320 West 89th Street
320 West 89th Street, New York, NY 10024
Upper West Side
BBL 1012500047 · BIN 1034025
- Year built
- 1921
- Type
- Cooperative
- Landmark
- No
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 2BR median
- $1.3M
- Recent range
- $695K – $1.4M
- Listing discount
- 2.8%
- Recorded transfers
- 39
320 West 89th Street is a boutique pre-war cooperative on one of the most desirable blocks the Upper West Side has — a quiet, tree-lined stretch between West End Avenue and Riverside Drive that runs straight down to Riverside Park and the Soldiers' and Sailors' Monument. Built in 1921–22 for the West 89th Street Realty Corporation to a design by the prolific George F. Pelham, it rises nine stories over 36 residences, replacing three rowhouses that previously held the site.
The building's draw is location plus character at a manageable scale. This is the part of the Upper West Side where the city quiets down — half a block from the park, an easy walk to the 1 train, and surrounded by the brownstone-and-limestone fabric that defines the Riverside Drive blocks. For buyers who want pre-war proportions and a park-adjacent address without the maintenance load of a large full-service tower, a 36-unit co-op with a live-in super and clean operating costs is exactly the profile they are after.
Architecture and unit composition
Pelham clad the building in red-and-black brick laid in Flemish bond — a deliberate, decorative bond pattern rather than plain running brick — set over a limestone base and trim. It is a confident, well-detailed pre-war facade of its moment, more textured than the era's plainer apartment houses, and it sits comfortably among the period buildings on the block.
The 36 residences carry the pre-war virtues buyers come to the neighborhood for: hardwood floors, real room separation, generous closet space, and the ceiling heights and light that 1920s construction delivers, particularly in the upper-floor homes oriented toward the park and the monument. The unit mix runs from one- and two-bedroom layouts to larger combinations, with renovation levels varying apartment to apartment — some kitchens and baths fully modernized, others awaiting a buyer's hand.
Building operations
320 West 89th Street operates as a well-maintained boutique cooperative with an attentive live-in superintendent, an elegant marble lobby, and an elevator, supported by a common laundry room, a bicycle room, and private storage included with the apartments. It is a self-service building rather than a doorman house — a structure that keeps maintenance efficient and is part of why the running costs here stay reasonable for the neighborhood.
On house rules, the building is welcoming where it counts. It is pet-friendly. Subletting is permitted on a case-by-case, board-governed basis, which keeps the building predominantly owner-occupied while giving shareholders flexibility when life requires it. As at any cooperative, purchases require board approval and a complete board package; prospective buyers should review the building's current financing posture and financial statements during diligence, both of which a serious buyer's representative will obtain before an offer.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $0 (under cap)
- Per unit / month range
- —
Facade safety — Local Law 11
The latest available filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the engineer identified conditions requiring monitoring or repair before the next inspection cycle. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent). Source: NYC DOB facade filings (FISP) · The Roebling Research Library.
See the full facade history →Management & transfer contacts
- Sublet policy
- Allowed. Coop Sublet Fee $100 per month
- Notable fees
- Application Fee $500; Move In/Out Fee $250
Recent sales
Recent transfers at this building, curated by The Roebling Team research desk. Apartment-level facts are independently verified before publishing; sale prices reflect the recorded transfer amount at the NYC Department of Finance.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| May 27, 2026 | 8C | 2 BR · 1 BA | $1,365,000 | -0.7% | |
| Jul 8, 2025 | 4C | 2 BR · 1 BA | $1,200,000 | -7.3% | |
| Jul 3, 2024 | 1D | 1 BR · 1 BA · 750 sf | $695,000 | $927/sf | -2.8% |
| Jun 28, 2023 | 2A | 2 BR · 1 BA | $1,300,000 | +4.0% | |
| Jun 8, 2023 | 7A | 2 BR · 2 BA | $1,325,000 | -8.6% | |
| May 17, 2021 | 2B | 2 BR · 1 BA | $1,170,000 | +6.8% | |
| Apr 26, 2021 | 9D | 1 BR · 1 BA | $760,000 | -4.4% | |
| Apr 15, 2021 | 1C | 2 BR · 2 BA | $990,000 | -9.6% |
Market read. $/sf is measured on the latest sales with reliable square footage (2024): a median $934/sf across 1 sale. The building has traded as recently as 2026. Median listing discount 0.2% 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 1-01250-0047) 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; square footage on co-ops is not officially recorded, figures shown are approximate.
What to know if you’re buying
This is a board-approval cooperative, so plan for a full financial package and an interview. Because the building is a boutique self-service co-op, the value proposition is efficient carrying costs and pre-war character rather than hotel-style amenities — underwrite the maintenance and any assessment history against the 36-unit base, and confirm the building's reserve position in the financials.
The pet-friendly policy and case-by-case sublet posture make this a practical building for owner-occupants who may need flexibility down the road. For a buyer prioritizing a Riverside Park block, genuine pre-war rooms, and a smaller, neighborly shareholder body, the building rewards moving decisively when the right exposure and condition come available — choice inventory does not linger here.
What to know if you’re selling
The selling story is strong and specific: a Pelham pre-war on a coveted Riverside Park block, Flemish-bond brick, a live-in super, and pet-friendly, flexible house rules. Lead with the block and the park orientation — those are the qualities Upper West Side buyers search for first — and let condition do the rest.
Benchmark to renovated pre-war co-ops on the West End–to–Riverside blocks rather than to the broader Upper West Side average; an upper-floor, well-renovated home with park light should price at the top of that set. Coming to market with current financials in hand and the building's pet and sublet policies clearly stated removes friction for buyers and shortens the path to contract. Because turnover is modest, a sharp listing can capture buyers who have been waiting specifically for this block.
Comparable buildings
If you're considering 320 West 89th Street, these nearby Upper West Side cooperatives make a useful comparison set:
- 316 West 84th Street — pre-war co-op a few blocks south toward Riverside
- 255 West 90th Street — full-service pre-war cooperative one block north
- 285 Riverside Drive — Riverside Drive pre-war co-op overlooking the park
- 280 Riverside Drive — park-front pre-war cooperative nearby
- 258 Riverside Drive — Riverside Drive cooperative peer
The neighborhood
For the full corridor — architecture, schools, 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.
Considering a move at 320 West 89th Street?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 320 West 89th 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.