322 West 72nd Street
322 West 72nd Street, New York, NY 10023
Lincoln Square, Upper West Side
BBL 1011830042 · BIN 1030969
- Year built
- 1924
- 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
- $1M – $2.6M
- Listing discount
- -1.5%
- Recorded transfers
- 54
322 West 72nd Street is a refined pre-war cooperative on one of the great cross streets of the lower Upper West Side — the wide, tree-lined block between West End Avenue and Riverside Drive that runs down to Riverside Park and the river. Designed in 1924 by the brothers George and Edward Blum, among the most inventive apartment-house architects of the era, it was converted to a cooperative in 1989 and combines serious pre-war scale with a location minutes from the park, the 72nd Street express subway, and the restaurants and retail along Broadway.
The Blums were known for ornamental invention, and 322 West 72nd shows it: a Colonial Revival façade enlivened with jazzy Art Deco touches — including a two-story wave-crest frame around the entrance — rising from a two-story limestone base in the Italian Renaissance manner. The result is a building with genuine architectural personality on a street defined by it, paired with one of the better roof amenities on the West Side.
Architecture and unit composition
George and Edward Blum studied at the École des Beaux-Arts in Paris and at Columbia, and their buildings are distinguished by decorative programs — terra cotta, faience, and carved ornament — that set them apart from their contemporaries. At 322 West 72nd, that sensibility shows in the entrance treatment and detailing layered onto an otherwise restrained Colonial Revival composition.
The fifteen-story building holds roughly 62 apartments, with about four homes per floor, and the layouts run to the gracious pre-war scale the block is known for — including spacious two- and three-bedroom homes with high ceilings, hardwood floors, and generous light. Upper-floor and front lines capture open sky and partial Hudson views, and the building's landscaped roof deck delivers panoramic river views and a community herb garden.
Building operations
322 West 72nd runs full-service. There is a full-time doorman who doubles as elevator operator, a live-in superintendent, a gym, central laundry, a bike room, and storage; the standout amenity is the landscaped roof deck with its Hudson panorama and herb garden. The cooperative is pet-friendly, welcoming both dogs and cats. The board's transfer terms include a 2% flip tax, a 25% minimum down payment, and a sublet policy permitting up to two years within a five-year window — flexible by pre-war standards and an asset to owners who may need to relocate. Together these terms make for a well-run, livable full-service building with a usable outdoor amenity.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $11,629/yr
- Per unit / month range
- $0 – $16
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
- Flip tax
- 2% of sales price (shareholder, at closing)
- Sublet policy
- Sublets over 4 months incur a sublet tax of $0.25 per share per month starting the 5th month, paid by shareholder in addition to maintenance
- Notable fees
- Buyer application processing fee $1,000; alteration fees $500 (regular) / $1,000 (major, permit required)
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 | vs. Ask |
|---|---|---|---|---|
| Apr 29, 2026 | 10D | 2 BR · 1.5 BA | $1,258,398 | +0.7% |
| Mar 30, 2026 | 3D | 2 BR · 1.5 BA | $1,305,000 | +11.1% |
| Jul 18, 2025 | 7C | 2 BR · 2 BA | $1,295,000 | +0.0% |
| May 12, 2025 | 13C | 2 BR · 2 BA | $1,325,000 | +2.3% |
| Mar 21, 2024 | 11C | 2 BR · 2 BA | $1,033,500 | -20.3% |
| Jan 20, 2023 | 3A | 3 BR · 2 BA | $2,575,000 | +3.2% |
| Oct 12, 2022 | 6D | 2 BR · 1.5 BA | $1,326,000 | +2.4% |
| Aug 11, 2022 | 12D | 2 BR · 1.5 BA | $1,260,000 | -2.7% |
Market read. $/sf is measured on the latest sales with reliable square footage (2019): a median $1,027/sf across 1 sale. The building has traded as recently as 2026. Median listing discount 0.6% 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.
Other recent transfers
| Date | Unit | Price |
|---|---|---|
| Oct 15, 2003 | 6D | $1,100,000 |
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 1-01183-0042) 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.
What to know if you’re buying
Buy the line and the floor. Front and upper-floor apartments capture the light and partial Hudson views that drive value; rear and lower units trade at a discount that can be the building's best entry point. With four apartments per floor, exposures vary meaningfully — walk the actual unit.
The cooperative's terms are accommodating: 25% minimum down, a 2% flip tax, pets welcome, and a sublet policy allowing up to two years in five. That flexibility broadens your resale audience and gives owners real optionality. A standard board package and interview apply; we help buyers present a clean file and weigh maintenance against the building's full staffing, gym, and roof amenity.
What to know if you’re selling
Sell the Blum architecture, the roof, and the block. The decorative façade, the landscaped roof deck with river views, and the walk to Riverside Park and the express train distinguish a 322 West 72nd apartment from plainer stock nearby. The pet policy and reasonable sublet terms are real selling points — name them.
Comp to configuration and exposure within the lower-UWS pre-war cluster, not to the building average. High-floor front lines with light and views reward staging and a disciplined launch; clean financials and a well-prepared board package keep deals on schedule. Well-priced apartments here meet steady demand for pre-war space close to the park.
Comparable buildings
If you're considering 322 West 72nd, also evaluate nearby lower-UWS pre-war cooperatives:
- 340 West 72nd Street — pre-war co-op on the same block
- 201 West 72nd Street — full-service building nearby
- 267 West 71st Street — pre-war cooperative one block south
- 315 West 70th Street — West Side pre-war peer
- 105 West 70th Street — established UWS cooperative
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 322 West 72nd 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 322 West 72nd 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.