The Park Belvedere (402 Columbus Avenue)
402 Columbus Avenue, New York, NY 10024
Upper West Side
BBL 1012107501 · BIN 1031798
- Year built
- 1985
- Type
- Condominium
- Units
- 154
- Floors
- 31
- Landmark
- Designated
- Pets
- Cats and dogs permitted
Every recorded sale at this building, 1992–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,875
- Listing discount
- 4.4%
- Recorded sales
- 142
- On record
- 1992–2025
The Park Belvedere is one of the Upper West Side's most recognizable towers — a slender postmodern spire designed by Frank Williams for developer William Zeckendorf Jr. and completed in 1985, rising directly across West 79th Street from the American Museum of Natural History and Theodore Roosevelt Park. Named for Belvedere Castle in nearby Central Park, the building carries neo-Gothic-inspired detailing — arched motifs and vertical piers — that make it an unofficial landmark on Columbus Avenue and a contextual companion to the great Central Park West towers a block to the east.
The building was one of the pioneering 1980s Zeckendorf developments that drove the upscale revival of Columbus Avenue north of 68th Street. Its position is exceptional: one block from Central Park, directly on the museum's park, and in the heart of the Upper West Side's most desirable stretch of Columbus Avenue shopping and dining. With roughly three to four apartments per floor, the tower has a lower-density feel than its unit count suggests, and many apartments carry private balconies with open museum-park and city outlooks.
For buyers, The Park Belvedere offers a distinctive architectural address with condominium flexibility — pied-à-terre and subletting permitted, no board interview — in a location that combines Central Park proximity, the museum's permanent open frontage, and Columbus Avenue convenience. It is a building that trades on both its architecture and its irreplaceable siting.
Architecture and unit composition
The residences run from one-bedrooms through larger two- and three-bedroom layouts across the tower's floors, with roughly three to four apartments per floor. Many units carry private balconies, in-unit washer/dryers, hardwood floors, and crown moldings. Williams's slender massing produces wide exposures and, on the eastern and southern flanks, direct views over Theodore Roosevelt Park and the museum toward Central Park.
Because the American Museum of Natural History and its park sit permanently to the south and east, the open outlook from the building's park-facing apartments is protected — a durable value driver at this address. The building sits within the Upper West Side / Central Park West Historic District.
Building operations
The Park Belvedere operates as a full-service condominium with a 24-hour doorman and concierge, a live-in superintendent, a landscaped common roof deck with park and city views, on-site laundry, and bicycle and private storage. Buyer transactions run on condominium mechanics — waiver of the right of first refusal rather than board approval.
Common charges and property taxes are typical for a full-service Upper West Side condominium; buyers should model the full monthly carry at the apartment level.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $68,478/yr
- Per unit / month range
- $0 – $39
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.
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.
See the full facade history →Recent sales
As a condominium, The Park Belvedere is priced per square foot. Recent activity has generally cleared in the range typical for a full-service, architecturally distinctive Upper West Side condominium in prime Columbus Avenue position — with one-bedrooms in the low-single-digit millions and larger two- and three-bedroom apartments materially higher, and park-facing, high-floor, and balconied units commanding the building's premium. Asking prices at the building have at times run above recent closed trades, so buyers and sellers should distinguish carefully between ask and closed comparables. Pricing varies with floor, exposure, balcony, and layout; apartment-level comparable analysis is the correct basis for pricing any specific unit.
Recent closings at this building, curated by The Roebling Team research desk. Apartment-level facts are independently verified before publishing; sale prices reflect the recorded transfer amount at the NYC Department of Finance.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Aug 12, 2025 | 14E | 1 BR · 2 BA · 1,400 sf | $2,775,000 | $1,982/sf | -20.6% |
| Aug 1, 2025 | 9A | 1 BR · 1 BA · 860 sf | $1,500,000 | $1,744/sf | -3.2% |
| Jun 24, 2025 | 8F | 1 BR · 1 BA · 750 sf | $1,120,000 | $1,493/sf | -6.5% |
| May 28, 2025 | 4D | 2 BR · 2 BA · 1,212 sf | $1,905,000 | $1,572/sf | -23.6% |
| May 19, 2025 | 10A | 859 sf | $1,400,000 | $1,630/sf | off-mkt |
| May 15, 2025 | 12F | 1 BR · 1 BA · 785 sf | $1,600,000 | $2,038/sf | -5.6% |
| Mar 12, 2025 | 15C | 3 BR · 2.5 BA · 1,700 sf | $3,400,000 | $2,000/sf | -8.0% |
| May 15, 2024 | 16A | 2 BR · 2 BA · 1,330 sf | $3,595,000 | $2,703/sf | +0.0% |
Market read. Most recent trades (2025) cleared a median $1,875/sf across 7 sales. Median listing discount 4.4% 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 1-01210-7501) 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 from recorded condo declarations and offering plans.
What to know if you’re buying
The location and views are the thesis. Directly on the museum's park, a block from Central Park, in prime Columbus Avenue position — with protected open frontage to the south.
Condo flexibility applies. Pied-à-terre, subletting, and co-purchasing are permitted, and there is no board interview; closings run on a condominium timeline.
Balconied and park-facing units carry the premium. Verify the specific exposure, balcony, and outlook of any apartment.
Distinguish ask from closed. Asking prices at the building have at times exceeded recent trades; anchor to closed comparables.
Run the cliff thresholds. Larger units transact above the $2M, $3M, and $5M mansion-tax cliffs — run any number through the Mansion Tax Calculator.
What to know if you’re selling
Lead with architecture, location, and views. The Frank Williams spire, the museum-park frontage, and the protected open outlook are the strongest selling points.
Price at the apartment level. Building averages blend a wide range of exposures and balconied and non-balconied lines; recent closed comparables on the specific line should anchor positioning.
Closing timelines are condo-fast. 30–45 days from contract to closing.
Comparable buildings
If you're considering The Park Belvedere, also evaluate:
- 205 West 76th Street (The Bard) — full-service Upper West Side condominium nearby
- 200 West 88th Street (The Boulevard) — full-service Upper West Side condominium
- 219 West 77th Street (The Level Club) — prewar Upper West Side condominium nearby
- 210 West 78th Street — Upper West Side prewar building comp
- 2373 Broadway (The Boulevard) — full-service Broadway-corridor condominium comp
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Upper West Side — read The Roebling Team Guide to Upper West Side.
Considering a move at The Park Belvedere?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Park Belvedere 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.