345 West 88th Street
345 West 88th Street, New York, NY 10024
BBL 1012500006 · BIN 1034004
- Year built
- 1915
- Type
- Cooperative
- Landmark status
- Not an individual landmark; in the Riverside-West End Historic District
- NYC Landmarks Preservation Commission records, updated February 2026
- Subletting by shareholders
- Permitted with conditions
- Pied-à-terre
- Permitted with conditions
- Pets
- Pets permitted with conditions; species not stated
- Washer/dryer
- Permitted with conditions
- Maximum financing
- 80% of the purchase price
- Doorman
- Doorman (hours not stated)
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 2BR median, 2024–2025
- $1.4M
- 3 qualifying sales
- Recent range
- $210K – $1.8M
- Listing discount
- 8.0%
- Recorded transfers
- 50
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at 345 West 88th 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.
345 West 88th Street is a stately Neo-Renaissance courtyard building a short walk from Riverside Park, designed by W. K. Rouse and L. A. Goldstone — one of the most accomplished apartment-house partnerships of the era — and completed in 1915. The courtyard plan is the building's signature: a U-shaped massing in red and black brick with limestone trim that pulls light and air into the heart of the building and gives the apartments cross-exposures uncommon on a side-street lot. It is the kind of dignified, well-proportioned pre-war building that defines the blocks between West End Avenue and Riverside Drive.
The building has a piece of genuine New York lore attached to it: Babe Ruth and his family occupied the entire seventh floor between 1929 and 1940 — a detail that captures the building's standing in its early decades as a desirable address for people who could have lived anywhere. It converted from rental to cooperative ownership in 1987 and has operated since as a 52-unit cooperative.
For buyers, the appeal is the combination: an architecturally distinguished courtyard building with the light and proportion of a 1915 luxury house, a manageable 52-unit scale, full-service staffing, and a location a block and a half from Riverside Park and its Hudson promenade.
Architecture and unit composition
Rouse & Goldstone designed 345 West 88th Street as a Neo-Renaissance courtyard building — a sophisticated plan for its day, using red and black brick with limestone trim and a U-shaped footprint that admits light and air to apartments that would otherwise face only the street and rear lot line. The courtyard is the architectural argument: it makes a nine-story side-street building feel open and bright, and it gives many apartments the multiple exposures buyers prize.
Inside, the residences carry the pre-war vocabulary the architects were known for: gracious room proportions, real entry foyers, and the high ceilings of a 1915 luxury building. Across 52 homes in nine stories, the building offers a range of classic layouts — from comfortable apartments to the kind of large floor-through homes the seventh floor once was in Babe Ruth's day. The courtyard light and the original proportions are the durable draw.
Building operations
345 West 88th Street operates as a full-service cooperative — a doorman-attended lobby and a live-in superintendent overseeing the building day to day, the staffing model serious West Side buyers expect. Shareholder amenities include central laundry and bicycle storage.
In this 52-unit pre-war co-op, converted in the 1980s, purchases are subject to a board application and interview. The building's published terms list financing up to 80 percent of the purchase price, with subletting and pied-à-terre use permitted with conditions. Buyers should confirm the building's current financing limit, sublet rules, pet policy, and any flip tax with us as part of diligence — these terms govern both the purchase and the eventual resale and are worth pinning down before bidding.
Application and transaction fees
Fees below are from building management's published schedule, as of September 2026. They are shown as published, item by item; no total is added because the total depends on the transaction. Deposits are listed apart from nonrefundable charges.
Purchase
5 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Fee | Paid by Buyer | When With the application | Amount $650 | Refundable Non-refundable |
| Credit Check FeePer applicantRequired | Paid by Buyer | When With the application | Amount $150 per adult applicant/occupant. International credit checks may cost more. Please contact the Property Management for information in the name or price of the fee. | Refundable Non-refundable |
| Flip TaxPer share | Paid by Seller | When At closing | Amount $130 Per Share | Refundable Not stated |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move-In Deposit | Paid by Buyer | When With the application | Amount $1,000 | Refundable Refundable |
| Move-Out Deposit | Paid by Seller | When With the application | Amount $1,000 | Refundable Refundable |
Sublet
7 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing FeeIncludes one free credit check | Paid by Subtenant | When With the application | Amount $600 | Refundable Non-refundable |
| Credit Check FeePer applicant | Paid by Subtenant | When With the application | Amount $20 credit check fee per additional applicant after applicant 1 and any occupant 18 or older residing in the unit payable to The Andrews Organization (Note: International credit checks may cost more. | Refundable Non-refundable |
| Sublet FeeRecurring | Paid by Shareholder | When Upon approval | Amount 25% of maintenance or rent whichever is higher monthly | Refundable Not stated |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move Out Deposit | Paid by Shareholder | When With the application | Amount $500 | Refundable Refundable |
| Security Deposit | Paid by Shareholder | When With the application | Amount Equal to one (1) month's maintenance | Refundable Refundable |
| Move In Deposit | Paid by Subtenant | When With the application | Amount $500 | Refundable Refundable |
Sublet renewal
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Fee | Paid by Subtenant | When With the application | Amount $300 | Refundable Non-refundable |
Refinance
2 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Shareholder | When With the application | Amount $500 | Refundable Non-refundable |
| Credit Check FeePer applicant | Paid by Shareholder | When With the application | Amount $150 per applicant | Refundable Non-refundable |
Management updates its schedule without a public filing. The date is when management last updated the page, not when a rule changed. Confirm the current schedule with management before you apply.
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.
Financing and purchase requirements
- Maximum financing
- 80% of the purchase priceSource: building management's published schedule, as of September 2026
- Guarantors
- Permitted with conditionsBoard approval on a case-by-case basisSource: building management's published schedule, as of September 2026
- Co-purchasing
- PermittedSource: building management's published schedule, as of September 2026
- Parent buying for an employed child
- Not permittedSource: building management's published schedule, as of September 2026
- Parent buying for a student child
- Not permittedSource: building management's published schedule, as of September 2026
Sublet and pied-à-terre policy
A condominium owner leasing a unit and a co-op shareholder subletting are different rules, and a building-wide rule is different from a restriction on one apartment. This is the building's rule; confirm it for the specific apartment.
- Subletting by shareholders
- Permitted with conditionsApplication required for Board approval. Sublet Fees: 10% maintenance 1st yr,15%-2nd yr,25% after, monthlySource: building management's published schedule, as of September 2026
- Pied-à-terre ownership
- Permitted with conditionsBoard approval on a case-by-case basisSource: building management's published schedule, as of September 2026
Considering an apartment here? Send Corey the listing to discuss the sublet and pied-à-terre rules for that apartment.
Pets and in-unit washer/dryer
- Pets
- Pets permitted with conditions; species not stated20-30 lbsSource: building management's published schedule, as of September 2026
- In-unit washer/dryer
- Permitted with conditionsAllowed with permission.Source: building management's published schedule, as of September 2026
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
- $404 per room a monthMedian of 5 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Maintenance, per square foot
- $1.92 per square foot a monthMedian of 3 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
- Doorman (hours not stated)Source: The Roebling Team's building profile
- Attended lobby
- YesSource: 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
- Garden, bike 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
- $775/yr
- Per unit / month range
- $0 – $1
- Modeled exposure split equally across 52 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 October 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the inspector (QEWI) identified conditions requiring monitoring or repair, with repairs due by the deadline stated in the filing. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
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 October 2026.
Management & transfer contacts
- Flip tax
- $130 per share (Seller, at closing)
- Sublet policy
- Application/Board approval required. Sublet Fee = 25% of maintenance or rent (whichever higher), monthly. Sublet fees escalate 10% (yr1), 15% (yr2), 25% (after)
- Pied-à-terre
- Allowed, board approval case-by-case
- Policies and fees
- Max financing 80%; Move-In/Out Deposits $1,000 each
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 |
|---|---|---|---|---|---|
| Jun 24, 2026 | 7B | 3 BR · 2.5 BA | $1,500,000 | -6.0% | |
| Dec 22, 2025 | 5H | 1 BA | $210,000 | -23.6% | |
| Jul 24, 2025 | 5B | 2 BR · 2 BA · 1,250 sf | $1,390,000 | $1,112/sf | -2.5% |
| Feb 12, 2025 | PH9A | 2 BR · 2 BA | $1,750,000 | -12.3% | |
| Feb 10, 2025 | 7G | 1 BR · 1 BA · 600 sf | $640,000 | $1,067/sf | -11.6% |
| Sep 11, 2024 | 2F | 2 BR · 1 BA · 1,073 sf | $1,150,000 | $1,072/sf | -8.0% |
| Apr 15, 2024 | 6F | 1 BR · 1 BA | $947,500 | -5.2% | |
| Jan 19, 2022 | 2F | 2 BR · 1 BA · 1,073 sf | $1,230,000 | $1,146/sf | +2.7% |
Market read. $/sf is measured on the latest sales with reliable square footage (2025): a median $1,127/sf (floor-adjusted) across 2 sales. The building has traded as recently as 2026. Median listing discount 1.9% 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 1-01250-0006). 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.
What would your apartment rent for?
Enter your apartment and I'll send you what it would rent for, from comparable closed leases at 345 West 88th Street and nearby.
At the recent median sale of $1.39M (5 transfers in the past 24 months, since October 31, 2024), a buyer putting 25% down would pay about $27,663 to close, or 2.0% of the price.
- Mansion tax: $13,900
- No mortgage recording tax or title insurance on a co-op purchase
- Attorneys, lender, building fees and filings: $13,763
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
The appeal is an architecturally distinguished Rouse & Goldstone courtyard building with strong light, classic layouts, and a location near Riverside Park — at a 52-unit scale that keeps the building personal while spreading costs across enough shareholders to fund full-service staffing. Expect a co-op board package and interview; pied-à-terre use is permitted with conditions, so confirm the occupancy rules.
Confirm the building's financing limit, sublet policy, pet policy, and any flip tax with us before bidding, and focus diligence on the apartment and the building's finances: the layout and exposure of the specific unit, the maintenance charge and any assessments, and the co-op's reserve fund and capital plan. A 1915 building carries ongoing façade and elevator obligations under New York's inspection cycles, and a well-capitalized board is the best protection against assessments. The courtyard light, the proportions, and the address are the lasting value; finishes can be updated.
What to know if you’re selling
Lead with the architecture and the light: a Rouse & Goldstone Neo-Renaissance courtyard building, cross-ventilated apartments, classic pre-war proportions, and Riverside Park a block and a half away. The building's history — Babe Ruth's tenancy among it — gives a marketing narrative most side-street co-ops lack. These are differentiators that distinguish a sale here from the plainer buildings nearby.
Price against the Riverside–West End pre-war co-op set, weighting floor, exposure, and condition. Model the building's customary co-op transfer costs into your net proceeds, and invest in presentation — a clean, well-staged apartment that showcases the courtyard light and the original proportions consistently outperforms a tired one. In a building this size, each sale informs the next, so positioning the first impression precisely pays off.
Comparable buildings
If you're weighing 345 West 88th Street, these nearby pre-war West Side cooperatives form the natural comparison set:
- 320 West 83rd Street — pre-war West Side co-op nearby
- 324 West 83rd Street — pre-war side-street co-op nearby
- 215 West 84th Street — Upper West Side alternative; verify its construction era
- 200 West 88th Street — pre-war co-op on the same street
- 320 West End Avenue — pre-war West End Avenue cooperative nearby
More Upper West Side buildings
- The Netherlands (340 West 86th Street) — 1908 condominium by Neville & Bagge
- 342 West 85th Street — 1910 condominium
- The Chatsworth, 344 West 72nd Street — 1902 co-op by John E. Scharsmith
- The Santa Monica, 345 West 70th Street — 1905 co-op
- 350 West 71st Street — 1900 condominium
- 380 Amsterdam Avenue (The Gloucester) — 1975 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.
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 345 West 88th Street?
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