325 Riverside Drive (The Sherwood)
325 Riverside Drive, New York, NY 10025
BBL 1018910035 · BIN 1057225
- Year built
- 1920
- Type
- Cooperative
- Units
- 52
- Floors
- 13
- Landmark status
- Not an individual landmark; in the Riverside-West End Historic District Extension II
- NYC Landmarks Preservation Commission records, updated February 2026
- Pets
- Pets permitted; species and limits not stated
- Maximum financing
- 75% of the purchase price
- Doorman
- Full-time doorman
The Sherwood, per listing records sales history: 42 recorded transfers
Every recorded sale at this building, 2004–2025
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 2BR median, 2023–2025
- $1.3M
- 4 qualifying sales
- Recent range
- $1.2M – $1.5M
- Listing discount
- 3.2%
- Recorded transfers
- 42
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Sherwood, per listing records 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.
Upper Riverside Drive in the low 100s is the Upper West Side's quiet-value park corridor — pre-war co-ops facing Riverside Park and the Hudson River at a structural discount to Central Park West and the West End Avenue Gold Coast — and 325 Riverside Drive is one of its better-pedigreed corners. The building is a documented Gaetan Ajello design of 1920–21, developed within the Paterno orbit that built much of the Drive, and it sits inside the Riverside-West End Historic District Extension II, with the French Beaux-Arts townhouse enclave of the Riverside Drive–West 105th Street Historic District adjoining the block. The protections matter to buyers in a specific way: both the building's Colonial Revival facade and the low-rise townhouse context around it are regulated assets.
Ajello's authorship is the architectural headline. Working for the Paterno and Campagna development families from the 1910s, Ajello produced a recognizable run of refined apartment houses on Riverside Drive and West End Avenue — buildings known for disciplined classical facades and unusually gracious entrance sequences. At 325 Riverside, that translates to red brick over limestone with terra-cotta and Adamesque detailing, a stepped entrance on West 105th Street, and pre-war plans — Edwardian fives and classic sixes per listing records — with defined dining rooms, maid's-room flexibility, and, on the western lines, framed park and river views.
The ownership story is well documented in The Roebling Research Library. The conversion ran on a non-eviction plan dated December 15, 1982, sponsored by 325 Riverside Associates, and the conveyance to 325 Riverside Drive Corp. closed on May 1, 1984 — the offering plan and a substantial run of amendments are on file, which settles the conversion chronology that circulates inconsistently in listing records (1982 and 1984 both appear; the plan date and the closing date are different events). The amendments also document the sponsor's post-conversion posture, including a large block of unsold shares in the mid-1980s ; that historic holding is context for the share structure, not proof of complete later disposition. Obtain the current share ledger and sponsor-holding information.
Architecture and unit composition
The building rises 13 stories on an 80-by-100-foot corner lot, which buys its apartments something mid-block neighbors lack: light on three exposures and a high proportion of corner rooms. The plan stock is classic Ajello-era pre-war — apartments organized around foyers, with separated kitchens, formal dining rooms, and original proportions that renovate well. Per the offering plan there are 52 apartments across the 13 floors, roughly four per floor, predominantly in the two- and three-bedroom range. West-facing lines above the Riverside Park treeline carry the corridor's signature product — open park, river, and sunset views; south- and east-facing lines trade view for light and quiet over West 105th Street's townhouse row.
Building operations
This is a modestly staffed, well-kept pre-war co-op rather than an amenity building: full-time doorman, live-in superintendent, children's playroom, bike room, storage, and central laundry. The corporation's documentation — offering plan and amendments — is on file in The Roebling Research Library; city records show a significant alteration cycle in the late 1980s following conversion. Policy specifics beyond the documented 75 percent financing ceiling and pet-friendly posture are thinly documented publicly and should be verified with the managing agent during diligence.
Financing and purchase requirements
- Maximum financing
- 75% of the purchase priceSource: The Roebling Team's building profile
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.
Pets and in-unit washer/dryer
- Pets
- Pets permitted; species and limits not statedSource: 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
- $511 per room a monthMedian of 4 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
- Playroom, 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. 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
- $21,614/yr
- Per unit / month range
- $0 – $34
- Modeled exposure split equally across 53 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 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. 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).
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed September 2026.
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 |
|---|---|---|---|---|---|
| Mar 13, 2025 | 122 | 2 BR · 2 BA · 1,444 sf | $1,540,000 | $1,066/sf | -9.4% |
| May 30, 2024 | 2 | 2 BR · 2 BA · 1,250 sf | $1,200,000 | $960/sf | -4.0% |
| Nov 14, 2023 | 53 | 2 BR · 2 BA | $1,458,600 | -2.4% | |
| Oct 11, 2023 | 94 | 2 BR · 2 BA | $1,221,900 | +0.0% | |
| Feb 23, 2022 | 31 | 3 BR · 1.5 BA · 1,500 sf | $1,750,000 | $1,167/sf | -2.8% |
| Feb 10, 2022 | 42 | 3 BR · 2.5 BA | $1,460,000 | -8.8% | |
| Dec 20, 2021 | 112 | 3 BR · 2 BA | $1,825,000 | -1.4% | |
| Nov 18, 2021 | 132 | 3 BR · 2 BA · 1,432 sf | $1,900,000 | $1,327/sf | +0.0% |
Market read. Most recent trades (2025) cleared a median $1,066/sf (recorded) across 1 sale. Median listing discount 2.7% 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.
Other recent transfers
| Date | Unit | Price |
|---|---|---|
| Dec 4, 2009 | 11 | $1,500,000 |
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 1-01891-0035). 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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What to know if you’re buying
The corridor is the value thesis. Riverside Drive at 105th delivers protected park frontage, a designated historic-district streetscape, and Ajello pre-war architecture ; compare dated, matched sales with avenue corridors east of Broadway rather than assuming an unbeatable price. The trade is transit geometry: the 1 train at 103rd Street/Broadway is the workhorse, with the express stop at 96th Street.
Buy the line, not the building average. The spread between west-facing park lines and interior exposures is wide here. Same-line history — which we maintain in the Research Library — is the right pricing anchor.
The conversion documents are on file. The 1982 offering plan and its amendments resolve the building's share allocation, conversion chronology, and early sponsor history. Your attorney should review them alongside current financials; we provide them to clients during diligence.
The financing ceiling is 75 percent. Board expectations on post-closing liquidity should still be scoped before offering — run the Co-op Board Qualification Calculator.
Verify the policy stack. Sublet terms, pied-à-terre posture, purchase structures, and any transfer fee are not firmly documented in public records. Confirm all of it with the managing agent at offer stage.
Renovation runs through Landmarks. The building sits in a historic district: covered window, façade and rooftop alterations need LPC approval; staff review may apply and ordinary maintenance may be exempt. Interior work requiring a DOB permit also needs LPC review. Confirm the actual permit route before setting the schedule.
What to know if you’re selling
Lead with Ajello and the district. Documented authorship by a name architect, a designated historic-district setting, and park views from the apartments that have them are marketing assets that survive diligence. Use them with precision — this building's provenance is real and verifiable.
Position against West End Avenue, not just the Drive. Your buyer is frequently cross-shopping pre-war sixes east of Broadway. The pitch is equivalent architecture plus park frontage at a lower basis.
Condition honesty wins. The buyer pool here is deliberate and renovation-literate. Estate-condition units clear when priced to the renovation math — run the Renovation Cost Calculator against your asking strategy.
Comparable buildings
If you're considering 325 Riverside Drive, also evaluate:
- 310 Riverside Drive (The Master Building) — the Art Deco landmark two blocks south; a cooperative alternative on the Drive
- 222 Riverside Drive — park-front building at 94th Street; confirm construction era and ownership separately
- 194 Riverside Drive — distinguished pre-war co-op on the 91st–92nd Street curve
- 320 Riverside Drive — pre-war neighbor directly across West 105th Street
- 340 Riverside Drive — pre-war co-op anchoring the next corner north at 106th Street
- 404 Riverside Drive (The Strathmore) — pre-war co-op at 113th Street; the Morningside Heights alternative
- 380 Riverside Drive (The Hendrik Hudson) — the corridor's grand 1907 pile at 110th Street
- 905 West End Avenue — Ajello-era pre-war stock one block east; the non-park-front discount
More Riverside Drive buildings
- 314 Riverside Drive — 1930 co-op by Boak & Paris
- Hudson Court (317 West 95th Street) — 1902 condominium
- 320 Riverside Drive — 1928 co-op
- 340 Riverside Drive — 1925 co-op by Sugarman & Berger
- 345 Riverside Drive — 1951 co-op
- 355 Riverside Drive — 1925 co-op
The neighborhood
For the full corridor — architecture, transit, and pricing across Riverside Drive — read The Roebling Team Guide to Riverside Drive.
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 Sherwood, per listing records?
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