323 West 86th Street
323 West 86th Street, New York, NY 10024
Upper West Side
BBL 1012480019 · BIN 1033937
- Year built
- 1926
- Type
- Cooperative
- Landmark
- Designated
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 2BR median
- $1.8M
- Recent range
- $697K – $2.1M
- Listing discount
- 4.2%
- Recorded transfers
- 45
This is a Rosario Candela building — and on the Upper West Side, where Candela's hand is far rarer than on Park and Fifth, that is the headline. Erected in 1926 for the Paterno Brothers, the great West Side development family, the building rises fifteen stories on the quiet, tree-lined block between West End Avenue and Riverside Drive, one of the most coveted residential corridors in the neighborhood. It is addressed variously as 323, 325, and 323–329 West 86th Street; the cooperative has long been associated with the 325 address.
Candela designed it as an Italian Renaissance palazzo, with a two-story limestone base, a canopied entrance, alternating curved and arched pediments above the third-floor windows, decorative balconies, and a generous crowning cornice — the controlled classical vocabulary that made his name. The plan is the other half of the argument: only three apartments per floor across fifteen stories, which yields large, light, gracious layouts in a building of just 49 residences. Converted to cooperative ownership in 1989, it has been a stable, owner-occupied co-op ever since.
Architecture and unit composition
The façade is beige brick over a limestone base, detailed with the restrained Renaissance ornament Candela handled better than almost anyone — pediments, balconettes, and a strong cornice line that ties the elevation together. The block itself, within the Riverside–West End Historic District, is protected and consistently pre-war in character, which preserves the building's setting.
Behind the masonry, the three-per-floor layout delivers the things buyers come to a Candela for: well-proportioned entertaining rooms, real entry foyers, separated bedroom wings, high ceilings, and hardwood floors. The mix runs from generous two-bedrooms to large family layouts, with the best light on the upper floors and toward the rear and side exposures away from the street wall.
Building operations
323 West 86th Street is run as a full-service, white-glove cooperative. A 24-hour doorman and a live-in superintendent staff the building, with central laundry, a bike room, and private storage available to residents. The co-op operates on the standard pre-war model — board review of purchasers, owner-occupancy as the norm, and policies set to protect the long-term character of the building. As at most Candela co-ops, financing is permitted within board limits and subletting is restricted to preserve owner occupancy.
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 →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 15, 2025 | 9A | 3 BR · 2.5 BA | $2,086,000 | +10.1% | |
| Apr 2, 2025 | 14C | 2 BR · 2.5 BA | $1,750,000 | -5.4% | |
| Mar 18, 2025 | 1D | 1 BR | $697,000 | -3.1% | |
| Oct 1, 2024 | 3C | 2 BR · 2.5 BA | $1,700,000 | -4.2% | |
| Aug 20, 2024 | 8B | 2 BR · 2.5 BA · 1,500 sf | $1,750,000 | $1,167/sf | -5.4% |
| Feb 15, 2024 | 16C | 3 BR · 3 BA | $1,350,000 | -9.7% | |
| Apr 4, 2023 | 6B | 3 BR · 2.5 BA | $1,999,000 | -3.7% | |
| Aug 26, 2022 | 6C | 3 BR · 3 BA | $1,757,500 | -6.3% |
Market read. $/sf is measured on the latest sales with reliable square footage (2024): a median $780/sf across 1 sale. The building has traded as recently as 2026. Median listing discount 3.7% 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 1-01248-0019) 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
You are buying a Candela — that is the durable value, and it should frame the underwriting. Inventory is thin, the layouts are large, and the block is among the best on the Upper West Side, so well-priced apartments move. Expect a full board package and interview and pre-war financing limits; verify the building's current flip-tax and sublet terms as part of the package review, and weigh floor and exposure carefully, since the three-per-floor plan means meaningful light differences from line to line.
The relative value is real: Candela space on the West Side still trades below the equivalent on Park and Fifth, so a buyer gets the same architect's proportions and detailing for materially less. We help buyers read the plan, assess renovation scope, and benchmark the ask against recent West End and Riverside Drive pre-war sales.
What to know if you’re selling
The marketing core writes itself: a Rosario Candela cooperative, three apartments per floor, on a protected West End/Riverside block. That combination distinguishes a listing here from the larger, more generic pre-war stock nearby and travels well to buyers who specifically seek Candela's name and layouts.
Because turnover is low, pricing discipline matters more than urgency. A well-prepared apartment benefits from the scarcity of in-building competition but must be priced to its specific line, floor, and condition. We position the building's pedigree to the right buyer pool, present board realities transparently to keep the deal intact through review, and steer the cooperative's process toward a clean, on-time closing.
Comparable buildings
If you're considering 323 West 86th Street, also evaluate nearby West End Avenue and West 80s pre-war cooperatives:
- 535 West End Avenue — pre-war West End Avenue cooperative nearby
- 545 West End Avenue — George F. Pelham's 1925 Renaissance Revival co-op
- 565 West End Avenue — pre-war West End cooperative
- 300 West 83rd Street — pre-war side-street co-op nearby
- 145 West 86th Street — pre-war co-op on the 86th Street corridor
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 Historically associated with the 325 West 86th Street address?
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 Historically associated with the 325 West 86th Street address 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.