322 Central Park West (The Cherbourg)
322 Central Park West, New York, NY 10025
Upper West Side
BBL 1012060029 · BIN 1031636
- Year built
- 1926
- Type
- Cooperative
- Units
- 48
- Floors
- 16
- Flip tax
- None
- Financing
- Up to 50% financeable (50% minimum down).
- Subletting
- Not permitted — an owner-occupancy building.
- Pied-à-terre
- Permitted.
- Washer / dryer
- Permitted in-unit.
- Pets
- Permitted, subject to Board approval.
- Co-purchasing
- Permitted. Parents purchasing for children permitted.
- Guarantors
- Permitted.
Compiled by The Roebling Research Desk from the building’s offering plan, amendments, and related building documents (primary source dated 2026). Board policies can change by amendment — confirm at the offer stage.
Every recorded sale at this building, 2003–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $979
- Listing discount
- 2.3%
- Recorded sales
- 42
- On record
- 2003–2025
The Cherbourg is George & Edward Blum's only Central Park West commission — a stylistic departure for the architects, who were better known for their Art Nouveau and Art Deco work. On the buyer side, its no-flip-tax policy stands out as a real competitive edge against most prewar CPW cooperatives. Architecturally, the defining moment is the double-height Gothic-arched entrance with elaborate carvings, which architectural historians single out as the building's signature gesture, in a vocabulary Blum & Blum had not previously deployed at scale. Inside, the experience stays exclusive: semi-private elevator landings serve only one or two apartments per floor, a circulation pattern uncommon among peer 1920s CPW cooperatives.
The Blums opened their architectural office in 1909 and, per architectural histories, "would eventually design at least 120 apartment houses." At 322 CPW, "they turned to historic styles — Italian Renaissance and Gothic" — a deliberate aesthetic departure.
Architecture and unit composition
Architectural historians record that the Blums "would eventually design at least 120 apartment houses" — and for 322 CPW "they turned to historic styles — Italian Renaissance and Gothic." The defining gesture is the entrance, which sits within "a double-height Gothic arch with elaborate carvings." The nine-story midsection, faced in beige brick, is introduced by an arcade of windows on an intermediate cornice "enhanced by a bold, non-continuous terra cotta band of stylized palmettes and vines." The three-story top section features "triple-height terra cotta arches sat upon faux Renaissance-inspired balconies," capped by a parapet given movement by "a wave-like terra cotta eyebrow that followed the arched openings of the top floor."
The building opened on August 1, 1926, advertising six- and eight-room apartments with three or four baths (one "bungalow apartment" of ten rooms and four baths). Each apartment had wood-burning fireplaces — many original fireplaces survive today. Semi-private elevator landings serve only one or two apartments per floor.
Architectural historians note the caveat: residents over the years installed unmatched picture windows facing the park, creating "a Mondrian-like mish-mash" that disfigures Blum & Blum's original regimented fenestration. public records comments call The Cherbourg a "gracious" prewar gem with a "beautiful" lobby that "exudes old-world charm." The inconsistent CPW-facing fenestration is the most-frequently-cited architectural complaint.
Building operations
The Cherbourg operates as a full-service Upper West Side cooperative:
- 24-hour doorman and concierge
- Live-in superintendent
- Fitness room
- Bike room
- Laundry room
- Private storage bins that convey with each apartment at no additional cost
- Recently renovated elevator cabs (doorman-controlled for enhanced security)
- Canopied side-street entrance
- No garage
- No roof deck
- Step-down lobby
The storage bins that convey at no additional cost are a real amenity at the 48-unit scale.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $4,348/yr
- Per unit / month range
- $0 – $7
Facade safety — Local Law 11
The latest available FISP filing classified the facade as Safe — no repairs were required at that inspection. Facade inspections run on a fixed five-year cycle; future inspection, repair, and any assessment decisions remain building-specific.
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
- Not allowed
- Pied-à-terre
- Allowed
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 |
|---|---|---|---|---|---|
| Jan 17, 2025 | 10A | 3 BR · 3 BA | $2,950,000 | -1.6% | |
| Sep 5, 2024 | 1A | 4 BR · 3 BA · 1,600 sf | $1,415,000 | $884/sf | off-mkt |
| Jun 20, 2023 | 2B | 4 BR · 4.5 BA · 3,000 sf | $4,375,000 | $1,458/sf | -23.9% |
| Jun 3, 2022 | 16A | 3 BR · 3 BA · 2,550 sf | $3,450,000 | $1,353/sf | -4.8% |
| Jul 26, 2021 | 15C | 2 BR · 3 BA · 1,800 sf | $2,999,999 | $1,667/sf | -9.1% |
| Jan 6, 2021 | 8B | 4 BR · 3.5 BA · 3,000 sf | $3,625,000 | $1,208/sf | +0.0% |
| Aug 18, 2020 | 4C | 2 BR · 2.5 BA | $2,350,000 | -12.8% | |
| Apr 6, 2020 | 3B | 4 BR · 4 BA · 3,000 sf | $3,825,000 | $1,275/sf | -26.4% |
Market read. $/sf is measured on the latest sales with reliable square footage (2024): a median $979/sf across 1 sale. The building has traded as recently as 2025. Median listing discount 2.3% 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 1-01206-0029) 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 selling
Marketing should emphasize the no-flip-tax policy as the largest single buyer-side competitive advantage. Position prominently.
The Blum & Blum architectural pedigree and the building's published architectural history support premium positioning. Reference where appropriate.
The Linda Lavin 2005 $4.3 million closing and the broader cultural resident overlay anchor cultural-history positioning.
The Reservoir view corridor and the case-by-case pied-à-terre policy are real structural advantages. Position accordingly.
Pricing should reference recent 2026 active listings ($1.5M-$3M for 3-bed inventory). Apartment-line-specific comparables should anchor positioning.
Closing timelines are cooperative-standard.
Comparable buildings
If you're considering The Cherbourg, also evaluate:
- 336 Central Park West — nearby CPW peer
- 320 Central Park West (The Ardsley) — Emery Roth 1931 Art Deco; nearby CPW peer
- 285 Central Park West (The St. Urban) — nearby CPW peer
- 300 Central Park West (The Eldorado) — Roth / Margon & Holder 1931 Art Deco twin-tower trophy peer
- 333 Central Park West (The Turin) — nearby CPW peer
Sources: The Roebling Research Library (offering plans, house rules, financial statements, board minutes, internal transaction records); NYC Department of Finance recorded transfers; publicly recorded NYC building data.
The neighborhood
For the full corridor — architecture, schools, 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.
Considering a move at The Cherbourg?
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 The Cherbourg 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.