- Year built
- 1910
- Type
- Condominium
- Units
- 22
- Floors
- 6
- Landmark
- No
- Pets
- Pet-friendly; confirm specifics at offer stage
- Subletting
- Permitted under the condominium bylaws
- Pied-à-terre
- Allowed
Every recorded sale at this building, 2003–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,186
- Listing discount
- 5.2%
- Recorded sales
- 34
- On record
- 2003–2026
342 West 85th Street — The Stratton — is a pre-war boutique condominium on one of the Upper West Side's most desirable residential blocks, the stretch of West 85th Street between West End Avenue and Riverside Drive. Built in the early 1900s and converted to condominium ownership in 1983, the building pairs the room scale and detail of pre-war construction with the deeded flexibility of a condominium — a combination that is genuinely scarce on the Upper West Side, where the pre-war stock is overwhelmingly cooperative.
For the buyer who wants pre-war character, proximity to Riverside Park and Riverside Drive, and the ownership latitude of a condo rather than a co-op, The Stratton is a clean proposition. A small, well-kept, elevatored pre-war building steps from the park, with condominium rules on financing, subletting, and pied-à-terre use.
Building operations
The Stratton runs on a contained boutique model: an elevator, a common roof deck, a garden, basement storage, a laundry room, and a modern video intercom system in place of a full-time doorman. Select residences carry fireplaces and outdoor space. The self-service model keeps common charges disciplined — appropriate for a 22-unit pre-war conversion.
As a condominium, ownership is by deed rather than shares. Purchases avoid the share-loan structure and interview process of a cooperative; financing is a matter between buyer and lender; and pied-à-terre, investment, and subletting uses are permitted under the bylaws. The building is pet-friendly. Any transfer fee and specific sublet terms should be confirmed against the current bylaws at offer stage.
Recent sales
Condominium pricing is read on a per-square-foot basis, and The Stratton trades as a pre-war boutique condo — pre-war layouts, contained common charges, and the flexibility premium that deeded ownership commands on a co-op-dominated Upper West Side. With only 22 residences, resale volume is thin: a small number of closings in an active year, running from one- and two-bedrooms through larger combinations and the penthouse. Pricing is driven by floor, exposure, outdoor space, fireplaces, and renovation condition rather than by any neighborhood average. When underwriting a purchase or a list price, capture the specific unit's square footage, light, outdoor space, and finish level rather than leaning on a West 85th Street headline number.
Recent closings 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 |
|---|---|---|---|---|---|
| Jun 30, 2026 | PH6AB | 3 BR · 4 BA · 2,042 sf | $2,980,000 | $1,459/sf | -0.5% |
| Jun 10, 2026 | 2C | 3 BR · 2 BA · 1,150 sf | $1,795,000 | $1,561/sf | -5.5% |
| Mar 12, 2026 | 4C | 2 BR · 824 sf | $662,500 | $804/sf | off-mkt |
| Jul 14, 2021 | 1A/GA | 2 BR · 2.5 BA · 1,400 sf | $1,850,000 | $1,321/sf | -11.9% |
| Dec 30, 2020 | 4A | 1 BR · 819 sf | $1,175,000 | $1,435/sf | off-mkt |
| Dec 14, 2018 | 3C | 2 BR | $1,212,500 | -6.4% | |
| May 20, 2016 | 6A | 819 sf | $1,100,000 | $1,343/sf | off-mkt |
| Apr 4, 2016 | 1D | 1 BA · 520 sf | $550,000 | $1,058/sf | -14.1% |
Market read. Most recent trades (2026) cleared a median $1,186/sf across 2 sales. Median listing discount 5.2% 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 |
|---|---|---|
| Dec 1, 2020 | 6C | $1,679,000 |
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 1-01246-7501) 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 from recorded condo declarations and offering plans.
What to know if you’re buying
This is a condominium, so the path is straightforward: no board interview, financing set by your lender, and a review of the building's financials, reserve, and bylaws during due diligence. Read the bylaws on pet rules, any transfer fee, and sublet terms, and confirm them at offer stage. As a pre-war building carrying a 1980s conversion, review the reserve and any capital-planning history on the building envelope and systems — pre-war construction carries its own diligence profile.
The reasons to buy are the character and the flexibility: pre-war scale and detail on a prime West End Avenue–Riverside Drive block, steps from Riverside Park, with deeded ownership and pied-à-terre and investment latitude that the surrounding co-ops rarely allow.
What to know if you’re selling
The story is pre-war character with condominium flexibility. A well-kept pre-war building on a premier Upper West Side block, with deeded ownership on a co-op-heavy stretch, is a specific and marketable proposition — it sells to buyers who want pre-war rooms without co-op rules. Pricing is an apartment-specific exercise: square footage, floor, light, outdoor space, fireplaces, and condition drive the number. We position the pre-war-plus-flexibility narrative, benchmark against the right tier of boutique Upper West Side condominiums, and market to the buyer who values both.
Comparable buildings
If you're considering 342 West 85th Street, also look at these Upper West Side pre-war and boutique buildings:
- 310 West 85th Street — Upper West Side building on the same block
- 252 West 85th Street — nearby West 85th Street building
- 316 West 84th Street — boutique Upper West Side building one block south
- 302 West 86th Street — nearby Upper West Side building
- 300 West End Avenue — pre-war West End Avenue building nearby
The Roebling Team at The Stratton
The Roebling Team at Compass specializes in the Upper West Side and the broader Manhattan cooperative and condominium market. We publish this profile because buyers and sellers of pre-war boutique condominiums deserve building-specific intelligence — the architecture, the condominium structure, the staffing and amenity reality, and where pricing sits against the right comparable tier.
If you're weighing a purchase or sale at 342 West 85th Street, a 30-minute consultation is the right starting point.
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Upper West Side — read The Roebling Team Guide to Upper West Side.
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