332 West 86th Street
332 West 86th Street, New York, NY 10024
Upper West Side
BBL 1012470050 · BIN 1033927
- Year built
- 1924
- Type
- Cooperative
- Units
- 45
- Floors
- 15
- Landmark
- In a historic district
- Pets
- Permitted under the cooperative's house rules
- Subletting
- Permitted subject to board approval and the co-op's sublet terms — confirm at offer stage
Every recorded sale at this building, 2003–2025
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 2BR median
- $1.6M
- Recent range
- $500K – $3.2M
- Listing discount
- 3.5%
- Recorded transfers
- 45
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 332 West 86th 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.
332 West 86th Street is a 1924 prewar cooperative by Rosario Candela on West 86th Street between West End Avenue and Riverside Drive — a block inside the Riverside–West End Historic District, a short walk from Riverside Park. It is a compact, intimate building: fifteen stories with three apartments per floor and roughly 45 residences, the kind of low-density, high-quality prewar co-op that trades on the strength of its layouts, its Candela pedigree, and its quiet, protected block.
Candela's name is the building's headline. His prewar apartment houses are prized for gracious, well-proportioned rooms and thoughtful layouts, and a three-per-floor configuration means light and privacy that denser buildings cannot match. The building presents a classic prewar brick-and-masonry face with the delicate detailing characteristic of Candela's work, and it carries a landscaped roof terrace with city and river views — a genuine amenity in a building of this scale.
For buyers, the appeal is a Candela prewar co-op of real quality on a protected Riverside-area block: prewar scale, low density, full service, and a Candela pedigree, a block from Riverside Park.
Architecture and unit composition
The residences span fifteen stories at three apartments per floor, in the gracious, well-proportioned layouts for which Candela is known — entry foyers, separate rooms, and the abundant light that a low-density floor plate allows. Renovation condition varies apartment-to-apartment and is a primary driver of value; high-floor lines carry the strongest light and, on upper floors, city and river sight lines toward the roof terrace's outlook.
Candela's brick-and-masonry envelope is protected by the building's location in the Riverside–West End Historic District, which governs exterior alterations and preserves the block's streetwall. Renovated and high-floor units command the building's premiums; original-condition and lower lines price below them.
Building operations
332 West 86th Street operates as a full-service prewar cooperative with a 24-hour doorman, a live-in resident manager, porters, a landscaped roof terrace, a central laundry, bicycle storage, and basement storage. It does not carry a gym, pool, or garage; its value is concentrated in the Candela pedigree, prewar scale, low density, full service, and its protected Riverside-area block. As a co-op, the building is governed by a board that reviews purchasers and sets house rules and financial requirements.
Buyers should expect a standard prewar UWS co-op board package and interview, and should confirm the building's specific financing limit (the maximum percentage of purchase price that may be financed), any flip tax or transfer fee, and the precise sublet and pied-à-terre terms with the managing agent at offer stage — these are board-set financial policies that vary and that we confirm on every transaction.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $0 (under cap)
- Per unit / month range
- —
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.
Recent sales
As a cooperative, 332 West 86th Street is best evaluated on price per room rather than price per square foot — the metric the co-op market uses, since co-op apartments are sold as shares and are conventionally measured in rooms. Pricing turns on floor, exposure, renovation condition, and room count, with the Candela pedigree and the building's low density supporting values. Renovated high-floor lines sit at the top of the building's range; original-condition and lower lines anchor the bottom. Buyers and sellers should anchor to the building's own recorded co-op transfers and to closely matched prewar Riverside-area co-op comparables of the same room count, then adjust for condition and exposure.
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 |
|---|---|---|---|---|
| May 30, 2025 | 10B | 2 BR · 1 BA | $1,375,000 | -3.5% |
| Apr 3, 2025 | 6B | 2 BR · 1.5 BA | $1,320,000 | -5.4% |
| Feb 12, 2025 | 5C | 3 BR · 2 BA | $1,585,000 | -3.9% |
| Jan 8, 2025 | 14A | 3 BR · 2 BA | $3,200,000 | -14.7% |
| Nov 26, 2024 | 1E | 1 BR · 1 BA | $500,000 | -20.0% |
| Jul 30, 2024 | 12C | 2 BR · 2 BA | $1,610,000 | -0.9% |
| Nov 3, 2023 | 5B | 2 BR · 2 BA | $1,760,000 | +3.8% |
| May 25, 2023 | 11C | 2 BR · 2 BA | $1,660,000 | +4.1% |
Market read. $/sf is measured on the latest sales with reliable square footage (2022): a median $1,265/sf (floor-adjusted) across 1 sale. The building has traded as recently as 2025. Median listing discount 1.2% 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 |
|---|---|---|
| Jul 24, 2003 | 7A | $2,595,000 |
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 1-01247-0050). 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.
At the recent median sale of $1.38M (5 transfers since 2024), a buyer putting 25% down would pay about $27,456 to close, or 2.0% of the price.
- Mansion tax: $13,750
- No mortgage recording tax or title insurance on a co-op purchase
- Attorneys, lender, building fees and filings: $13,706
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
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What to know if you’re buying
This is a low-density Candela prewar co-op. Three apartments per floor, a Rosario Candela pedigree, full service, and a landscaped roof terrace — on a protected block a short walk from Riverside Park.
Plan for the board process. Co-op purchase means a board package, a financial review, and an interview. Build the timeline and documentation expectations into your plan from the start.
Confirm the financial policy at offer stage. The maximum financing percentage, any flip tax or transfer fee, and the sublet and pied-à-terre terms are board-set and should be confirmed with the managing agent before you commit — we do this on every co-op transaction.
Match the comparable to the room count. Price your target against same-room-count prewar Riverside-area co-op sales, adjusting for floor, exposure, and condition.
Mansion tax may apply. At this building's price points the $1M mansion-tax threshold can apply. Run pricing through the Mansion Tax Calculator.
What to know if you’re selling
Lead with the Candela pedigree and the low density. A Candela address, three-per-floor privacy, full service, and a roof terrace are the building's strongest selling points.
Present a board-ready buyer. The right buyer for a prewar co-op is one who will clear the board cleanly; marketing and buyer qualification should account for that from the first showing.
Price on rooms and condition. Room count, floor, exposure, and renovation level are the value drivers. Price to the relevant in-building and same-room-count comparables.
Set timeline expectations. Co-op closings run longer than condo closings because of the board process; plan for it.
Comparable buildings
If you're considering 332 West 86th Street, also evaluate:
- 302 West 86th Street — prewar co-op on the same block near Riverside Park
- 305 West 86th Street — prewar West End Avenue–area co-op nearby
- 320 West 86th Street — prewar building on the same block
- 285 Riverside Drive — Candela prewar Riverside Drive co-op nearby
- 194 Riverside Drive — prewar Riverside Drive co-op comp
More Upper West Side buildings
- 329 West 108th Street — 1899 co-op
- 329 West 77th Street — 1930 co-op by Gronenberg & Leuchtag
- 330 West 72nd Street — 1927 co-op by George and Edward Blum
- 334 West 87th Street — 1926 co-op by Gronenberg & Leuchtag
- 340 West 72nd Street (The Chatsworth Annex) — 1905 co-op
- The Netherlands (340 West 86th Street) — 1908 condominium by Neville & Bagge
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 332 West 86th Street?
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