevator, a laundry room and a video intercom. There is no staff at the door. Buyers coming from full-service buildings should factor that in.
What to know if you’re selling
Lead with the block and the pedigree. Griffin, the Clark estate, the historic district and the block next to the park. Use the correct architect; a buyer's attorney or a careful buyer will catch the Hardenbergh error.
Price against the right comps. The strongest comparables are other townhouse apartments on the Central Park blocks of the West 70s. Apartment towers are a weaker comparison. Price combined apartments separately from the smaller units.
The policies help you. 75% financing and permitted pieds-à-terre, guarantors and pets bring in more buyers than many small Upper West Side co-ops allow. State the buyer-paid flip tax up front so it does not surface late in negotiation.
Comparable buildings
- The Dakota — the Clark family's 1884 apartment house a block south, now a cooperative; Hardenbergh's building, and the root of the Hardenbergh confusion
- The San Remo — Emery Roth's twin-towered cooperative at the Central Park West end of the block
- 23 West 73rd Street (The Park Royal) — a 1926 cooperative one street south, on the same tax block
- 34 West 72nd Street (The Bancroft) — a converted cooperative off Central Park West two blocks south, with a larger building and more services
- 20 West 77th Street — a prewar cooperative on a Central Park block of the West 70s
- 15 West 72nd Street (Mayfair Towers) — a postwar full-service cooperative just off the park; the doorman alternative in the same area
More Central Park West buildings
- The Dakota, 1 West 72nd Street — 1884 co-op by Henry Janeway Hardenbergh
- 15 Central Park West — 2008 condominium by Robert A.M. Stern Architects
- The Century (25 Central Park West) — 1931 condominium by Jacques Delamarre with Irwin S. Chanin
- 34 West 72nd Street (The Bancroft) — 1926 co-op by Emery Roth
- 41 Central Park West (Harperley Hall) — 1911 co-op
- The Prasada (50 Central Park West) — 1907 co-op by Charles W. Romeyn & Henry R. Wynne
The neighborhood
For the full corridor — architecture, transit, and pricing across Central Park West — read The Roebling Team Guide to Central Park West.
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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