345 West 88th Street
345 West 88th Street, New York, NY 10024
Upper West Side
BBL 1012500006 · BIN 1034004
- Year built
- 1915
- Type
- Cooperative
- Landmark
- No
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 2BR median
- $1.3M
- 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 run since as a well-managed, thriving 52-unit community.
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.
As a 52-unit pre-war co-op converted in the 1980s, the building runs as an owner-occupied house with the customary cooperative governance: purchases are subject to a board application and interview, primary-residence occupancy is the norm, and the building maintains the conservative financing, sublet, and transfer-fee posture typical of West Side pre-war co-ops. 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.
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 filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the engineer identified conditions requiring monitoring or repair before the next inspection cycle. 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 — 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
- 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
- Notable fees
- Max financing 80%; Move-In/Out Deposits $1,000 each
Recent sales
Recent transfers at this building, curated by The Roebling Team research desk. 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 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) 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 on co-ops is not officially recorded, figures shown are approximate.
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 and primary-residence expectations.
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 — pre-war Upper West Side peer
- 200 West 88th Street — pre-war co-op on the same street
- 320 West End Avenue — pre-war West End Avenue cooperative nearby
The neighborhood
For the full corridor — architecture, schools, 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.
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