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
- In a historic district
- 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 (floor-adjusted)
- $1,875
- Listing discount
- 4.4%
- Recorded sales
- 142
- On record
- 1992–2025
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.
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
- Modeled exposure split equally across 148 units (the city tax-lot count). Not an assessed amount; co-op shareholders are typically charged by share allocation.
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 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.
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).
Penalties shown are amounts DOB assessed against filings on record across 2005–10 to 2020–25. The FISP dataset does not record whether they were paid, contested or remain open, so treat the figure as history rather than a current balance and confirm the building’s standing with the managing agent.
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City record last verified September 2026.
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 larger two- and three-bedroom apartments above the one-bedrooms, 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, 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 |
|---|---|---|---|---|---|
| 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 (floor-adjusted) across 7 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 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). 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 The Park Belvedere, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 1 bedroom | 9 | $5,500 |
| 2 bedroom | 6 | $10,750 |
15 closed leases, October 2023 to September 2026. Most recent lease August 2026. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
At the recent median sale of $1.6M (7 sales since 2024), a buyer putting 25% down would pay about $67,610 to close, or 4.2% of the price.
- Mansion tax: $16,000
- Mortgage recording tax: $23,100
- Title insurance: $7,200
- Attorneys, lender, building fees, reserves and filings: $21,310
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
Keep up with The Park Belvedere and its market
The Roebling Report, monthly: Manhattan sales data and analysis, including buildings like The Park Belvedere. Unsubscribe anytime.
We’ll use your email for The Roebling Report and note your interest in this building. See our privacy policy.
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. Check any number against the $2M, $3M, and $5M mansion-tax cliffs in 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
More Upper West Side buildings
- 350 West 71st Street — 1920 condominium
- 380 Amsterdam Avenue (The Gloucester) — 1975 co-op
- 386 Columbus Avenue — 1985 condominium
- Charlotte of the Upper West Side, 470 Columbus Avenue — condominium
- St. John Court, 500 West 111th Street — 1908 co-op by Neville & Bagge
- The Ardnaree, 504 West 111th Street — 1909 co-op by Neville & Bagge
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 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.