One Riverside Park (50 Riverside Boulevard)
50 Riverside Boulevard, New York, NY 10069
Lincoln Square, Upper West Side
BBL 1011717509 · BIN 1089742
- Year built
- 2012
- Type
- Condominium
- Units
- 219
- Floors
- 33
- Landmark
- No
- Amenities
- More than 50,000 square feet of amenities anchored by La Palestra (a roughly 40,000-square-foot athletic club and spa reached via a private connection), with a 75-foot indoor pool, a climbing wall, basketball and squash courts, a two-lane bowling alley, a golf simulator, a spa, and a pet spa; plus 24-hour doorman and concierge, live-in resident manager, children's playroom, screening room, entertainment room with catering kitchen, landscaped courtyard, an 8th-floor outdoor deck with barbecue, on-site garage, bike room, and private storage
- Pets
- Pet-friendly (cats and dogs); dedicated pet spa on-site
- Flip tax
- None documented — verify against the by-laws at offer stage
Every recorded sale at this building, 2015–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $2,362
- Listing discount
- -1.9%
- Recorded sales
- 411
- On record
- 2015–2026
One Riverside Park is Extell's contribution to the southern end of Riverside South — the last major tower the developer built on the former New York Central 60th Street rail yard, following its earlier Riverside South towers (the Avery, the Rushmore, and the Aldyn). Completed in 2015 to a Goldstein, Hill & West design with interiors by Shamir Shah, it is the glassiest of the corridor's buildings, a contemporary curtain-wall tower rising directly from Riverside Park South with Hudson River views beyond. Where the first Riverside South towers read as early-2000s masonry, One Riverside Park is unmistakably new-development product.
The building carries a piece of New York housing-policy history in its address. Originally addressed as 40 Riverside Boulevard, the project became the flashpoint of the 2013 "poor door" controversy — the plan's use of separate entrances for market-rate condominium owners and affordable-rental tenants drew national coverage and a policy backlash. Extell rebranded the condominium to 50 Riverside Boulevard in the aftermath; the physically separate affordable-rental portion retained the 40 Riverside address and is not part of the condominium. Buyers should understand that the condominium at 50 Riverside is a distinct ownership building from that rental component.
What buyers are actually purchasing is new-development scale and amenity depth on the park, with a tax advantage. The La Palestra-anchored amenity package is among the most extensive on the corridor, and the 421-a abatement holds taxes down for years yet — a meaningful carrying-cost benefit that sets the building apart from its un-abated neighbors.
Architecture and unit composition
The 33-story glass tower rises from a sculpted base on Riverside Park South, its curtain wall giving it the corridor's most contemporary silhouette. The 219 residences run from one-bedrooms through seven-bedroom penthouses, with Miele appliances, custom millwork, and vented in-unit washer-dryers in the original specification. West- and park-facing lines carry Hudson River and Riverside Park South exposures; the sculpted massing gives many units generous glass frontage.
As a 2015-vintage new-development building, condition across the resale inventory is more uniform than in the corridor's older towers, though renovation and combination work does appear in the larger and penthouse lines. Ceiling heights and proportions reflect the current luxury-condominium standard.
Building operations
Full-service condominium with one of the deepest amenity programs on the corridor: the La Palestra athletic club and spa (roughly 40,000 square feet, reached via a private connection) with a 75-foot indoor pool, a climbing wall, basketball and squash courts, a two-lane bowling alley, a golf simulator, a spa, and a pet spa — plus 24-hour doorman and concierge, a live-in resident manager, a children's playroom, a screening room, an entertainment room with catering kitchen, a landscaped courtyard, an 8th-floor outdoor deck with barbecue, an on-site garage, a bike room, and private storage. The 421-a abatement is a defining operating feature — it holds property taxes materially below market for the remaining term. Confirm the current amenity-access structure, the remaining abatement schedule, and the managing agent's requirements 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 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.
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 →Management & transfer contacts
- Sublet policy
- Allowed
- Notable fees
- Working capital contribution ~2 months common charges; short-term rentals & AirBnB not allowed
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 |
|---|---|---|---|---|---|
| Jul 7, 2026 | 10L | 4 BR · 4.5 BA · 2,831 sf | $6,550,000 | $2,314/sf | -9.0% |
| Sep 25, 2025 | PH2A | 6 BR · 7.5 BA · 6,168 sf | $17,988,000 | $2,916/sf | off-mkt |
| Sep 9, 2025 | 4R | 1 BR · 1.5 BA · 836 sf | $1,315,000 | $1,573/sf | -10.8% |
| Aug 22, 2025 | 28A | 4 BR · 4.5 BA · 3,190 sf | $7,200,000 | $2,257/sf | -4.0% |
| Aug 5, 2025 | 4E | 2 BR · 2.5 BA · 1,373 sf | $2,036,500 | $1,483/sf | off-mkt |
| Jul 25, 2025 | 19F | 2 BR · 2.5 BA · 1,343 sf | $2,300,000 | $1,713/sf | -7.6% |
| Nov 13, 2024 | 18C | 3 BR · 3.5 BA · 1,610 sf | $2,900,000 | $1,801/sf | -3.3% |
| Oct 23, 2024 | 30B | 4 BR · 4.5 BA · 3,348 sf | $7,000,000 | $2,091/sf | -6.7% |
Market read. Most recent trades (2026) cleared a median $2,362/sf across 1 sale. Median listing discount -1.9% over ask.
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 1-01171-7509) 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
The tax abatement is a real, quantifiable benefit. The 421-a abatement holds property taxes down through the mid-2030s, materially lowering total carry versus un-abated corridor comps — but it steps down and eventually burns off. Model the full abatement schedule with the True Monthly Carrying Cost Calculator so you understand the post-abatement number, not just today's.
This is the condominium at 50 Riverside — not the rental at 40. The affordable-rental component is a physically separate building. Confirm you are transacting on the condominium.
The amenity package is a genuine differentiator. The La Palestra club is among the most extensive on the corridor. For amenity-driven buyers, it is a real part of the value; confirm the current access structure and any associated fees.
Condominium mechanics keep closings clean. Financing (20% minimum down typical), pied-à-terre use, and subletting are permitted under the condominium framework — confirm current sublet terms against the managing agent's application.
What to know if you’re selling
Lead with the abatement and the amenities. The tax advantage and the La Palestra club are the building's clearest differentiators against older corridor comps; present the remaining abatement schedule transparently.
Anchor on same-line new-development comps. Price against the corridor's newer product rather than the older established towers; the building sits at the top of the corridor's resale band for its vintage.
Frame the park position. West- and park-facing lines carry the premium; market them on Riverside Park South and Hudson exposure.
Comparable buildings
If you're considering One Riverside Park, also evaluate:
- 80 Riverside Boulevard (The Rushmore) — the adjacent Extell-generation condominium; the closest like-for-like comparable
- 220 Riverside Boulevard and 200 Riverside Boulevard — the corridor's first-generation established condominiums to the north
- One West End — Riverside Center new development; the modern-product peer
- Waterline Square — the corridor's newest trophy complex
- 200 Amsterdam Avenue — the corridor's top-tier new condominium a few blocks east
- 100 Riverside Drive — the pre-war Riverside co-op alternative
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Upper West Side — read The Roebling Team Guide to Upper West Side.
Considering a move at One Riverside Park?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at One Riverside Park 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.