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 status
- Not an individual landmark; in the West End-Collegiate Historic District Extension
- NYC Landmarks Preservation Commission records, updated February 2026
- Subletting by shareholders
- Permitted
- Dogs and cats
- Permitted
- Flip tax
- 2% of the purchase price, paid by the seller
- Doorman
- Full-time doorman
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 2BR median, 2024–2026
- $1.3M
- 5 qualifying sales
- Recent range
- $1M – $2.6M
- Listing discount
- -1.5%
- Recorded transfers
- 54
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.
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 stated 25% minimum down payment, and a sublet policy permitting up to two years within a five-year window; confirm current terms in the application instructions and house rules. Together these make for a livable full-service building with a usable outdoor amenity.
Application and transaction fees
Fees below are from building management's published schedule, as of August 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
- Equal to 2% of sales price
- Rate
- 2% of the purchase price
- Paid by
- Seller
Source: building management's published schedule, as of August 2026
Purchase
5 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Credit Check Fee | Paid by Buyer | When With the application | Amount $100 | Refundable Non-refundable |
| LL58 Compliance Fee | Paid by Buyer | When With the application | Amount $500 | Refundable Not stated |
| Sales Application Processing Fee | Paid by Buyer | When With the application | Amount $1,500 | Refundable Non-refundable |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move-In Deposit | Paid by Buyer | When With the application | Amount $500 | Refundable Refundable |
| Move-Out Deposit | Paid by Shareholder | When With the application | Amount $500 | Refundable Refundable |
Sublet
5 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Sublease FeePer share · Recurring | Paid by Shareholder | When With the application | Amount For sublets greater than four months there will be a sublet tax of 25 cents per share per month, to be levied starting with the fifth month and to be paid by shareholders in addition to maintenance. | Refundable Non-refundable |
| Application Processing Fee | Paid by Subtenant | When With the application | Amount $300 | Refundable Non-refundable |
| Credit Check FeePer applicant | Paid by Subtenant | When With the application | Amount $100 per applicant | Refundable Non-refundable |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move-Out Deposit | Paid by Shareholder | When With the application | Amount $500 | Refundable Refundable |
| Move-In Deposit | Paid by Subtenant | When With the application | Amount $500 | Refundable Refundable |
Refinance
2 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Shareholder | When With the application | Amount $300 | Refundable Non-refundable |
| Credit Report FeePer applicantRequired | Paid by Shareholder | When With the application | Amount $100 per applicant | Refundable Non-refundable |
Alteration
2 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Resident | When With the application | Amount $250 | Refundable Non-refundable |
| Application Processing Fee | Paid by Resident | When With the application | Amount Regular (no permit required) - $500, Major (permit required) - $1000 | 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.
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
- PermittedSource: The Roebling Team's building profile
- Pied-à-terre ownership
- Not verified
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
- Dogs and cats
- PermittedSource: The Roebling Team's building profile
- In-unit washer/dryer
- Not verified
Considering an apartment here? Send Corey the listing to confirm the pet and washer/dryer rules for that apartment.
Monthly carrying charges in recent sales
- Maintenance, per room
- $626 per room a monthMedian of 5 recorded sales since October 2023Source: recorded sales, refreshed October 2026
Maintenance as recorded with each sale. A co-op's maintenance already covers the building's real estate taxes and the building's own mortgage, if it has one; add your own loan payment for the monthly outlay. A summary of recorded sales, not a current bill; charges change.
Building staffing and amenities
- Doorman
- Full-time doormanSource: 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, roof deck, bike 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.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $32,485/yr
- Per unit / month range
- $0 – $44
- Modeled exposure split equally across 62 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 data last refreshed October 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. 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).
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 data last refreshed October 2026.
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
- Policies and fees
- Buyer application processing fee $1,000; alteration fees $500 (regular) / $1,000 (major, permit required)
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 | 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 (floor-adjusted) 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). 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.
What would your apartment rent for?
Enter your apartment and I'll send you what it would rent for, from comparable closed leases at 322 West 72nd Street and nearby.
At the recent median sale of $1.3M (4 transfers in the past 24 months, since October 31, 2024), a buyer putting 25% down would pay about $26,425 to close, or 2.0% of the price.
- Mansion tax: $13,000
- No mortgage recording tax or title insurance on a co-op purchase
- Attorneys, lender, building fees and filings: $13,425
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
Keep up with 322 West 72nd Street and its market
The Roebling Report, monthly: Manhattan sales data and analysis, including buildings like 322 West 72nd Street. Unsubscribe anytime.
We’ll use your email for The Roebling Report and note your interest in this building. See our privacy policy.
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. Use current listings and dated sales to assess demand for the specific pre-war layout and exposure.
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
More Upper West Side buildings
- The Royal Summit, 320 West 86th Street — 1915 co-op by Mulliken & Moeller
- 321 West 78th Street — 1925 co-op
- 321 West 90th Street — 1929 co-op by Margon & Holder
- 323 West 100th Street — 1901 condominium
- 323 West 83rd Street — 1897 co-op
- 323 West 86th Street — 1926 co-op by Rosario Candela
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 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.
646.939.7375 · c.cohen@compass.com