The Royal Summit
320 West 86th Street, New York, NY 10024
BBL 1012470043 · BIN 1033923
- Year built
- 1915
- Type
- Cooperative
- Landmark status
- Not an individual landmark; in the Riverside-West End Historic District Extension I
- NYC Landmarks Preservation Commission records, updated February 2026
- Subletting by shareholders
- Permitted with conditions
- Pied-à-terre
- Permitted with conditions
- Pets
- Pets permitted with conditions; species not stated
- Washer/dryer
- Permitted
- Doorman
- Full-time doorman
Every recorded sale at this building, 2006–2025
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- Recent range
- $518K – $2M
- Listing discount
- 3.4%
- Recorded transfers
- 26
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Royal Summit 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 Royal Summit is one of a celebrated pair of 1915 prewar buildings designed by Mulliken & Moeller and set side by side on West 86th Street just off Riverside Park — 320 and its twin at 310. Together they form one of the most distinctive entrances on the Upper West Side: a magnificent, ornate terra-cotta lobby, glazed in deep brown, that buyers and brokers consistently rank among the most beautiful in the city. The building's name is no exaggeration; the public spaces were built to impress, and they still do.
Beyond the lobby, the appeal is location and scale. The building sits half a block from Riverside Park — with the park's tennis courts, the 79th Street Boat Basin, riverside restaurants, and the bike-and-running paths along the Hudson all within a short walk — on a quiet, leafy block in the heart of the West End / Riverside precinct. At twelve stories and just 30 residences, it is an intimate, full-service co-op of large prewar apartments rather than a high-turnover tower. The city's roll lists Royal Summit Owners Corp. as owner of both 320 and 310 West 86th Street, with 30 and 34 cooperative apartments respectively, so a buyer reviews one corporation's combined financial statements and governing documents.
For buyers, the combination is rare: a small, beautifully appointed prewar co-op, fully staffed, steps from the park, converted to cooperative ownership in 1981, with pets and washer/dryers permitted and subletting and pieds-à-terre permitted with conditions.
Architecture and unit composition
Mulliken & Moeller designed The Royal Summit in a confident prewar idiom, but the building's signature is its ornament — the lavish terra-cotta of the entrance and lobby, with its dark-brown glazing and richly modeled detail. The detailed historic craftsmanship requires attention to condition and repair, and it gives an otherwise restrained masonry building a genuine sense of arrival.
With only 30 apartments across twelve floors, the residences are large, running roughly one to four bedrooms, with the high ceilings, deep windows, and gracious proportions of 1915 construction. A small building does not guarantee an open view or good light, so compare each apartment's floor, exposure and renovation history with recent sales in the building. Many homes have been thoughtfully renovated over the building's decades as a co-op while retaining their prewar bones.
Building operations
The Royal Summit is a full-service building: a 24-hour doorman, porters on staff, and a live-in resident manager keep it running to a high standard. Common amenities include a central laundry, a bike room, and private storage in the basement, and washer/dryers are permitted within apartments.
On policy, the co-op is accommodating for a prewar building. Financing is permitted up to 75 percent of the purchase price — generous for the type — and the building is pet-friendly. Pied-à-terre purchases are considered on a case-by-case basis, and subletting is allowed with board approval. These terms, paired with the building's small size and full staffing, make it an unusually livable and ownable prewar address.
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 conditionsBoard approvalSource: The Roebling Team's building profile
- Pied-à-terre ownership
- Permitted with conditionsCase by case, board discretionSource: The Roebling Team's building profile
Considering an apartment here? Send Corey the listing to discuss the sublet and pied-à-terre rules for that apartment.
Own an apartment here? Request an apartment-specific pricing review.
Pets and in-unit washer/dryer
- Pets
- Pets permitted with conditions; species not statedFinancing is permitted up to 75 percent of the purchase price — generous for the type — and the building is pet-friendly. This is a prewar cooperative, so a board package and interview are part of the process — but the terms are friendly: 75 percent financing, pet-friendly, and pied-à-terres…Source: The Roebling Team's building profile
- In-unit washer/dryer
- PermittedSource: The Roebling Team's building profile
Considering an apartment here? Send Corey the listing to confirm the pet and washer/dryer rules for that apartment.
Building staffing and amenities
- Doorman
- Full-time doormanSource: The Roebling Team's building profile
- Attended lobby
- YesSource: 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
- Bike storage, 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.
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.
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 |
|---|---|---|---|---|---|
| Apr 23, 2025 | 8C | 1 BR · 1 BA | $517,500 | -3.3% | |
| Jul 11, 2023 | 5B | 2 BR · 2 BA · 1,350 sf | $1,995,000 | $1,478/sf | +0.0% |
| Feb 5, 2020 | 4B | 3 BR · 3 BA | $1,800,000 | -9.8% | |
| Aug 27, 2019 | 5D | 2 BR · 1 BA | $905,000 | -24.3% | |
| Jul 31, 2019 | 2B | 2 BR · 2 BA | $1,790,000 | -3.2% | |
| Apr 20, 2017 | 8C | 1 BR · 1 BA | $417,000 | -5.0% | |
| Feb 4, 2016 | 10B | 2 BR · 1,950 sf | $3,200,000 | $1,641/sf | +0.0% |
| Jul 13, 2015 | 5B | 2 BR · 1,350 sf | $2,300,000 | $1,704/sf | -4.0% |
Market read. $/sf is measured on the latest sales with reliable square footage (2023): a median $1,478/sf (recorded) across 1 sale. The building has traded as recently as 2025. Median listing discount 3.7% 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 1-01247-0043). 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 The Royal Summit and nearby.
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
This is a prewar cooperative, so a board package and interview are part of the process — but the terms are friendly: 75 percent financing, pet-friendly, and pied-à-terres considered case by case. Budget for maintenance that funds the 24-hour staff and the upkeep of a richly detailed 1915 building.
What you are buying is a large prewar apartment in a small, beautiful, fully staffed building half a block from Riverside Park — a combination that rarely comes to market. We help buyers read the financials, understand the board's posture, and target the homes and exposures that best capture the building's light and proximity to the park.
What to know if you’re selling
The selling case is the building itself: the renowned terra-cotta lobby, the Mulliken & Moeller pedigree, the half-block walk to Riverside Park, and the flexibility of 75 percent financing in a small, full-service co-op. That bundle reaches a deep, discerning buyer pool.
Price against the Riverside / West End prewar cohort, adjusting for floor, exposure, and condition. Use matched sales to assess how renovation and light affect the specific apartment; neither guarantees market-leading results. We position each listing to the right comparable set, present the building's distinctive character to full advantage, and manage the board process to a clean close.
Comparable buildings
If you're considering The Royal Summit, also evaluate these nearby Upper West Side prewar co-ops:
- 310 West 86th Street — the other building of The Royal Summit, next door, owned by the same cooperative corporation
- 300 West 83rd Street — prewar cooperative nearby
- 320 West 83rd Street — prewar cooperative a few blocks south
- 200 West 88th Street — prewar West 80s cooperative
- 505 West End Avenue — prewar West End Avenue cooperative
More Upper West Side buildings
- 320 West 87th Street — 1912 co-op
- 320 West 89th Street — 1921 co-op by George F. Pelham
- 320 West 90th Street — 1936 co-op by Sylvan Bien
- 321 West 78th Street — 1925 co-op
- 321 West 90th Street — 1929 co-op by Margon & Holder
- 322 West 72nd Street — 1924 co-op by George and Edward Blum
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 Royal Summit?
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