455 Main Street (Riverwalk Place)
455 Main Street, New York, NY 10044
BBL 1013737501 · BIN 1087189
- Year built
- 2004
- Type
- Condominium
- Floors
- 16
- Amenities
- Attended lobby, fitness center, roof deck, bicycle room, central laundry, and live-in resident manager per listing and architectural records; a children's playroom appears in some listing records — verify current facilities
- Land
- Ground lease; the building sits on leased land
- The Roebling Team's building profile
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Doorman
- Full-time doorman
Every recorded sale at this building, 2006–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2026 to date
- $929
- floor-adjusted, 4 sales
- Listing discount
- 3.6%
- Recorded sales
- 343
- On record
- 2006–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at Riverwalk Place 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.
Riverwalk Place was the building that brought condominium ownership to modern Roosevelt Island. The island's housing stock was built in the 1970s as a state-sponsored rental and Mitchell-Lama community; when RIOC designated the Related/Hudson joint venture in 1997 to develop Southtown — the nine-building Riverwalk master plan at the island's southern end — 455 Main Street became its for-sale anchor, offered in September 2004 with 230 residential units. For buyers, that history matters structurally: this is one of a very small number of condominium buildings on an island otherwise dominated by rentals and legacy co-op stock, and it sits at the island's southern transit cluster, near the Roosevelt Island subway station and tram.
The Cornell connection is written into the building's DNA. Eighty-eight of the 230 units were conveyed to Cornell University at the plan stage — the offering plan on file states it plainly — and the university's medical-campus housing presence (formalized years before the Cornell Tech campus opened on the island in 2017) gives the building a stable institutional ownership block and a steady population of physicians and academics. The Cornell Tech campus a short walk south has since added a second institutional gravity well, along with the island's strongest argument for long-term demand.
Evaluate transit access alongside dated prices and carrying costs. Roosevelt Island is one stop from Lexington Avenue/63rd Street on the M weekdays from 6 a.m. to 9:30 p.m., with the F serving the station at other scheduled times; check current service changes. The tram lands at 59th Street and Second Avenue; and the ferry connects to Astoria and points along the East River. Compare dated, matched sales with post-2000 Upper East Side condominiums, adjusting for leasehold terms, size, condition and carrying costs. Western exposures look toward the Manhattan skyline, Queensboro Bridge towers and tram cabins; those features do not establish a persistent discount. Visit Main Street’s commercial area and assess actual noise, services and travel routes from the apartment.
Architecture and unit composition
The design, credited by the developer to Gruzen Samton Architects with SLCE Architects, is a pragmatic 16-story tower (recorded as 18 stories in some records) with an unusual 18-sided plan and a large angled east-side setback — geometry that multiplies corner conditions and angled living-room walls through the line stock. Apartments run from studios and one-bedrooms around 600–850 square feet through two-bedrooms near 1,000 square feet and three-bedroom lines around 1,400 square feet per listing records, many with entry galleries and defined dining areas. West-facing homes look toward the river, skyline, bridge and tram; assess the price contribution of that outlook through dated, matched sales. Ninety-two storage bins were offered with the original plan; storage availability today should be confirmed with the managing agent.
Building operations
The building operates as a full-service condominium scaled to its size: attended lobby, live-in resident manager, fitness center, roof deck, bike room, and central laundry. The sponsor structure — with retained rental rights and the Cornell block — means the ownership mix has always blended owner-occupants, institutional units, and rentals; the current ratio, budget, and board composition are standard diligence questions we run through the managing agent. The offering plan, its amendments, and the RIOC lease exhibit are on file in The Roebling Research Library and available to clients during diligence.
The ground lease is the headline diligence item. Roosevelt Island's land is city-owned and administered by RIOC under a master lease that runs to 2068, and the building sits on a ground lease within that framework — the lease agreement is an exhibit to the offering plan on file. Ground-lease buildings carry their own underwriting questions: how ground rent flows through common charges, what happens at reset or expiration horizons, and how lenders treat the remaining term. None of this is exotic — it is the standard condition of the island — but your attorney should review the lease terms, and financing should be arranged with a lender familiar with Roosevelt Island product.
Application and transaction fees
Fees below are from building management's published schedule, as of September 2026. They are shown as published, item by item; no total is added because the total depends on the transaction. Deposits are listed apart from nonrefundable charges.
Purchase
10 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Non-refundable Capital Contribution | Paid by Buyer | When With the application | Amount Equivalent to two (2) months common charges. | Refundable Non-refundable |
| Non-refundable Credit Check FeePer applicantRequired | Paid by Buyer | When With the application | Amount $150 per applicant | Refundable Non-refundable |
| Non-refundable Move In Fee | Paid by Buyer | When With the application | Amount $350 | Refundable Non-refundable |
| Non-refundable Processing Fee | Paid by Buyer | When With the application | Amount $550 | Refundable Non-refundable |
| Non-refundable Yearly Dog FeeRecurring | Paid by Buyer | When With the application | Amount $100 for first dog and $50 for additional dog | Refundable Non-refundable |
| Non-refundable Capital Contribution | Paid by Seller | When With the application | Amount Equivalent to two (2) months common charges. | Refundable Non-refundable |
| Non-refundable Move Out Fee | Paid by Seller | When With the application | Amount $350 | Refundable Non-refundable |
| Legal Fees in connection with review of documents related to the purchase by a Trust, or any other entity purchase | Paid by Buyer | When At closing | Amount To be determined | Refundable Non-refundable |
| Non-refundable Administrative Fee | Paid by Seller | When At closing | Amount $350 | Refundable Non-refundable |
| Riverwalk Resale - required to be submitted under separate cover | Paid by Seller | When With the application | Amount In the form of a bank check only payable to Roosevelt Island Operating Corp. to the Transfer Agent | Refundable Non-refundable |
Rental or lease
9 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Non-refundable Credit Check FeePer applicantRequired | Paid by Landlord | When With the application | Amount $150 per applicant and all adult occupants | Refundable Non-refundable |
| Non-refundable Move Out FeeConditional | Paid by Landlord | When With the application | Amount $350 (if applicable) | Refundable Non-refundable |
| Non-refundable Sublet Fee | Paid by Landlord | When With the application | Amount $450 for studio/1 bedroom unit or $550 for two bedroom/larger unit | Refundable Non-refundable |
| Non-refundable Move In Fee | Paid by Tenant | When With the application | Amount $350 | Refundable Non-refundable |
| Non-refundable Move Out Fee | Paid by Tenant | When With the application | Amount $350 | Refundable Non-refundable |
| Non-refundable Processing Fee | Paid by Tenant | When With the application | Amount $350 | Refundable Non-refundable |
| Non-refundable Yearly Dog FeeRecurring | Paid by Tenant | When With the application | Amount $100 for first dog and $50 for additional dog | Refundable Non-refundable |
Lease renewal
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Processing Fee | Paid by Tenant | When With the application | Amount $350 | Refundable Non-refundable |
| Yearly Dog FeeConditional · RecurringConditions: If applicable | Paid by Tenant | When With the application | Amount $100.00 for the first dog and $50.00 for additional dog | Refundable Not stated |
Management updates its schedule without a public filing. The date is when management last updated the page, not when a rule changed. Confirm the current schedule with management before you apply.
Considering an apartment here? Send Corey the listing to discuss the building's costs and purchase requirements.
Own an apartment here? Request an apartment-specific pricing review.
Monthly carrying charges in recent sales
- Common charges + taxes, per room
- $279 per room a monthMedian of 4 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges + taxes, per square foot
- $1.14 per square foot a monthMedian of 4 recorded sales since October 2023Source: recorded sales, refreshed October 2026
Common charges plus real estate taxes, combined into one monthly figure the way New York condominium listings show them. Add a mortgage payment for the monthly outlay. A summary of recorded sales, not a current bill; charges change.
Building staffing and amenities
- Doorman
- Full-time doormanSource: recent listing records
- Concierge
- YesSource: recent listing records
- Attended lobby
- YesSource: The Roebling Team's building profile
- Live-in superintendent
- YesSource: The Roebling Team's building profile
- Elevator
- YesSource: NYC Department of Buildings elevator records
- Amenities noted
- Fitness room, playroom, roof deck, bike 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. Outdoor space, parking and some facilities can belong to particular apartments or to a separate owner; confirm access for the specific apartment.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $114,565/yr
- Per unit / month range
- $0 – $42
- Modeled exposure split equally across 230 units (the residential count on the city's lot record). Not an assessed amount; condominium owners are typically charged by each unit's common-interest percentage.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed 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. A filed Safe grade is not a guarantee of current condition: owners still maintain the facade and, where required, observe parapets each year. Future inspection timing (Local Law 49 of 2025 changed the cycle framework from October 1, 2026), repair and any assessment decisions remain building-specific.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — a licensed professional engineer or registered architect who meets DOB’s FISP qualifications and signs the report (the independent expert, not the managing agent).
Penalties shown are amounts DOB assessed against filings on record across 2010–15 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 data last refreshed September 2026.
Management & transfer contacts
- Sublet policy
- Sublet fee $450 (studio/1BR) or $550 (2BR+)
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.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Sep 4, 2026 | 11G | 1 BR · 1 BA · 670 sf | $780,000 | $1,164/sf | -2.5% |
| Sep 2, 2026 | 10M | 2 BR · 2 BA · 1,138 sf | $1,950,000 | $1,714/sf | -2.3% |
| Jun 16, 2026 | 4K | 1 BR · 1.5 BA · 879 sf | $790,000 | $899/sf | -10.2% |
| Apr 10, 2026 | 16A | 1 BR · 1 BA · 737 sf | $770,000 | $1,045/sf | -9.4% |
| Sep 25, 2025 | 3D | 1 BR · 1 BA · 700 sf | $755,000 | $1,079/sf | -8.5% |
| Jul 31, 2025 | 15G | 1 BR · 1.5 BA · 794 sf | $860,000 | $1,083/sf | -4.3% |
| Jun 24, 2025 | 15F | 1 BR · 1.5 BA · 861 sf | $880,000 | $1,022/sf | -4.3% |
| Aug 16, 2024 | 5K | 1 BR · 1.5 BA · 879 sf | $880,000 | $1,001/sf | -11.8% |
Market read. Most recent trades (2026 to date) cleared a median $929/sf (floor-adjusted) across 4 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 3.6% 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 1-01373-7501; 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.
Closed rents at Riverwalk Place, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| Studio | 2 | $3,525 |
| 1 bedroom | 9 | $3,850 |
| 2 bedroom | 3 | $5,500 |
14 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.
What would your apartment rent for?
The figures above are the building's closed leases. Enter your apartment and I'll send you what yours would rent for, from comparable leases at Riverwalk Place and nearby.
At the recent median sale of $790K (7 sales in the past 24 months, since October 25, 2024), a buyer putting 25% down would pay about $30,317 to close, or 3.8% of the price.
- Mansion tax: $0
- Mortgage recording tax: $11,406
- Title insurance: $3,555
- Attorneys, lender, building fees, reserves and filings: $15,357
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
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What to know if you’re buying
Underwrite the ground lease first. The 2068 master-lease horizon and the building's RIOC lease are the structural facts of ownership here. Have your attorney review the lease exhibit (on file with us) and confirm with the managing agent how ground rent and any reset provisions run through the common charges before you price an offer.
Test the actual commute. The subway reaches Lexington Avenue/63rd Street in one stop; regular service is M weekdays 6 a.m.–9:30 p.m. and F at other scheduled times. The tram reaches 59th and Second, and the ferry provides another option. Check current service and test the complete route at the time you travel.
Know the ownership mix. Cornell's 88-unit block and the sponsor's retained rental rights mean this has never been a purely owner-occupied building. That brings stability and a professional tenant base, but ask the current owner-occupancy and rental figures during diligence — they matter for financing and for board dynamics.
Exposure drives everything. West-facing river lines are the building's product; east-facing lines are its value tier. Price them as different markets.
Calibrate island life honestly. Quiet, green, car-light, with parkland at both ends of the island — and a thin retail strip. Households that want stroller space and river air love it; buyers who need a corner bodega ecosystem should spend a weekend day here first.
What to know if you’re selling
Market the connectivity, not just the views. Describe the subway station and tram adjacency with current service hours, then the apartment's actual river outlook. Cornell Tech is a nearby institution, but its presence does not establish a buyer motive or sales pace.
Get ahead of ground-lease questions. Every well-advised buyer's attorney will ask. We provide the lease exhibit and plan documents from the Research Library at contract stage so the question is answered before it becomes a negotiation.
Price against the island first, Manhattan second. Begin with neighboring Riverwalk condominiums and assess any difference from Upper East Side sales through explicit adjustments, without assuming a discount. Same-line history within the building is thin enough that exposure-adjusted island comps carry the pricing.
Comparable buildings
If you're considering 455 Main Street, also evaluate:
- Riverwalk Court (415 Main Street) — the neighboring Riverwalk condominium; the closest like-for-like comp
- 425 Main Street (Riverwalk Landing) — Riverwalk condo neighbor between the two
- The Octagon (888 Main Street) — the island's landmark-anchored rental alternative at the northern end
- Rivercross (531 Main Street) — the island's legacy co-op; the ownership alternative with a very different policy framework
- Island House (551–575 Main Street) — 1970s Main Street housing stock, the island's original fabric
- Manhattan Park (River Road) — the island's large 1980s rental complex
- 430 East 58th Street — a mainland Sutton-area alternative near the tram's Manhattan terminal
- 167 East 61st Street — the cross-channel UES comparison one subway stop away
More Upper East Side buildings
- 444 East 87th Street — 1905 co-op
- 446 East 86th Street — 1959 co-op
- 450 East 83rd Street (The Cielo) — 2005 condominium by Perkins Eastman
- The Channel Club (455 East 86th Street) — 1986 condominium
- 460 East 79th Street — 1960 condominium
- 502 East 81st Street — condominium
The neighborhood
For the full corridor — architecture, transit, and pricing across Upper East Side — read The Roebling Team Guide to Upper East 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 Riverwalk Place?
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