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342 West 85th StreetRecorded sales & closing prices
342 West 85th Street, New York, NY 10024
34 recorded closings, 2003–2026. Sortable and searchable below.
- Recorded closings
- 34
- Date range
- 2003–2026
- Median $/sf
- $1,183
- Listing discount
- 2.2%
- Monthly carry/sf
- $13.60
- Price range
- $550K – $2.98M
Change in the building’s median $/sf over each window, on a floor-adjusted basis — standardized to the building’s average floor, so it reflects price rather than which floors happened to sell. This is a different method from The Roebling Index, which publishes plain medians and applies no floor adjustment; the two are not interchangeable. Floor adjustment standardizes for floor only. It does not control for condition, size, exposure, renovation or the mix of what happened to trade. (2022 marks the rate-shock inflection.) Like-for-like repeat-sale figures to follow.
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.
The complete recorded-sale history for The Stratton, compiled from NYC Department of Finance transfer records, with apartment-by-apartment detail from The Roebling Research Library. Across sales with a public asking price, the building carries a median listing discount of 2.2% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy here.
Price per square foot over time
30 sales with a known square footage, by closing date.
Recent closings
The building’s 10 most recent market sales.
| Date | Unit | Apartment | Price | $/sf | vs. Ask |
|---|---|---|---|---|---|
| Jun 29, 2026 | PH6AB | 3 BR · 4 BA · 2,042 sf | $2,980,000 | $1,459 | -0.5% |
| Jun 10, 2026 | 2C | 3 BR · 2 BA · 1,150 sf | $1,795,000 | $1,561 | -5.5% |
| Mar 12, 2026 | 4C | 2 BR · 824 sf | $662,500 | $804 | — |
| Jul 14, 2021 | 1A | 2 BR · 2.5 BA · 1,400 sf | $1,850,000 | $1,321 | -11.9% |
| Dec 30, 2020 | 4A | 1 BR · 819 sf | $1,175,000 | $1,435 | — |
| Dec 1, 2020 | 6C | 3 BR · 2.5 BA | $1,679,000 | +0.0% | |
| Dec 14, 2018 | 3C | 2 BR | $1,212,500 | -6.4% | |
| May 20, 2016 | 6A | 819 sf | $1,100,000 | $1,343 | — |
| Apr 4, 2016 | 1D | 1 BA · 520 sf | $550,000 | $1,058 | -14.1% |
| Dec 17, 2014 | 1C | 3 BR · 2 BA · 1,350 sf | $1,745,000 | $1,293 | -2.8% |
The retrade record
Lines that have changed hands more than once in the public record — the building’s appreciation arc, apartment by apartment.
Every recorded sale
Sort any column; filter by unit or keyword. Prices are the recorded transfer amount at the NYC Department of Finance. Every sale sits in one of three states: counted in the building’s medians and trend; shown but excluded as a non-arms-length or nominal transfer; or shown and ⚑ flagged for review — a possible duplicate filing or an extreme $/sf outlier, held out of the statistics pending manual verification rather than allowed to move them.
| Apartment | ||||||
|---|---|---|---|---|---|---|
| Jun 29, 2026 | PH6AB | 3 BR · 4 BA | 2,042 | $2,980,000 | $1,459 | -0.5% |
| Jun 10, 2026 | 2C | 3 BR · 2 BA | 1,150 | $1,795,000 | $1,561 | -5.5% |
| Mar 12, 2026 | 4C | 2 BR | 824 | $662,500 | $804 | — |
| Jul 14, 2021 | 1A | 2 BR · 2.5 BA | 1,400 | $1,850,000 | $1,321 | -11.9% |
| Dec 30, 2020 | 4A | 1 BR | 819 | $1,175,000 | $1,435 | — |
| Dec 1, 2020 | 6C | 3 BR · 2.5 BA | — | $1,679,000 | — | +0.0% |
| Dec 14, 2018 | 3C | 2 BR | — | $1,212,500 | — | -6.4% |
| May 20, 2016 | 6A | 819 | $1,100,000 | $1,343 | — | |
| Apr 4, 2016 | 1D | 1 BA | 520 | $550,000 | $1,058 | -14.1% |
| Dec 17, 2014 | 1C | 3 BR · 2 BA | 1,350 | $1,745,000 | $1,293 | -2.8% |
| Nov 25, 2014 | 1B | 2 BR | 1,278 | $1,600,000 | $1,252 | +0.0% |
| Nov 19, 2014 | 2B | 2 BR | 1,061 | $1,365,000 | $1,287 | -5.9% |
| Aug 21, 2014 | 4C | 2 BR | 975 | $1,275,000 | $1,308 | +0.0% |
| Dec 9, 2013 | 4A | 1 BR | — | $957,000 | — | +3.5% |
| Jul 25, 2013 | 1A | 2 BR | 1,269 | $1,060,000 | $835 | — |
| Aug 30, 2012 | 4B | 2 BR | 782 | $985,000 | $1,260 | -0.4% |
| Aug 22, 2012 | 2C | 3 BR | 1,016 | $1,262,642 | $1,243 | — |
| May 24, 2010 | 2B | 2 BR | 1,061 | $937,500 | $884 | -18.5% |
| Mar 19, 2010 | 1B | 2 BR | 1,278 | $1,260,000 | $986 | -5.2% |
| Jun 11, 2009 | 1A | 2 BR | 1,269 | $940,000 | $741 | — |
| Nov 2, 2007 | 4C | 2 BR | 975 | $1,139,000 | $1,168 | +0.0% |
| May 8, 2007 | 4B | 2 BR | 782 | $860,000 | $1,100 | -2.2% |
| Apr 11, 2007 | PH6B | 2 BR | 1,250 | $1,525,000 | $1,220 | -10.2% |
| Feb 5, 2007 | 2C | 3 BR | 1,016 | $1,295,000 | $1,275 | — |
| Nov 3, 2006 | 5C | 3 BR | — | $1,250,000 | — | -10.7% |
| Sep 26, 2006 | 1A | 2 BR | 1,269 | $1,325,000 | $1,044 | — |
| Sep 19, 2006 | 2B | 2 BR | 1,061 | $1,115,000 | $1,051 | +0.0% |
| Apr 7, 2006 | 3A | 1 BR | 850 | $899,000 | $1,058 | +1.1% |
| Aug 4, 2005 | 1B | 2 BR | 1,278 | $1,210,000 | $947 | — |
| Jul 1, 2005 | 5C | 3 BR | 1,016 | $735,400 | $724 | — |
| Jan 7, 2005 | 4C | 2 BR | 824 | $650,000 | $789 | — |
| Apr 21, 2004 | 4A | 1 BR | 850 | $715,000 | $841 | +2.9% |
| Feb 25, 2004 | 4B | 2 BR | 782 | $619,000 | $792 | -4.6% |
| Dec 17, 2003 | 3A | 1 BR | 850 | $675,000 | $794 | +0.0% |
Sources, exclusions and how these figures are computed
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. Storage, parking, and commercial units are excluded from all figures. Floor- and line-level $/sf are time-controlled (each sale measured against the building’s going rate at the time of sale) and expressed at today’s pricing, so they isolate the floor or line premium rather than blend two decades of market movement.
Put this data to work.
Know what’s fair before you offer — we’ll show you where each line trades, the building’s discount-to-ask pattern, and where the value sits right now.
Price to the building’s real trajectory, not a guess — we’ll position your line against its true comps to maximize the outcome.