41 Central Park West (Harperley Hall)
41 Central Park West / 1 West 64th Street, New York, NY 10023
Lincoln Square, Upper West Side
BBL 1011170029 · BIN 1028137
- Year built
- 1911
- Type
- Cooperative
- Units
- 85
- Floors
- 12
- Landmark status
- Not an individual landmark; in the Upper West Side / Central Park West 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; species and limits not stated
- Doorman
- Full-time doorman
Every recorded sale at this building, 2003–2026
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 2BR median
- $3.3M
- Recent range
- $825K – $15.4M
- Listing discount
- 5.7%
- Recorded transfers
- 68
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at Harperley Hall 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.
Harperley Hall is one of the most architecturally distinctive Arts and Crafts apartment buildings in Manhattan, designed in 1911 by Henry W. Wilkinson as a cooperative "suitable for artists' studios" with the Tonalist painter Dwight Tryon as an equity-position co-founder. Three features combine to give it one of the most-photographed apartment-house facades on Central Park West. The first is that facade itself — a brown-brick facade laid in undulating lozenges that, per Christopher Gray's November 13, 1994 Streetscapes column in The New York Times, form a "carpet-like texture with a handmade character," with glazed tiles in gold, turquoise, and green bursting from the brickwork at intervals, work likely executed by ceramicist Henry Mercer of the Moravian Pottery and Tile Works in Doylestown, Pennsylvania. Beyond it lies a T-shaped central courtyard, the building's entrance set on West 64th Street under a manned guardhouse — a typological cousin to The Dakota's celebrated courtyard eight blocks north. And rounding out its appeal is amenity infrastructure rare on Central Park West: an on-site 11-car garage plus two landscaped rooftop decks, one per wing.
Wilkinson named the building after his ancestral manor house in Northumberland, England.
Architecture and unit composition
Wilkinson, who took an equity position alongside Tryon, designed Harperley Hall as a cooperative for artists' studios. Christopher Gray's November 1994 Streetscapes column describes the building as "in every way distinct from the usual cookie-cutter design." The defining gesture is the T-shaped central courtyard with the entrance on West 64th Street under a manned guardhouse. A wrought-iron fence and landscaped setback along Central Park West form a moat-like buffer at the avenue.
The building also features a continuous balcony curving around the Central Park West corner two floors below the cornice, multiple wrought-iron Juliet balconies, and broad band courses above the third floor. Many apartments retain original wood-burning fireplaces.
The original 1911 cooperative configuration failed in 1941 and the building reverted to rental ownership. The current cooperative was reorganized in 1983.
Building operations
Harperley Hall operates as a full-service Lincoln Square cooperative with the following operational baseline:
- Full-time doorman
- 24-hour manned gatehouse at the West 64th Street courtyard entrance
- Live-in superintendent
- On-site 11-car garage
- Two landscaped rooftop decks (one per wing)
- Bicycle storage
- Central laundry
- Basement storage
- Wood-burning fireplaces in many apartments
The manned gatehouse and the on-site 11-car garage combine to produce one of the most distinctive operational profiles on Central Park West south of 72nd Street.
Policy framework
Verified across architectural coverage, Compass building documentation, and broker reporting:
- Pets: Allowed
- Pied-à-terre: Reportedly mixed across sources — historically described as restrictive, more recent listings indicate case-by-case allowances. Verify directly with Midboro Management.
- Financing maximum: 50% (minimum 50% down)
- Flip tax: 2% of sale price, buyer-paid
- Subletting: Board approval required
- Trust ownership: Generally case-by-case
- LLC ownership: Not typical; co-op boards along CPW typically require natural-person ownership with named guarantors
- Foreign buyer: Has closed with standard Manhattan co-op post-closing liquidity expectation (typically 2x to 3x annual housing cost)
- Post-closing liquidity: Substantial reserves customary
- Board interview: Required
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 conditionsBoard approvalSource: The Roebling Team's building profile
- Pied-à-terre ownership
- Permitted with conditionsCase by case, board discretionSource: The Roebling Team's building profile
Considering an apartment here? Send Corey the listing to discuss the sublet and pied-à-terre rules for that apartment.
Own an apartment here? Request an apartment-specific pricing review.
Pets and in-unit washer/dryer
- Pets
- Pets permitted; species and limits not statedLimits statedSource: The Roebling Team's building profile
- In-unit washer/dryer
- Not verified
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
- $1,052 per room a monthMedian of 4 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
- Full-time doormanSource: 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, garage, bike storage, 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.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $13,678/yr
- Per unit / month range
- $0 – $14
- Modeled exposure split equally across 82 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 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, 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 — 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
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 |
|---|---|---|---|---|---|
| Sep 1, 2026 | 1A | 3 BR · 2 BA | $2,650,000 | -5.4% | |
| Jun 29, 2026 | 4E | 1 BR · 1 BA | $825,000 | +37.7% | |
| Jan 27, 2026 | 11A | 6 BR · 4.5 BA · 5,600 sf | $15,400,000 | $2,750/sf | -8.9% |
| Oct 21, 2025 | 9G | 1 BR · 1 BA | $2,150,000 | -6.5% | |
| Oct 30, 2024 | 9B | 2 BR · 2 BA | $3,850,000 | -1.3% | |
| Aug 30, 2023 | 10B | 2 BR · 2 BA | $5,400,000 | -1.8% | |
| Jul 24, 2023 | 9G | 1 BR · 1 BA | $850,000 | +0.0% | |
| Jun 20, 2023 | 6EF | 2 BR · 2 BA | $2,345,000 | -6.0% |
Market read. Most recent trades (2026 to date) cleared a median $2,046/sf (floor-adjusted) across 1 sale. 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 4.2% 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 1-01117-0029). 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 Harperley Hall and nearby.
At the recent median sale of $2.65M (5 transfers since 2024), a buyer putting 25% down would pay about $47,675 to close, or 1.8% of the price.
- Mansion tax: $33,125
- No mortgage recording tax or title insurance on a co-op purchase
- Attorneys, lender, building fees and filings: $14,550
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
Keep up with Harperley Hall and its market
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Notable residents
- Madonna lived at Harperley Hall for several years. The building was the subject of a 2011 New York Law Journal article when New York State Supreme Court Justice Louis York allowed an upstairs neighbor's nuisance and warranty-of-habitability claims over loud music to proceed against Madonna, the building's board, and Midboro Management. Madonna subsequently sold and moved to a townhouse on the Upper East Side.
- Henry W. Wilkinson (architect) and Dwight Tryon (Tonalist painter) — founding cooperative shareholders.
What to know if you’re buying
The Arts and Crafts facade and the Henry Mercer Moravian tile work are structurally unique on Central Park West. No peer building carries the same architectural identity.
The on-site 11-car garage is materially advantageous for a CPW cooperative. Garage allocation transfers and pricing should be verified at the apartment level.
The 24-hour manned gatehouse and the T-shaped courtyard configuration are operationally distinctive. Plan walkthrough timing to evaluate.
The pied-à-terre policy is reportedly mixed. Verify directly with Midboro Management before structuring an offer.
The 50% financing maximum and 2% buyer-paid flip tax are operational realities. Factor into carrying-cost and net-proceeds calculations.
The Madonna nuisance litigation is well-documented institutional context. Buyers should understand the board's posture on noise complaints — the 2011 case established that the board, building, and managing agent can be named in unit-level nuisance claims.
Closing timelines are cooperative-standard. Plan for 6 to 10 weeks from contract through board approval to closing.
What to know if you’re selling
Marketing should emphasize the Arts and Crafts facade, the Henry Mercer Moravian tile work, and the Dwight Tryon co-founder pedigree. All three are real structural advantages over peer Lincoln Square / CPW cooperative inventory.
The on-site 11-car garage and the two landscaped rooftop decks are real amenity features. Position accordingly.
The Wilkinson architectural credential and the LPC-protected exterior identity support premium positioning. Reference where appropriate.
Pricing should reference active high-end inventory and recent closings. Apartment-line-specific comparables should anchor positioning.
Closing timelines are cooperative-standard.
Comparable buildings
If you're considering Harperley Hall, also evaluate:
- 65 Central Park West — Emery Roth 1927; immediate Lincoln Square CPW peer
- 1 Central Park West (Trump International) — Kondylis 1995 condo; immediate CPW condo peer
- 15 Central Park West — Robert A.M. Stern 2008; trophy CPW condo peer
- 25 Central Park West (The Century) — Cody / Delamarre 1931 Art Deco; nearby CPW peer
- 55 Central Park West — Schwartz & Gross 1929; nearby CPW peer
Sources: The Roebling Research Library (offering plans, house rules, financial statements, board minutes, internal transaction records); NYC Department of Finance recorded transfers; publicly recorded NYC building data.
More Central Park West buildings
- The Century (25 Central Park West) — 1931 condominium by Jacques Delamarre with Irwin S. Chanin
- 28-30 West 74th Street — 1902 co-op
- 34 West 72nd Street (The Bancroft) — 1926 co-op by Emery Roth
- The Prasada (50 Central Park West) — 1907 co-op by Charles W. Romeyn & Henry R. Wynne
- 55 Central Park West — 1929 co-op by Schwartz & Gross
- 65 Central Park West — 1927 co-op by Emery Roth
The neighborhood
For the full corridor — architecture, transit, and pricing across Central Park West — read The Roebling Team Guide to Central Park West.
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 Harperley Hall?
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