342 West 85th Street
342 West 85th Street, New York, NY 10024
BBL 1012467501 · BIN 1033881
- 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 (floor-adjusted)
- $1,183
- Listing discount
- 2.2%
- Recorded sales
- 34
- On record
- 2003–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Stratton 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.
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.
Architecture and residences
The Stratton is a six-story pre-war apartment house of masonry construction, in the historicist idiom of the early-twentieth-century Upper West Side. The 1983 conversion was a careful one, preserving the facade and the pre-war bones while modernizing the residences.
The interiors carry pre-war scale: defined rooms, generous ceiling heights, and the layout logic of turn-of-the-century apartment living. Homes have been renovated over the years to varying contemporary standards, and select residences carry fireplaces and private outdoor space, including terraces and a penthouse level. The 22-residence count keeps the building intimate and the common charges rational.
The block
The block sits at the heart of the West End Avenue–Riverside Drive residential district — quiet, tree-lined, and a short walk from Riverside Park, the greenway along the Hudson, and the shops and restaurants of Broadway and Amsterdam Avenue. It is a classic Upper West Side family address, close to the 1 train at 86th Street and the crosstown routes, with the Museum of Natural History and Central Park a few blocks east.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $1,743/yr
- Per unit / month range
- $0 – $7
- Modeled exposure split equally across 22 units (the city tax-lot count). Not an assessed amount; co-op shareholders are typically charged by share allocation.
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).
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City record last verified September 2026.
Management & transfer contacts
- Notable fees
- Condo sale: Administrative Fee $700, Application Processing Fee $650, Move In Deposit $400 (refundable)
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, 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 |
|---|---|---|---|---|---|
| Jun 29, 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 | 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 |
| 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% |
| Dec 17, 2014 | 1C | 3 BR · 2 BA · 1,350 sf | $1,745,000 | $1,293/sf | -2.8% |
Market read. Most recent trades (2026) cleared a median $1,183/sf (floor-adjusted) across 2 sales. Floor-adjusted means each sale is restated to a constant mix of floors, so the figure can differ from the plain median of the sales listed above. Median listing discount 2.2% 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.
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). 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 from recorded condo declarations and offering plans.
At the recent median sale of $1.79M (3 sales since 2024), a buyer putting 25% down would pay about $73,955 to close, or 4.1% of the price.
- Mansion tax: $17,950
- Mortgage recording tax: $25,915
- Title insurance: $8,077
- Attorneys, lender, building fees, reserves and filings: $22,012
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 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
More Upper West Side buildings
- 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 Chatsworth, 344 West 72nd Street — 1902 co-op by John E. Scharsmith
- 345 West 88th Street — 1915 co-op by W. K. Rouse & L. A. Goldstone
- The Santa Monica, 345 West 70th Street — 1905 co-op
The neighborhood
For the full corridor — architecture, transit, and pricing across Upper West Side — read The Roebling Team Guide to Upper West Side.
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.
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