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 (floor-adjusted)
- $1,907
- Listing discount
- -1.9%
- Recorded sales
- 333
- On record
- 2015–2026
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.
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
- $87,022/yr
- Per unit / month range
- $0 – $26
- Modeled exposure split equally across 274 units (the city tax-lot count). Not an assessed amount; co-op shareholders are typically charged by share allocation.
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).
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City record last verified September 2026.
421-a Tax Abatement
- Last year of benefit
- FY2037
- Years remaining
- ~12 yrs
- Program
- 421-a (20-year)
A long-dated tax benefit still in place — a meaningful carrying-cost advantage today. Note the eventual step-up toward full taxes when the abatement ends.
Source: NYC Dept. of Finance property-tax exemption records (421-a), refreshed 2026-09-06 · The Roebling Research Library. Confirm the exact step-up schedule on the building’s DOF tax bill. Years shown are NYC tax years, which start July 1 — FY2038 runs July 1, 2037 to June 30, 2038.
The 421-a Expiration Wave — our study of when these benefits expire citywide, and what the resale record shows about pricing as they do.
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, 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 |
|---|---|---|---|---|---|
| Aug 17, 2026 | 9H | 2 BR · 2.5 BA · 1,549 sf | $2,450,000 | $1,582/sf | -5.6% |
| Jul 15, 2026 | 9L | 4 BR · 4.5 BA · 2,831 sf | $5,350,000 | $1,890/sf | off-mkt |
| Jul 6, 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% |
Market read. Most recent trades (2026) cleared a median $1,907/sf (floor-adjusted) across 3 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 -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). 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 One Riverside Park, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| 1 bedroom | 8 | $5,447 |
| 2 bedroom | 20 | $9,500 |
| 3 bedroom | 7 | $14,500 |
37 closed leases, October 2023 to September 2026. Most recent lease September 2026. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
At the recent median sale of $2.9M (11 sales since 2024), a buyer putting 25% down would pay about $117,159 to close, or 4.0% of the price.
- Mansion tax: $36,250
- Mortgage recording tax: $41,869
- Title insurance: $13,050
- Attorneys, lender, building fees, reserves and filings: $25,990
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
Keep up with One Riverside Park and its market
The Roebling Report, monthly: Manhattan sales data and analysis, including buildings like One Riverside Park. Unsubscribe anytime.
We’ll use your email for The Roebling Report and note your interest in this building. See our privacy policy.
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
More Upper West Side buildings
- 50 West 66th Street — 2025 condominium by SLCE Architects
- 50 West 67th Street (The Musicians' Building) — 1916 co-op
- 50 West 96th Street — co-op by George F. Pelham
- 51 West 82nd Street — co-op
- 55 West 95th Street — 1913 co-op
- 56 West 71st Street — 1889 co-op
The neighborhood
For the full corridor — architecture, transit, and pricing across Upper West Side — read The Roebling Team Guide to Upper West 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 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.