322 Central Park West (The Cherbourg)
322 Central Park West, New York, NY 10025
BBL 1012060029 · BIN 1031636
- Year built
- 1926
- Type
- Cooperative
- Units
- 48
- Floors
- 16
- Landmark status
- Not an individual landmark; in the Upper West Side / Central Park West Historic District
- NYC Landmarks Preservation Commission records, updated February 2026
- Subletting by shareholders
- Requires confirmation
- Pied-à-terre
- Permitted
- Pets
- Pets permitted; species and limits not stated
- Washer/dryer
- Permitted
- Maximum financing
- 50% of the purchase price
- Flip tax
- None
- Doorman
- Full-time doorman
- Financing
- Up to 50% financeable (50% minimum down).
- Subletting
- Requires confirmation
- 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, 2003–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2026 to date
- $1,941
- floor-adjusted, 1 sale
- Listing discount
- 1.8%
- Recorded sales
- 44
- On record
- 2003–2026
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.
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. Published commentary calls 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.
Policy framework
Verified across architectural histories and broker reporting:
- Pets: Allowed
- Pied-à-terre: Allowed on a case-by-case basis
- Financing maximum: 50%
- Flip tax: None — a notable competitive feature relative to most prewar CPW cooperatives
- Subletting: Board approval required
- Trust, LLC, foreign buyers: Case-by-case
- Post-closing liquidity: Substantial CPW reserves customary
- Board interview: Required
The no-flip-tax policy and the case-by-case pied-à-terre permission produce one of the more accommodating prewar CPW cooperative buyer profiles.
Application and transaction fees
Fees below are from building management's published schedule, as of September 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.
- Terms
- None
Source: The Roebling Team's building profile
Purchase
9 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Buyer | When With the application | Amount $600 | Refundable Non-refundable |
| Background Check FeePer applicant | Paid by Buyer | When With the application | Amount $100 per applicant/occupant | Refundable Non-refundable |
| Credit Check FeePer applicant | Paid by Buyer | When With the application | Amount $75 per applicant/occupant | Refundable Non-refundable |
| Messenger Fees | Paid by Buyer | When With the application | Amount $65 | Refundable Non-refundable |
| Move In Fee | Paid by Buyer | When With the application | Amount $1,500 | Refundable Non-refundable |
| Move out Fee | Paid by Seller | When With the application | Amount $1,500 | Refundable Non-refundable |
| Recognition Agreement FeeConditionalConditions: If Financing | Paid by Buyer | When At closing | Amount $300 (if applicable) | Refundable Non-refundable |
| Managing Agent's FeeConditional | Paid by Seller | When At closing | Amount $900 (If Seller is an Individual) $1000 (If Seller is an Estate) | Refundable Non-refundable |
| New York State Stamp TaxPer share | Paid by Seller | When At closing | Amount $0.05 per share | Refundable Non-refundable |
Refinance
5 items
Management's “less refinance” schedule
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Shareholder | When With the application | Amount $500 | Refundable Non-refundable |
| Messenger Fees | Paid by Shareholder | When With the application | Amount $35 | Refundable Non-refundable |
Management's “more refinance” schedule
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Shareholder | When With the application | Amount $500 | Refundable Non-refundable |
| Credit Check Fee | Paid by Shareholder | When With the application | Amount $100 per Shareholder | Refundable Non-refundable |
| Messenger Fees | Paid by Shareholder | When With the application | Amount $35 | Refundable Non-refundable |
Ownership transfer
4 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Buyer | When With the application | Amount $600 | Refundable Non-refundable |
| Background Check FeePer applicant | Paid by Buyer | When With the application | Amount $100 per applicant/occupant | Refundable Non-refundable |
| Credit Report FeePer applicantRequired | Paid by Buyer | When With the application | Amount $75 per applicant/occupant | Refundable Non-refundable |
| Messenger Fee | Paid by Buyer | When With the application | Amount $65 | Refundable Non-refundable |
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
- 50% of the purchase priceSource: building management's published schedule, as of September 2026
- Guarantors
- Permitted with conditionsWill be considered on a case by case basis.Source: building management's published schedule, as of September 2026
- Co-purchasing
- PermittedSource: building management's published schedule, as of September 2026
- Parent buying for an employed child
- Permitted with conditionsWill be considered on a case by case basis.Source: building management's published schedule, as of September 2026
- Parent buying for a student child
- Permitted with conditionsWill be considered on a case by case basis.Source: building management's published schedule, as of September 2026
- Purchase or lease by a corporation
- Not permittedSource: building management's published schedule, as of September 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
- Requires confirmationSources differ. Confirm with building management.
- Pied-à-terre ownership
- PermittedSource: building management's published schedule, as of September 2026
- Short-term rentals
- Not permittedSource: building management's published schedule, as of September 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: building management's published schedule, as of September 2026
- In-unit washer/dryer
- PermittedSource: building management's published schedule, as of September 2026
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
- Concierge
- 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
- Fitness room, 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.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $4,348/yr
- Per unit / month range
- $0 – $7
- Modeled exposure split equally across 49 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 record last verified September 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →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.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign 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 record last verified September 2026.
Management & transfer contacts
- Sublet policy
- Requires confirmation
- Pied-à-terre
- Allowed
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 |
|---|---|---|---|---|---|
| Sep 9, 2026 | 3C | 3 BR · 3 BA · 1,650 sf | $2,950,000 | $1,788/sf | -1.6% |
| 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% |
Market read. Most recent trades (2026 to date) cleared a median $1,941/sf (floor-adjusted) across 1 sale. Floor-adjusted means each sale is restated to a constant mix of floors, so the figure can differ from the plain median of the sales listed above. Median listing discount 1.8% 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). 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.
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Notable residents
Per published architectural and resident histories:
- Rex Ellingwood Beach (1877-1949) — bestselling novelist (The Spoilers, The Barrier, The Silver Horde); Olympic silver medalist in water polo (1904)
- Erich Seligmann Fromm (1900-1980) — social psychologist; lived here from approximately 1935 onward
- Frieda Fromm-Reichmann — pioneering psychiatrist (treatment of schizophrenia)
- Josef Bonime — composer and pianist; CBS Symphony conductor
- Fred Wise — lyricist for several Elvis Presley songs ("Wooden Heart," "Rock-a-Hula Baby," "Kissin' Cousins")
- Edward Staats Luther — New York Times and Morning Telegraph writer; director of Federation Bank and Trust
- Erich Cohn — president of A. Goodman & Sons; major collector of German Expressionist art (Käthe Kollwitz)
- Dirck Halstead — Time magazine's senior White House photographer (49 Time covers)
- Tovah Feldshuh — actress (Golda's Balcony)
- Linda Lavin — Alice television series; Tony Award 1987. Sold her four-bedroom apartment in 2005.
Architectural register
Published commentary calls the building a "gracious" prewar gem with a "beautiful" lobby that "exudes old-world charm."
What to know if you’re buying
The no-flip-tax policy is structurally distinguishing. A real competitive advantage versus most prewar CPW cooperatives.
The Blum & Blum architectural pedigree is real institutional context. The firm's broader body of work — Art Nouveau and Art Deco apartment buildings across Manhattan — connects 322 CPW to a substantial early-20th-century architectural lineage.
The double-height Gothic-arched entrance is structurally unique on CPW. No peer building carries the same stylistic gesture.
The semi-private elevator landings serving only one or two apartments per floor are operationally distinctive. Verify line-specific configuration during walkthrough.
The case-by-case pied-à-terre policy expands the buyer pool. Plan board diligence accordingly.
The conveying storage bins, the recently renovated doorman-controlled elevators, and the canopied side-street entrance anchor the amenity layer.
The cultural resident overlay — Erich Fromm, Linda Lavin, Tovah Feldshuh, the broader literary and music industry roster — supports the building's institutional CPW identity.
Closing timelines are cooperative-standard. Plan for 6 to 10 weeks from contract through board approval to closing.
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.
Linda Lavin's residency 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.
Apartment-line-specific comparables should anchor pricing.
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.
More Central Park West buildings
- 295 Central Park West — 1941 by Emery Roth & Sons
- The Eldorado, 300 Central Park West — 1931 co-op by Margon & Holder
- The Ardsley (320 Central Park West) — 1931 co-op by Emery Roth
- 325 Central Park West — 1900 co-op by George F. Pelham
- 327 Central Park West (The Kenmare) — 1929 condominium
- The Turin (333 Central Park West) — 1909 co-op by Albert Joseph Bodker
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.
Considering a move at The Cherbourg?
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646.939.7375 · c.cohen@compass.com