418 Central Park West (The Braender)
418 Central Park West, New York, NY 10025
Manhattan Valley, Upper West Side
BBL 1018377501 · BIN 1055310
- Year built
- 1902
- Type
- Condominium
- Units
- 88
- Floors
- 10
- Landmark
- No
Every recorded sale at this building, 2003–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,265
- Listing discount
- 4.5%
- Recorded sales
- 81
- On record
- 2003–2026
The Braender is the last parkfront apartment house of its generation before Central Park West runs out of prewar ambition. Philip Braender put it up in 1902 on the southwest corner of 102nd Street, at the moment when the avenue's speculative builders were still working out what a Central Park West apartment house was supposed to look like. Frederick C. Browne's answer was to try everything at once. The New York Times characterized the result as a complicated, even chaotic mix of French Renaissance, Spanish and Baroque motifs in light stone, brick and terra cotta, and it is genuinely hard to place stylistically — which is exactly why the building is worth looking at. It is a document of the avenue before Emery Roth and the Art Deco twin towers settled the question twenty-five years later.
Browne was also still designing in the long-hall era, before the plan discipline that produced the 1920s parkfront co-ops. The Times recorded one original apartment with a corridor sixty feet long and four feet wide. When the building converted in the mid-1980s the sponsor subdivided a great many of those long-hall layouts, which is why an 1902 building with 72,000 square feet of residential area carries eighty-eight apartments today. The conversion produced a lot of small, oddly shaped units and a handful that kept enough of the original plan to feel like the building they came from. That variance is the single most important thing to understand about pricing here: there is no typical Braender apartment.
Three things distinguish the building from the co-ops on either side of it. It is a condominium, which on this stretch of Central Park West is uncommon and which opens the buyer pool to pied-à-terre, investor and entity purchasers who cannot transact at 415 Central Park West next door or 410 Central Park West one block south. It is not landmarked — the Upper West Side / Central Park West Historic District ends far to the south, so exterior alterations here run through DOB alone. And it carries a concentrated unsold-unit position that a buyer needs to price, which is treated in its own section below.
The location is genuinely parkfront. The building faces the park's northwest quadrant, with the Pool, the Loch and the North Woods directly across the avenue and the Frederick Douglass Circle entrance a short walk north. The B and C at 103rd Street are half a block away; the 1 at 103rd and Broadway is a four-avenue walk west. This is Manhattan Valley pricing on a Central Park West address, which is the entire proposition.
Architecture and unit composition
Ten stories, roughly 72,400 square feet of residential area, on a lot of about 11,800 square feet running along both the avenue and 102nd Street. The building is built to a floor area ratio of 6.13 against the 6.02 permitted for residential use in the R8 district mapped on the lot — a marginal overbuild that reflects 1902 construction predating the zoning, not a variance.
The exterior carries the ninth-floor tile-roofed balconies that give the building its silhouette from the park, and the light stone-and-terra-cotta palette that reads warm against the darker prewar brick of the blocks to the north. The lobby is the best-preserved interior element: white marble paneling and a coffered ceiling with six-pointed stars. The interior courtyard, about seventeen feet wide and open toward Central Park, was originally a formal landscape with hedges, gravel paths and a fountain; it survives as the light and air source for the courtyard-facing lines.
Apartments run from studios and small one-bedrooms carved out of the original long-hall plans through larger two- and three-bedroom configurations, several of them the product of later combinations filed with DOB across the 2000s and 2010s. Ceiling heights and window proportions are 1902 rather than 1925 — generous but not grand. Park-facing lines on the upper floors carry the view that justifies the address; 102nd Street and courtyard lines do not, and the spread between them is wide. Renovation quality varies enormously across the inventory because the building has never had a coordinated capital program touching apartment interiors.
Building operations
The Braender is a modest, self-contained operation rather than a full-service house. Revenue is almost entirely common charges — under $750,000 a year at the most recent audited statement on file, against eighty-eight units — with laundry and late fees making up a small remainder. There is no garage, no commercial income and no fitness center. What the building has instead is low overhead and a fund balance that has grown steadily: members' equity above $3 million and a designated capital reserve in the low $200,000s at the most recent year-end on file, against total liabilities under $140,000.
Capital work has been episodic and façade-driven. Sidewalk sheds and exterior repairs ran in 2000, 2005, 2011 and 2017; a courtyard and boiler-vault slab was rebuilt in 2008–09; underground sanitary and storm sewer lines in the cellar were replaced in 2020; gas risers serving five apartment lines were replaced in 2018; and a tenant laundry room was built and legalized in the cellar in 2019. The building's most recent façade filing under the city's periodic inspection program was reported as safe with a repair and maintenance program in February 2023 and brought to SAFE by a subsequent filing in May 2025 — a clean current status, and worth confirming again at contract.
The financing history is worth a line. The condominium carried a loan that was fully amortized by the end of 2016, funded by a standing debt-service assessment of roughly $135,000 a year alongside a separate $100,000-a-year assessment for property improvements. Buyers should ask the managing agent which of those assessments is still running, at what rate, and against what scope; the audited statements on file settle the history but not the current year. As at many buildings of this vintage, the auditors note that the condominium has not commissioned a reserve study or adopted a funding plan for future major repairs — a disclosure worth reading in full rather than skimming.
Ownership concentration — the thing to underwrite here
This is the structural feature that distinguishes The Braender from every other condominium on upper Central Park West, and it is documented rather than inferred.
A single investor entity, 418 CPW LLC, has held a block of the building's apartments for more than a decade. It acquired twenty units in a single recorded conveyance in September 2012 and has been selling down since. The audited financial statements annexed to the most recent offering-plan amendment on file state that as of each year-end from 2016 through 2019 the entity owned fifteen of the eighty-eight units and contributed approximately 17.7 percent of the condominium's gross common charge revenue. The Department of Finance assessment roll agrees. ACRIS confirms that fourteen unit lots still carry that entity as the last recorded grantee. The amendment identifies it as the Holder of Unsold Units, states that the units are rented, confirms that they are not pledged or mortgaged to secure any loan, and states that the Holder does not control the board.
Two consequences follow, and both belong in a buyer's diligence rather than in a surprise from an underwriter.
Financing. Conventional lenders test established condominiums for single-entity ownership concentration, and the thresholds most commonly applied sit at or just above the level documented here. A concentration in this range does not by itself make a building unwarrantable, but it does mean the answer is lender-specific. Get the condominium questionnaire early, take it to more than one lender, and do not assume that a pre-approval issued against a generic condominium will survive the project review.
Supply. Fifteen-odd rented units in a single hand is a standing inventory pipeline. When those units come to market they come as vacant, unrenovated stock, and they compete with individual resellers. That is not a reason to avoid the building — the entity has been an orderly seller and is current on its obligations per the amendment — but it is a reason to price against the entity's inventory as well as against arm's-length resales.
Everything else about the ownership base is ordinary. All eighty-eight unit lots have transferred by deed, none is classed as a rental unit by the Department of Finance, and recorded transfers since 2016 run to more than sixty distinct, unrelated purchasers — individuals, couples, revocable trusts and small entities. This is a genuine for-sale condominium with one large investor in it, not a rental in a condominium wrapper.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $59,286/yr
- Per unit / month range
- $0 – $56
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
The Braender trades as the value entry to a Central Park West address. Buyers here are paying for the avenue, the park frontage and the condominium form, and accepting a 1902 building without a doorman-and-amenity package in exchange. Pricing is set at the apartment-line level rather than the building level, and the spread between a renovated park-facing upper-floor unit and an unrenovated courtyard or 102nd Street line is one of the widest we see in a building of this size. Condominium pricing on upper Central Park West generally sits below the pre-war cooperative tier immediately south, and The Braender's carrying costs — low common charges, unabated taxes, plus the capital contribution and fuel surcharge — should be modeled together rather than headline common charge alone.
Indexed to the last complete year, the Manhattan Valley and upper Central Park West market has been transacting on condition and exposure rather than on address. Estate and rental-condition units clear when they are priced to the renovation math; finished park-facing apartments clear closer to ask. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent closings 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 |
|---|---|---|---|---|---|
| May 13, 2026 | 22 | 2 BR · 1 BA · 838 sf | $1,060,000 | $1,265/sf | -18.1% |
| Dec 29, 2025 | 48 | 761 sf | $940,088 | $1,235/sf | off-mkt |
| Sep 4, 2025 | 41 | 1 BR · 1 BA · 722 sf | $875,000 | $1,212/sf | -18.6% |
| Sep 3, 2025 | 71 | 2 BR · 1 BA · 1,535 sf | $1,575,000 | $1,026/sf | -4.5% |
| Apr 4, 2025 | 3 | 1 BR · 1 BA · 723 sf | $849,000 | $1,174/sf | +0.0% |
| Mar 21, 2024 | 46 | 1 BR · 1 BA · 464 sf | $515,000 | $1,110/sf | -1.0% |
| Nov 14, 2023 | 59 | 1 BR · 1 BA · 464 sf | $575,000 | $1,239/sf | +0.0% |
| Feb 2, 2023 | 28 | 2 BR · 1 BA · 761 sf | $1,040,000 | $1,367/sf | -13.0% |
Market read. Most recent trades (2026) cleared a median $1,265/sf across 1 sale. Median listing discount 4.5% 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 1-01837-7501) 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
Read the amendment, not the listing. The offering plan has been amended thirty-nine times. The current amendment on file discloses the unsold-unit position, the Holder's board representation and its financial standing. Your attorney should have it before you go to contract.
Line up the lender against the concentration. This is the single most likely source of a broken deal here. Ask the managing agent for the current single-entity ownership percentage and owner-occupancy ratio in writing, and put it in front of the lender before you spend money on an appraisal.
Model the whole carry. Common charges here are low by Manhattan standards, but the capital contribution, the fuel surcharge and any live assessment are real money on a small unit. Run the True Monthly Carrying Cost Calculator against the actual monthly statement, not the marketing figure.
Confirm the assessments. Two standing assessments appear in the statements on file. Find out which are current, when they end, and whether the board has anything queued behind them.
The building is not landmarked — and that cuts both ways. Exterior work does not need LPC approval, which keeps façade cycles cheaper and faster. It also means nothing constrains what happens to the elevation over time.
What to know if you’re selling
Sell the corner, then the apartment. A southwest-corner parkfront position at 102nd Street with the North Woods across the avenue is a distinct product from a Manhattan Valley side-street condominium, and the marketing should say so plainly.
Get ahead of the concentration question. A sophisticated buyer's lender will find it. A seller who supplies the condominium questionnaire, the current amendment and the financial statements up front converts an underwriting surprise into a closed file.
Price the line, not the building. Park-facing upper floors and interior courtyard lines are different assets. Comparables from the wrong line will mis-set expectations in both directions.
Condition decides the outcome. The building has never renovated apartment interiors as a group, so the inventory is heterogeneous. Renovated units clear at premiums; unrenovated units clear when priced against the cost to finish. Run the Renovation Cost Calculator before setting an ask.
Comparable buildings
If you're considering 418 Central Park West, also evaluate:
- 415 Central Park West — the 1926 cooperative immediately south on the same block; the co-op comparison at the same corner of the park
- 410 Central Park West — the 1929 cooperative one block south; prewar parkfront at a similar scale
- 420 Central Park West — the condominium immediately north across 102nd Street; the closest like-for-like on tenure
- 400 Central Park West — the parkfront condominium at 100th Street; the larger full-service alternative nearby
- 392 Central Park West — parkfront building at 99th Street; a step south into more established pricing
- 441 Central Park West — cooperative further north on the avenue; the value comparison
- 455 Central Park West — condominium conversion at the northern end of the avenue; a different conversion vintage
- 478 Central Park West — the northernmost parkfront condominium on the corridor
- 218 West 103rd Street — Manhattan Valley side-street alternative one block west; the off-avenue price comparison
- 306 West 100th Street — the neighborhood's off-avenue prewar stock at lower carry
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Central Park West — read The Roebling Team Guide to Central Park West.
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.
Considering a move at The Braender?
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