315 West 70th Street (Presidential Towers)
315 West 70th Street, New York, NY 10023
Lincoln Square, Upper West Side
BBL 1011820020 · BIN 1030930
- Year built
- 1963
- Type
- Cooperative
- Units
- 185
- Floors
- 16
- Amenities
- Underground parking garage, central laundry, storage, bike room; no roof deck or gym
- 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
- Permitted
- Pets
- Pets permitted; species and limits not stated
- Maximum financing
- 75% of the purchase price
- Doorman
- Full-time doorman
Every recorded sale at this building, 2001–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 1BR median, 2024–2025
- $688K
- 4 qualifying sales
- Recent range
- $420K – $2.1M
- Listing discount
- 1.0%
- Recorded transfers
- 176
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at Presidential Towers 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.
Presidential Towers has a legitimate architectural claim that almost no post-war Upper West Side co-op can make: it is, per architectural records, the only apartment building Morris Lapidus designed in New York City. Lapidus was the architect of the Fontainebleau and Eden Roc in Miami Beach and the Summit and Americana hotels in New York — the great showman of mid-century American hospitality design — and his hand shows in the building's emphatic horizontal banding and in a 2,200-square-foot lobby conceived with hotel-scale theatricality. Working drawings were executed by Harle & Liebman; the result, completed in 1963, is a genuine piece of mid-century authorship hiding in plain sight on a quiet Lincoln Square block.
The lobby story is worth telling on its own. After two intermediate renovations had stripped the space of everything but its green marble end walls, the cooperative engaged Belmont Freeman Architects, who found the original architectural drawings in the building's basement and rebuilt the room from them — diamond-pattern terrazzo, teak casework, a central planter in the Lapidus manner, period Florence Knoll seating — while adding an ADA ramp, an accessible mailroom, and a modern package room.
The building's ownership history is equally distinctive: this is an early-generation cooperative, organized under a plan dated April 15, 1969 (sponsor Praetorian Realty Corp. — the amendments are on file in The Roebling Research Library), not a product of the 1980s conversion wave. And the economics carry a structural quirk buyers consistently underprice: all utilities, including central air conditioning, are bundled into maintenance per listing records. A headline maintenance figure here buys electricity, gas, water, and climate control — a materially different monthly proposition than the same number at a peer building.
The block itself sits at the hinge of old and new Lincoln Square: West End Avenue's pre-war wall to the east, the Riverside Boulevard condo generation and Riverside Park South to the west, with Freedom Place at the building's western end. The 1/2/3 express station at 72nd and Broadway is about a quarter mile; Trader Joe's, Fairway, Lincoln Center, and the Hudson River greenway and Pier i complete the everyday map.
Architecture and unit composition
The building presents a long, low-slung 225-foot front of brick organized in horizontal bands, rising 16 floors per city records, with select balconied lines. Inside, the apartments are the generous, rational layouts of the better early-1960s product: roughly 185 units from studios and one-bedrooms through two- and three-bedroom spreads, with combinations (including full 12th-floor assemblages) creating the building's largest homes. Central air conditioning — rare for the vintage and included in maintenance — runs throughout. Renovation quality varies by unit; high-floor north and west lines pick up open light toward the Hudson over the Riverside Boulevard context, and the balconied lines carry premiums.
Building operations
Full-service: 24-hour doorman, live-in resident manager, underground parking garage, central laundry, storage, and bike room. There is no roof deck or fitness center — this is a service building, not an amenity building, and common charges reflect a utilities-inclusive model rather than amenity-program overhead. The lobby was recently restored. The plan-of-cooperative-organization amendments are on file in The Roebling Research Library; current financial statements should be requested through the managing agent during diligence.
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
18 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Additional Processing FeeConditionalConditions: If applicablePaid to management | Paid by Buyer | When With the application | Amount $200 if there is more than one co-applicant or financial statement form | Refundable Non-refundable |
| Administrative FeePaid to the building | Paid by Buyer | When With the application | Amount $25 | Refundable Non-refundable |
| Application Processing FeePaid to managementRequired | Paid by Buyer | When With the application | Amount $725 | Refundable Non-refundable |
| Compliance FeePaid to management | Paid by Buyer | When With the application | Amount $500 | Refundable Not stated |
| Credit Check FeePer applicantPaid to management | Paid by Buyer | When With the application | Amount $150 per person | Refundable Non-refundable |
| Document Re-Submission FeeConditionalApplicable only where applications are deemed to be submitted dramatically incompletePaid to management | Paid by Buyer | When With the application | Amount $100 (if applicable) | Refundable Not stated |
| Move In FeePaid to the building | Paid by Buyer | When With the application | Amount $1,300 | Refundable Non-refundable |
| Transcript of Tax Return FeePer applicantPaid to the building | Paid by Buyer | When With the application | Amount $65 per person | Refundable Non-refundable |
| Administration FeePaid to the building | Paid by Shareholder | When With the application | Amount $25 | Refundable Non-refundable |
| Move Out FeePaid to the building | Paid by Shareholder | When With the application | Amount $1,300 | Refundable Non-refundable |
| Adjournment FeeConditionalPaid to management | Paid by Buyer | When At closing | Amount $300 if a scheduled closing has to be rescheduled. The Closing Dept. must receive written notification at least 48 hours prior to the scheduled closing date, otherwise an adjournment fee shall be payable upon rescheduling | Refundable Non-refundable |
| Overtime FeeConditionalPaid to management | Paid by Buyer | When At closing | Amount $300 if closing lasts for more than two hours, this fee shall be charged for each additional hour | Refundable Not stated |
| Power of Attorney FeeConditionalConditions: If ApplicablePaid to management | Paid by Buyer | When At closing | Amount $150 per power (if applicable) | Refundable Non-refundable |
| Recognition Agreement FeeConditionalPaid to management | Paid by Buyer | When At closing | Amount $325 if financing | Refundable Not stated |
| Reserve Working Capital ContributionPaid to the building | Paid by Buyer | When At closing | Amount One Month Maintenance | Refundable Non-refundable |
| Closing FeePaid to management | Paid by Shareholder | When At closing | Amount $775 | Refundable Non-refundable |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move In DepositPaid to the building | Paid by Buyer | When With the application | Amount $1,000 | Refundable Refundable |
| Move Out DepositPaid to the building | Paid by Shareholder | When With the application | Amount $1,000 | Refundable Refundable |
Sublet
10 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move Out FeePaid to the building | Paid by Shareholder | When With the application | Amount $1,300 | Refundable Non-refundable |
| Additional Processing FeeConditionalConditions: If applicablePaid to management | Paid by Subtenant | When With the application | Amount $200 if there is more than one co-applicant or financial statement form | Refundable Non-refundable |
| Application Processing FeePaid to managementRequired | Paid by Subtenant | When With the application | Amount $550 | Refundable Non-refundable |
| Credit Check FeePer applicantPaid to management | Paid by Subtenant | When With the application | Amount $150 per person | Refundable Non-refundable |
| Move In FeePaid to the building | Paid by Subtenant | When With the application | Amount $1,300 | Refundable Non-refundable |
| Sublease FeeRecurringNon-MandatoryPaid to management | Paid by Shareholder | When Upon approval | Amount 25% of the monthly maintenance | Refundable Not stated |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move Out DepositPaid to the building | Paid by Shareholder | When With the application | Amount $1,000 | Refundable Refundable |
| Move In DepositPaid to the building | Paid by Subtenant | When With the application | Amount $1,000 | Refundable Refundable |
Sublet renewal
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing FeePaid to management | Paid by Subtenant | When With the application | Amount $225 | Refundable Non-refundable |
| Sublease FeeRecurringPaid to management | Paid by Subtenant | When At closing | Amount Equal to 25% of the monthly maintenance | Refundable Non-refundable |
Refinance
2 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing FeePaid to management | Paid by Shareholder | When With the application | Amount $400 | Refundable Non-refundable |
| Document Resubmission FeeConditionalPaid to a third party | Paid by Shareholder | When With the application | Amount $100 (If-Applicable) | Refundable Not stated |
Ownership transfer
20 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing FeePaid to management | Paid by Buyer | When With the application | Amount $750 | Refundable Non-refundable |
| Compliance FeePaid to management | Paid by Buyer | When With the application | Amount $500 | Refundable Not stated |
| Credit Check FeePer applicantPaid to management | Paid by Buyer | When With the application | Amount $150 per applicant | Refundable Non-refundable |
| Lost Stock and Lease Review FeePaid to management | Paid by Buyer | When With the application | Amount $400 | Refundable Not stated |
| New Stock and Lease FeeConditionalPaid to management | Paid by Buyer | When With the application | Amount $800 if you have lost your stock certificate and proprietary lease, $1000 if you have a mortgage and your lender has lost your stock and lease OR if transfer is due to shareholder death | Refundable Not stated |
| Transfer FeeConditionalPaid to management | Paid by Buyer | When With the application | Amount $800 if requesting a stock transfer | Refundable Not stated |
| Lost Stock and Lease Affidavit Preparation FeePaid to management | Paid by Buyer | When At closing | Amount $400 | Refundable Not stated |
| Recognition Agreement FeeConditionalPaid to management | Paid by Buyer | When At closing | Amount $325 if financing | Refundable Not stated |
| Closing FeePaid to management | Paid by Shareholder | When At closing | Amount $775 | Refundable Not stated |
Transfer: trust
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing FeePaid to management | Paid by Buyer | When With the application | Amount $500 | Refundable Non-refundable |
| Compliance FeePaid to management | Paid by Buyer | When With the application | Amount $500 | Refundable Not stated |
| Closing FeePaid to management | Paid by Shareholder | When At closing | Amount $500 | Refundable Non-refundable |
Transfer: estate
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing FeePaid to management | Paid by Buyer | When With the application | Amount $750 | Refundable Non-refundable |
| Compliance FeePaid to management | Paid by Buyer | When With the application | Amount $500 | Refundable Not stated |
| Credit Check FeePer applicantPaid to management | Paid by Buyer | When With the application | Amount $150 per applicant | Refundable Non-refundable |
| Lost Stock and Lease Affidavit Preparation FeePaid to management | Paid by Buyer | When At closing | Amount $400 | Refundable Not stated |
| Lost Stock and Lease Review FeePaid to management | Paid by Buyer | When At closing | Amount $400 | Refundable Not stated |
| New Stock and Lease FeeConditionalPaid to management | Paid by Buyer | When At closing | Amount $800 if you have lost your stock certificate and proprietary lease, $1000 if you have a mortgage and your lender has lost your stock and lease OR if transfer is due to shareholder death | Refundable Not stated |
| Recognition Agreement FeeConditionalPaid to management | Paid by Buyer | When At closing | Amount $325 if financing | Refundable Not stated |
| Closing FeePaid to management | Paid by Shareholder | When At closing | Amount $775 | 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.
Financing and purchase requirements
- Maximum financing
- 75% of the purchase priceSource: building management's published schedule, as of October 2026
- Guarantors
- Permitted with conditionsCase by CaseSource: building management's published schedule, as of October 2026
- Co-purchasing
- Permitted with conditionsCase by caseSource: building management's published schedule, as of October 2026
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 conditionsMust submit reason for subletting prior to finding a tenant. Sublet Fee: 25% of the monthly maintenanceSource: building management's published schedule, as of October 2026
- Pied-à-terre ownership
- PermittedSource: building management's published schedule, as of October 2026
- Short-term rentals
- 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
- $641 per room a monthMedian of 15 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Maintenance, per square foot
- $2.22 per square foot a monthMedian of 4 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
- Full-time doormanSource: 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, garage, bike storage, laundry roomSource: 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
- $103,984/yr
- Per unit / month range
- $0 – $47
- Modeled exposure split equally across 185 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 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 Unsafe — conditions requiring prompt corrective action. The owner must install any public protection the inspector specifies (a sidewalk shed, construction fence or structural netting, depending on the condition) and make the repairs. Review the subsequent filings, the repair status, and the building’s board and financial materials — we pull the repair scope and funding picture for you.
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).
Penalties shown are amounts DOB assessed against filings on record across 2005–10 to 2020–25. The FISP dataset does not record whether they were paid, contested or remain open, so treat the figure as history rather than a current balance and confirm the building’s standing with the managing agent.
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed September 2026.
Management & transfer contacts
- Sublet policy
- Allowed (must submit reason before finding tenant; sublet fee 25% of monthly maintenance)
- Pied-à-terre
- Allowed
- Policies and fees
- App Processing $725; Credit Check $150/person; Move-In Fee $1,300 + $1,000 deposit; Closing Fee $775; Recognition Agreement $325; Reserve Working Capital = one month maintenance
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 |
|---|---|---|---|---|---|
| Jun 26, 2026 | 12J | 3 BR · 2 BA | $1,625,000 | +4.8% | |
| Oct 31, 2025 | 17B | 2 BR · 2 BA · 1,400 sf | $1,575,000 | $1,125/sf | -1.3% |
| Jul 23, 2025 | 5D | 1 BR · 1 BA | $850,000 | +0.0% | |
| Jul 14, 2025 | 3B | 2 BR · 2 BA | $1,290,000 | -0.4% | |
| Feb 26, 2025 | 12AB | 3 BR · 2 BA | $1,995,000 | -9.1% | |
| Feb 21, 2025 | 9E | 1 BR · 1 BA · 800 sf | $708,000 | $885/sf | +1.1% |
| Jan 23, 2025 | 16GH | 2 BR · 2 BA | $1,350,000 | +0.0% | |
| Dec 30, 2024 | 6E | 1 BR · 1 BA | $665,000 | +2.3% |
Market read. $/sf is measured on the latest sales with reliable square footage (2025): a median $1,028/sf (floor-adjusted) across 2 sales. The building has traded as recently as 2026. Median listing discount 2.6% 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 1-01182-0020). 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.
What would your apartment rent for?
Enter your apartment and I'll send you what it would rent for, from comparable closed leases at Presidential Towers and nearby.
At the recent median sale of $1.32M (8 transfers in the past 24 months, since October 25, 2024), a buyer putting 25% down would pay about $26,700 to close, or 2.0% of the price.
- Mansion tax: $13,200
- No mortgage recording tax or title insurance on a co-op purchase
- Attorneys, lender, building fees and filings: $13,500
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
Keep up with Presidential Towers and its market
The Roebling Report, monthly: Manhattan sales data and analysis, including buildings like Presidential Towers. Unsubscribe anytime.
We’ll use your email for The Roebling Report and note your interest in this building. See our privacy policy.
What to know if you’re buying
Normalize the maintenance before you compare. Electricity, gas, water, and central air are inside the maintenance per listing records. Run the True Monthly Carrying Cost Calculator with separately entered utilities limited to costs not already covered by maintenance. Compare the full monthly total with equivalent homes; included utilities do not by themselves establish a saving.
Evaluate the documented design alongside matched sales. The Lapidus attribution and lobby restoration from his original drawings describe the architecture; neither establishes that the property is underpriced or guarantees a future premium.
Confirm the policy stack early. Financing limits (brokerage records suggest roughly one-third down), sublet and pied-à-terre posture, and any flip tax are thinly documented publicly. We verify against board documents during diligence; run the Co-op Board Qualification Calculator once terms are confirmed.
Calibrate amenity expectations. Garage, storage, bike room, full staff — yes. Roof deck, gym, playroom — no. Buyers who need an amenity floor should weigh the Riverside Boulevard condos; buyers who value service and carry efficiency will prefer this.
Walk the block both directions. Freedom Place and Riverside Park South to the west have transformed this micro-location over two decades; older comparable sales predate the finished park edge. The 72nd Street express station anchors the eastern walk.
What to know if you’re selling
Lead with Lapidus. The attribution is verified in architectural records and the restored lobby makes it tangible at the front door. On a street of unnamed white-brick stock, named mid-century authorship is a marketing asset — use it with precision.
State the utilities-inclusive maintenance arithmetic explicitly. Buyers screening listings by maintenance-per-room will misread this building unless the listing does the normalization for them. Show the math.
Anchor to line-specific history. Balconied lines, high-floor west light, and combination units price differently; with 185-plus units there is usually same-line history available. Building-average pricing undersells the best lines.
Comparable buildings
If you're considering 315 West 70th Street, also evaluate:
- 140 West End Avenue and 160 West End Avenue — the Lincoln Towers co-ops; the closest like-for-like post-war full-service alternatives
- 165 West 66th Street — comparable post-war full-service co-op near Lincoln Center
- 155 West 68th Street — post-war co-op alternative closer to Broadway
- 11 Riverside Drive (Schwab House) — the larger post-war co-op on the Riverside Park blockfront; the prestige step-up in the same vintage
- 340 West 72nd Street — co-op alternative at the Riverside Drive end of 72nd Street
- 200 Riverside Boulevard — the condominium alternative one block west; condo mechanics at a higher price per foot
- One West End — the new-development condo benchmark for the corridor's top tier
More Upper West Side buildings
- 313 West 99th Street — 1911 co-op
- 314 West 100th Street — 1909 condominium by George F. Pelham
- 314 West 77th Street — 1924 co-op
- 315 West 86th Street — 1926 co-op
- 316 West 79th Street — 1910 co-op by Schwartz & Gross
- 316 West 84th Street — 1949 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.
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 Presidential Towers?
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