45 West 67th Street

The building rises 31 storeys on a 150-foot frontage, while apartment floor labels run through 33 and omit 13; that numbering alone does not reconcile the physical story count. The base and the low floors are commercial: retail and a medical office at the first floor and part of the cellar, community-facility space in the cellar, and four full floors of commercial space above, which the Department of Buildings record shows being fitted out as offices across a run of tenant build-outs between 2012 and 2014. The residences occupy floors six through thirty-three above the commercial base. The cited labels do not establish a count of twenty-six residential floors; check the complete approved floor schedule for the physical levels.

The residential mix as marketed runs from studios through three-bedrooms, with duplexes and penthouses at the top of the building; terraces occur on a minority of lines and are carried as limited common elements appurtenant to the units they serve. Apartments at the upper floors on the south side look down the artists' block toward Central Park West; the north side looks over the low-rise 68th Street blockfront. Because the tower rises well above everything between it and the park, the exposure question here is more about floor than about line.

Two things about the roof are worth knowing and are documented in the plan: the cooling tower and the radio and television broadcasting antennas on it are limited common elements of the Commercial Unit, not of the residential section. That is a Lincoln Square building in the broadcast district behaving exactly as one would expect, and it is the kind of detail that only turns up in the declaration.

Tax status and 421-a. The offering plan discloses that an application was filed with the City of New York for real-estate-tax exemption under Section 421-a of the Real Property Tax Law, and describes the phased benefit that would follow if it was granted. The records available do not establish the year the benefit ended. What they do establish is that it is long gone: across every Department of Finance assessment roll published from 2010/11 through 2027, no 421-a exemption appears against any unit lot at this address. The only exemptions on the roll are owner-level — STAR on roughly 40 of the 177 unit lots in the 2010/11 roll, and a comparable handful of owner-level benefits in the current roll. A 421-a benefit attaching to a building completed in 1983–84 would have run its course by the middle of the 1990s under the exemption schedules then in force, well before the earliest published roll. Underwrite the real-estate-tax line at full cost, and do not expect a burn-off schedule to appear in a buyer's diligence.

Capital posture (November 30, 2021 statements on file). The balance sheet reviewed shows no mortgage; individual unit ownership does not establish the absence of association debt. At that fiscal year-end the condominium held cash of roughly $683,000 in operating accounts plus roughly $650,000 in restricted capital reserve funds, against total current liabilities of roughly $231,000 and owners' equity of roughly $1.43 million.

The audited statements for fiscal years ended November 30, 2021 and 2020 record capital assessments of $453,924 and $446,282 for major improvement work. These are historical figures; obtain the current assessment schedule. That work is identified: a Local Law 11 façade project expensed at $478,210 and $348,958 in those two years, following elevator upgrades of $130,870 and boiler upgrades of $66,754 the year before. Department of Buildings records an earlier façade renovation filed in 2007 at roughly $872,000. A buyer should ask whether the current façade cycle is complete, whether the assessment has ended or been renewed, and what the next Local Law 11 filing period requires.

The condominium ran a small operating deficit in the most recent year on file, and its auditors note that it has not commissioned a reserve study of the remaining useful lives of the common property. Building staff are covered by the 32BJ pension and health funds; the pension fund's most recently certified zone status on file was red, with a rehabilitation plan and a surcharge to the condominium.

Commercial and retail participation. The Commercial and Retail Unit owners reimburse the condominium for roughly 25 percent of shared expenses, which amounted to $195,938 in the most recent year on file. The offering plan flags a risk worth reading: the relationship between what those owners pay and the actual expenses attributable to their space can drift over time. It is a footnote, not an alarm, but it is a real feature of a mixed-use condominium and the residential owners cannot renegotiate it unilaterally.

This is the block where PLUTO's historic-district flag is least useful, so we tested it directly. The Landmarks Preservation Commission's own building database carries 29 designated buildings on tax block 1120, all of them contributing to the Upper West Side / Central Park West Historic District, designated April 24, 1990 under LP-01647. On the West 67th Street side of the block those lots run from 1 West 67th Street at the Central Park West corner west to 39 West 67th Street. The district stops there. 45 West 67th Street is the next lot west, and it carries no LPC entry of any kind — no individual designation, no district membership. Architectural records for the building record the same result, and every Department of Buildings filing here is coded not-landmarked.

One further correction, because it circulates widely on this block: the "West 67th Street Artists' Colony Historic District" is a National Register of Historic Places listing from 1985 — a federal honorific carrying no design-review authority. The regulatory jurisdiction over the designated buildings on this street is the city's Upper West Side / Central Park West district. Either way, a tower completed in 1983 is not a contributing building in a 1985 listing, and exterior work at 45 West 67th Street needs no Landmarks review. For an owner that means façade, window and terrace work runs on the ordinary Department of Buildings permit track, subject to zoning and the building's own approvals — usually a cost and schedule advantage over the studio buildings a few doors east, depending on scope.

• Right of first refusal on sales and leases in favour of the Condominium Board, or a third party the Board produces, on the same terms offered to the buyer or tenant. Sponsor-held unsold units were exempt from it. Budget the waiver into every contract timeline.
• No lease of a residential unit for less than six months, which forecloses short-term rental as a matter of the declaration rather than of house rules.
• One family per residential unit.
• Entity ownership permitted — individuals, partnerships, corporations, trusts and estates may hold title, which is the ordinary condominium advantage over a cooperative and matters for foreign buyers, trusts and pieds-à-terre.
• Common charges are assessed on residential common interest; the capital assessment described above is separate and is billed to residential and to commercial and retail owners in their respective shares.
• Pet policy is not addressed in the documents on file. Confirm the current house rules with the managing agent.

Recent sales

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.

Market read. Most recent trades (2026 to date) cleared a median $1,543/sf (floor-adjusted) across 9 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 3.8% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01120-7501; 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.

The right of first refusal is a timeline item — plan for it. Your contract and your lender both need to accommodate the Board's waiver. Ask for the current waiver-request package and the Board's typical turnaround before you set a closing date.

Ask what the capital assessment is doing right now. The 2021 and 2020 statements record roughly $450,000 a year in capital assessments for façade work; they do not establish today's assessment or payment schedule. Whether that assessment is ending, continuing, or about to be replaced by another one is the difference between the carrying cost on the listing and the carrying cost you will actually pay. Run the True Monthly Carrying Cost Calculator with the assessment included, not excluded.

Understand who owns the base of your building. Floors two through five and the retail level are separate condominium units carrying about a quarter of the common interests, and the rooftop broadcast antennas and cooling tower belong to the commercial side. This has worked for four decades; it is still worth understanding before you buy into it.

Do not go looking for a 421-a benefit. It was applied for in 1983 and it is not on any published roll. Price the taxes at full freight.

The landmark answer is a real advantage here. Window replacement, terrace work and façade repairs at this address do not go through Landmarks. If you are comparing this building to a designated cooperative a few doors east, that difference has a cost and a calendar attached to it.

Explain the structure before a buyer's attorney finds it. The three-unit master condominium and the right of first refusal both turn up in the declaration and both surprise buyers who expected a plain condominium. Disclosing them early and accurately reads as competence; having them surface in week three reads as a problem.

Separate common charges from the capital assessment in your marketing. Buyers compare monthly numbers. If your assessment is scheduled to end, say when. If it is not, say that too — the deal that closes is the one where the buyer's arithmetic did not change after contract.

Sell the block, then sell the form. The artists' colony history is a genuine story, and this building sits at the end of it. Then make the ownership case: entity and trust purchase permitted, no board approval on qualification, no historic-district review on exterior work.

Condition is the variable. The building is now more than forty years old and its original interiors read as such. Renovated units clear at premiums; original units clear when priced against the renovation math. Run the Renovation Cost Calculator before setting an asking price.

If you're considering 45 West 67th Street, also evaluate:

• 50 West 66th Street — the new-development condominium tower a block south; the top of this submarket
• 30 West 63rd Street — 30 Lincoln Plaza, the mixed-use condominium facing Lincoln Center; the closest structural analogue
• 20 West 64th Street — One Lincoln Plaza, the large 1970s condominium at the same scale
• 144 Columbus Avenue — One Lincoln Square, the 1990s Columbus Avenue condominium
• 160 West 66th Street — Three Lincoln Center, a 1990s condominium a block south
• 2 Columbus Avenue — the 1998 condominium at the Columbus Circle end of the corridor
• 15 West 63rd Street — The Park Laurel, the turn-of-the-century new-development alternative
• 39 West 67th Street — The Colonial Studios, the designated artists' cooperative four doors east; the alternative in form and era
• 40 West 67th Street — the Candela building across the street, inside the historic district
• 130 West 67th Street — The Toulaine, the 1970s cooperative west of Amsterdam; the same street, outside the district