478 Central Park West (478–480 Central Park West)
478 Central Park West, New York, NY 10025
Manhattan Valley, Upper West Side
BBL 1018447501 · BIN 1055724
- Year built
- 1900
- Type
- Condominium
- Units
- 51
- Floors
- 7
- Landmark
- No
- Amenities
- Fitness room, children's playroom, central laundry, bike storage, private storage
- Pets
- Condominium framework applies; verify house rules with the managing agent
Every recorded sale at this building, 2013–2024
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,248
- Listing discount
- 8.2%
- Recorded sales
- 34
- On record
- 2013–2024
Central Park West is overwhelmingly a cooperative avenue, and its condominiums cluster at the corridor's two ends. At the northern end, 478–480 Central Park West is the pre-war exception: a matched pair of 1900-vintage Renaissance Revival buildings, gut-renovated and converted to a single boutique condominium with first closings in 2013, holding direct, unobstructed Central Park frontage opposite the park's wooded northern blocks. The view asset is structural — nothing can be built between the front line of apartments and the park — and the ownership structure is the flexible one, in a stretch of the avenue where most pre-war alternatives are co-ops with boards.
The conversion story explains the product. The sponsor (Jobman 478/480 LLC, for owner-developer Mann Realty) filed the plan in the 2008 cycle and delivered the buildings after a full gut renovation — new gas boiler plant, new laundry, basement fitness room, and sponsor-finished interiors with quarter-sawn oak, stone baths with heated floors, and central air. Buyers therefore get pre-war envelope and proportions with 2013-era systems, a combination the avenue's grand co-op stock to the south delivers only after an owner-funded renovation.
The two buildings hold two different products under one condominium, and the distinction drives pricing. Per the unit schedule on file in The Roebling Research Library, 478 carries 23 predominantly three- and four-bedroom residences of roughly 1,200 to 2,100 square feet — genuine family scale — while 480 carries 28 compact studios through three-bedrooms of roughly 420 to 1,400 square feet. The same address therefore serves both the family buyer priced out of the avenue's mid-corridor and the entry or investor buyer who wants park-front condominium mechanics at the lowest absolute prices on Central Park West.
Architecture and unit composition
The pair rises seven stories across a 100-foot blockfront, the two buildings composed as mirrored halves with separate entrances at 478 and 480. The Renaissance Revival fabric — masonry base, ordered window bays, projecting cornice line — survives at the exterior; the interiors are the conversion's work. Front-line apartments face east over the avenue to the park's North Woods and Great Hill stretch, the wildest and least built-up edge of Central Park; rear lines face the block interior. Layouts at 478 run to true bedroom counts with defined kitchens and dining areas rather than loft-style open plans; 480's smaller lines are efficient compacts. Common-interest allocations for every unit are documented in the schedule on file.
Building operations
Service is boutique-scaled: a part-time doorman rather than 24-hour staffing, a live-in superintendent, and a compact amenity set — fitness room, children's playroom, central laundry, bike and private storage. The boiler plant was converted to gas at the renovation. Buyers comparing against the avenue's full-service co-ops should price the staffing difference both ways: lower carrying costs, thinner front-desk coverage. The condominium's unit schedule is on file in The Roebling Research Library; current by-laws, house rules, and financial statements should be obtained from the managing agent during diligence.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $0 (under cap)
- Per unit / month range
- —
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 before the next inspection cycle. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
QEWI = Qualified Exterior Wall Inspector — the licensed engineer the city requires to sign the report (the independent expert, not the managing agent). Source: NYC DOB facade filings (FISP) · The Roebling Research Library.
See the full facade history →Recent sales
Recent closings at this building, curated by The Roebling Team research desk. Apartment-level facts are independently verified before publishing; sale prices reflect the recorded transfer amount at the NYC Department of Finance.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Jun 7, 2024 | 4D | 4 BR · 3 BA · 2,076 sf | $2,575,000 | $1,240/sf | -12.7% |
| Mar 2, 2023 | 6A | 3 BR · 2 BA · 1,521 sf | $2,215,000 | $1,456/sf | off-mkt |
| Sep 30, 2022 | 1A | 3 BR · 2.5 BA · 1,638 sf | $2,250,000 | $1,374/sf | -2.1% |
| May 26, 2022 | 2A | 3 BR · 1,521 sf | $2,225,000 | $1,463/sf | off-mkt |
| May 28, 2021 | 2B | 3 BR · 2 BA · 1,557 sf | $2,240,000 | $1,439/sf | off-mkt |
| Jan 23, 2020 | 7A | 3 BR · 2 BA · 1,521 sf | $2,300,000 | $1,512/sf | -9.8% |
| Mar 16, 2017 | 1B | 2 BR · 2 BA · 1,400 sf | $1,875,000 | $1,339/sf | -5.8% |
| Jan 13, 2017 | 2B | 3 BR · 2 BA · 1,557 sf | $2,550,000 | $1,638/sf | +0.0% |
Market read. Most recent trades (2024) cleared a median $1,248/sf across 1 sale. Median listing discount 8.2% 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 1-01844-7501) 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
Know which building you're buying. 478 and 480 are one condominium but two products — family-scale simplexes versus compact lines. Comparables, carrying costs, and buyer competition differ accordingly; anchor your underwriting to the correct half of the unit schedule.
The view math is the value math. Front-line units face protected parkland across the avenue; rear lines do not. The park-front premium here is rational because it cannot be diluted — but pay it only on lines that actually carry the exposure.
Condo mechanics are the structural advantage. No board interview, conventional financing norms, and leasing flexibility under the condominium framework — materially wider latitude than the surrounding pre-war co-op stock. Confirm current leasing rules and any board right of first refusal with the managing agent.
Calibrate the service expectation. A part-time doorman is not 24-hour coverage. Buyers for whom staffing is decisive should weigh that against the carrying-cost saving.
Underwrite the 2013 systems, not the 1900 date. The gut renovation reset the mechanical clock — gas boiler, central air, new finishes — but the building is now a decade-plus past conversion; have your attorney review the financials and any capital schedule for the next cycle.
Transit reality: the B/C at Cathedral Parkway–110th and 103rd Street stations frame the block, with the 1 train at Broadway a longer walk west. Price your own commute honestly.
What to know if you’re selling
Market the scarcity precisely. Pre-war envelope, park frontage, condominium mechanics — on Central Park West that combination is thin at any price, and at this price tier it is nearly unique. Name the structural facts rather than the adjectives.
Anchor to line-specific comparables. The spread between park-front 478 family lines and rear 480 compacts is the widest in the building's own history. Building-average price per foot is not a useful anchor; same-line and same-exposure history is.
Position against both markets. Your buyer is cross-shopping the avenue's co-ops to the south (more service, more board) and Manhattan Valley's newer condos to the west (more amenities, no park). The pitch is the only thing neither offers: protected park views with condo flexibility.
Mansion tax thresholds shape offers at 478's price points. Run the Mansion Tax Calculator at the intended ask and understand where the cliffs sit before pricing.
Comparable buildings
If you're considering 478 Central Park West, also evaluate:
- 415 Central Park West (The Central Park View) — 1926 pre-war co-op at 101st Street; the co-op alternative on the avenue's northern blocks
- 400 Central Park West — 1960 condominium at 100th Street; the post-war condo alternative with fuller staffing
- 392 Central Park West — 1960 building converted to condominium in 1991
- 382 Central Park West (The Olmsted) — 1961 condominium on the park blocks south of 100th
- 372 Central Park West (The Vaux) — 1961 condominium; with the Olmsted, the corridor's post-war condo pair
- 336 Central Park West — 1929 pre-war co-op; the pre-war step-up toward the mid-corridor
- 322 Central Park West (The Cherbourg) — 1926 Blum brothers co-op; pre-war character at the corridor's middle tier
- The Eldorado (300 Central Park West) — the twin-towered Art Deco benchmark to the south, for calibration upward
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Central Park West — read The Roebling Team Guide to Central Park West.
Considering a move at 478 Central Park West (478–480 Central Park West)?
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