Manhattan Valley Townhouses (40 West 105th Street)
40 West 105th Street, New York, NY 10025
Manhattan Valley, Upper West Side
BBL 1018407501 · BIN 1084019
- Year built
- 1984
- Type
- Condominium
- Units
- 77
- Floors
- 3
- Flip tax
- None documented in the records reviewed
- Landmark status
- Requires confirmation
- City records and our profile differ. Confirm with building management.
- Doorman
- No doorman
Manhattan Valley Townhouses sales history: 28 recorded sales
Every recorded sale at this building, 2005–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2025
- $1,019
- floor-adjusted, 2 sales
- Listing discount
- 0.0%
- Recorded sales
- 28
- On record
- 2005–2025
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at Manhattan Valley Townhouses 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.
Manhattan Valley Townhouses is a low-rise condominium development, a format Manhattan rarely produces at this size. There are 77 homes behind eleven entrances on the West 104th and West 105th Street blocks off Central Park West. No entrance serves more than six apartments, and none of the buildings is more than three stories plus a basement. The ground-floor homes have their own front doors off courtyards and their own rear yards. It is a suburban townhouse plan built on a Manhattan block, a few hundred feet from Central Park.
Its origins explain the form. The site was city-owned land in the Manhattan Valley Urban Renewal Area, and the City designated Manhattan Valley Development Corporation, a nonprofit community developer, as the sponsor. Citicorp Community Development provided the construction financing commitment. The March 1982 offering plan was written around federal homeownership financing under HUD's Section 235 and Section 234 programs, with income eligibility limits, a City grant per unit, and a 20-year real estate tax exemption. Construction ran late. By the time the units closed in 1986, a Board of Estimate resolution had changed the program, and the Second Amendment records that Section 235 mortgage assistance would not actually be received by any purchaser.
What remains of that program today is mostly history. The tax exemption began in the city's 1982/83 tax year and ran its 20-year course by the early 2000s. DOF's current rolls show no building-wide exemption on any unit. The resale-recapture and primary-residence terms attached to the original sales were time-limited, or bound the initial buyers only. Units have resold to unrelated buyers on the open market for decades.
Architecture and unit composition
The offering plan describes a single building on about 36,300 square feet of land, containing roughly 87,700 gross square feet. It is a light steel frame with brick veneer, three stories and a habitable basement, divided into eleven sections, each with its own interior stair and entrance. The Department of Buildings treats each section as a separate structure, with its own BIN. The design has no elevators and no rooftop equipment. Heat and hot water came from central gas-fired modular boilers. At least one section replaced its boiler in 2008, per DOB filings.
The unit mix leans toward larger apartments: 36 three-bedroom, 32 two-bedroom and 8 one-bedroom homes as offered. The plan counts the whole development at 332 rooms. Ground-floor units open to front courtyards and have private rear yards with patios. Upper units are walk-ups. Units are numbered 1 through 77 across the eleven entrances, and a handful carry letter designations in ACRIS.
The superintendent's apartment was unit 26. In 1994 the sponsor conveyed unit 77 to the condominium, which still owns it.
Building operations
The condominium is run by an elected Board of Managers through a managing agent, with a superintendent. Capital work visible in DOB filings includes roof replacement and parapet work in 2005, façade and roof repairs in 2013, and a further round of roof repairs at more than one entrance in 2017. With eleven separate roofs and entrances, the envelope costs more to maintain than the unit count alone would suggest.
The Declaration has been amended at least three times, in December 2002, June 2009 and December 2012. We have not reviewed those amendments. Ask for them, along with current financial statements, which are not on file in The Roebling Research Library for this building.
Tax position. No 421-a, J-51 or building-wide exemption appears on DOF's current rolls. The project's original 20-year exemption, granted under the city's urban-renewal disposition program and cited in the plan under Section 696 of the Real Property Tax Law, has expired. Owner-specific exemptions and the co-op/condo abatement apply unit by unit.
Monthly carrying charges in recent sales
- Common charges + taxes, per room
- $263 per room a monthMedian of 3 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges + taxes, per square foot
- $1.01 per square foot a monthMedian of 3 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges alone, per square foot
- $0.49 per square foot a monthMedian of 3 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
- Real estate taxes alone, per square foot
- $0.53 per square foot a monthMedian of 3 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
Common charges plus real estate taxes, combined into one monthly figure the way New York condominium listings show them. Add a mortgage payment for the monthly outlay. The split into common charges and taxes comes from the listings that also give the annual tax, a different sample, so the two lines need not add up exactly to the combined median; a tax abatement can hold taxes below the full amount until it expires. A summary of recorded sales and listings, not a current bill; charges change.
Building staffing and amenities
- Doorman
- No doormanSource: The Roebling Team's building profile
- Elevator
- Requires confirmationCity records and our profile differ.
- Amenities noted
- GardenSource: 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
- $36,955/yr
- Per unit / month range
- $0 – $40
- Modeled exposure split equally across 77 units (the residential count on the city's lot record). Not an assessed amount; condominium owners are typically charged by each unit's common-interest percentage.
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 →Recent sales
Manhattan Valley Townhouses trades as a condominium of larger apartments with no amenities. Buyers get two- and three-bedroom deeded apartments off Central Park West, typically for less per foot than elevator condominiums on the Upper West Side. They give up a doorman, an elevator and parking. In practice the market prices units per bedroom and per square foot, with three factors setting the spread: private outdoor space on the ground floor, condition, and whether the unit is a walk-up on the second or third floor.
The pool of comparable buildings is thin. Most Manhattan Valley condominiums are elevator buildings from the 2000s or later, or conversions of prewar walk-ups. A three-bedroom home with a private garden at this address has few direct comparables on the Upper West Side.
Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
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 |
|---|---|---|---|---|---|
| Feb 19, 2025 | 4A | 3 BR · 1,300 sf | $1,199,000 | $922/sf | +0.0% |
| Feb 18, 2025 | 58 | 1,119 sf | $995,000 | $889/sf | — |
| Jan 17, 2025 | 2B | 2 BR · 2 BA · 1,031 sf | $1,150,000 | $1,115/sf | +7.0% |
| Jan 14, 2025 | 71 | 1,037 sf | $1,150,000 | $1,109/sf | — |
| Dec 16, 2024 | 4B | 3 BR · 2 BA · 1,300 sf | $1,355,000 | $1,042/sf | +0.0% |
| Aug 16, 2023 | 2A | 2 BR · 2 BA · 1,300 sf | $995,000 | $765/sf | -13.5% |
| Apr 24, 2023 | 3A | 3 BR · 2 BA · 1,300 sf | $1,405,000 | $1,081/sf | +8.5% |
| Jul 11, 2022 | 54 | 1,055 sf | $760,000 | $720/sf | — |
Market read. Most recent trades (2025) cleared a median $1,019/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 0.0% from the last ask.
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 1-01840-7501; each condominium apartment is its own tax lot). 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.
Closed rents at Manhattan Valley Townhouses, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 2 bedroom | 2 | $5,960 |
3 closed leases, October 2023 to September 2026. Most recent lease January 2026. Based on few leases. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
What would your apartment rent for?
The figures above are the building's closed leases. Enter your apartment and I'll send you what yours would rent for, from comparable leases at Manhattan Valley Townhouses and nearby.
At the recent median sale of $1.15M (5 sales in the past 24 months, since November 10, 2024), a buyer putting 25% down would pay about $51,281 to close, or 4.5% of the price.
- Mansion tax: $11,500
- Mortgage recording tax: $16,603
- Title insurance: $5,175
- Attorneys, lender, building fees, reserves and filings: $18,003
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
Have title counsel read the original deed covenants. The first deeds carried a primary-residence covenant with a reverter clause, meaning the unit could revert to the sponsor if the initial buyer did not occupy it. They also carried a City grant subject to partial repayment on an early resale above the original price. Both terms were written to bind the initial grantee for a limited period. On any unit, confirm that nothing surviving is recorded against the chain of title.
Ask for the Declaration amendments. The 2002, 2009 and 2012 amendments may change leasing, alteration or use rules that the original plan does not address.
Budget for the envelope. Eleven roofs, eleven entrances and a light steel frame with brick veneer need regular maintenance. Ask about the current roof and façade condition and any planned assessment.
Know what you are buying. No elevator, no doorman, no parking. In return you get more bedrooms and, on the ground floor, a yard.
What to know if you’re selling
Lead with bedroom count and outdoor space. Three-bedroom condominiums with private yards are rare in Manhattan. The listing should lead with that.
Clear the title questions before you list. A buyer's attorney will ask about the original program covenants. Having the answer ready, ideally a clean title report on the unit, keeps the contract on schedule.
Comparable buildings
If you're considering Manhattan Valley Townhouses, also evaluate:
- 275 Manhattan Avenue: a 2009 fourteen-residence low-rise condominium a few blocks north
- 324 West 108th Street: a landmarked rowhouse converted into a ten-unit condominium
- 238 West 108th Street (The Columbia House): a six-residence, full-floor condominium
- 272 West 107th Street (The Straus Park Condominium): a 2004 ground-up elevator condominium, the amenity alternative
- 218 West 103rd Street (The Rockwell): new-construction Manhattan Valley condominium
- Circa Central Park (285 West 110th Street): park-facing new construction at the top of the neighborhood
- 441 Central Park West: the 1930 co-op on the Central Park West corner of the same block
More Upper West Side buildings
- 40 West 76th Street — 1887 condominium
- 40 West 77th Street — 1928 co-op by Jacob M. Felson
- 40 West 84th Street — 1917 co-op
- 41 West 82nd Street — 1916 co-op
- 41 West 96th Street — 1926 co-op by Emery Roth
- The Hermitage (41 West 72nd Street) — 1928 condominium by Jacob M. Felson
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.
Considering a move at Manhattan Valley Townhouses?
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