545 West 110th Street
545 West 110th Street, New York, NY 10025
BBL 1018827502 · BIN 1088200
- Year built
- 2005
- Type
- Condominium
- Units
- 54
- Floors
- 11
- Landmark
- No
- Amenities
- 24-hour doorman, live-in superintendent, fitness center, landscaped residents' terrace, children's playroom, bicycle storage, on-site parking garage, deeded storage available as separate condominium units
Every recorded sale at this building, 2006–2025
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $1,495
- Listing discount
- 2.6%
- Recorded sales
- 81
- On record
- 2006–2025
Morningside Heights is a neighborhood of 1900s and 1910s apartment houses built for a university that had just moved uptown, and almost nothing new has been added to it. In 2017 the Landmarks Preservation Commission designated the Morningside Heights Historic District, which locked most of the surrounding grid — including nearly every other building on this tax block — against demolition and ground-up construction. 545 West 110th Street was finished eleven years before that designation, on a lot the district does not cover. It is the only substantial piece of modern condominium inventory on the block, and among very few in the neighborhood.
The building is the work of Platt Byard Dovell White, and the design argument is legible from across the street: a seven-story precast concrete and limestone base that holds the cornice line of the prewar buildings on either side, and a four-story glass volume set back above it. The base belongs to the block; the top belongs to the year it was built. Ray Dovell, RA, carried the new-building application, and the same office had filed the storefront and interior alterations on the adjoining lots two years earlier as the site was assembled — the development took the full 150-foot south blockfront between Broadway and Amsterdam.
For buyers, the practical case is straightforward and unusual for the area: full-floor-height glass, ceilings near nine and a half feet, a washer/dryer in the apartment, a 24-hour doorman, an on-site garage, and a fitness center and playroom, two blocks from Columbia and one block from the 1 train at Cathedral Parkway–110th Street. Almost none of the prewar co-ops around it offer any of that combination, and the ones that do are further west on Riverside Drive at a different price.
The building's own city record is the first thing that goes wrong for anyone researching it. PLUTO files the lot under Cathedral Parkway, the Department of Buildings files it under West 110 Street, and ACRIS carries the recorded instruments split across three different renderings of the same address. This is not a curiosity — it is the reason automated valuation output and casual public-records research on this building are so often incomplete. Anyone underwriting here should work from the BBL.
Architecture and unit composition
The massing does two jobs at once. The precast concrete and limestone base runs eleven bays of street wall at the scale of the neighboring 1909 and 1923 apartment houses, and the glass setback above releases the upper four floors from that datum, producing terraces and long open outlooks toward Central Park to the east and the Hudson to the west. Windows run floor to ceiling throughout, which in a building with ceilings near nine and a half feet means a genuine glass wall rather than an oversized punched opening.
Apartments are lettered A through G on the lower and middle floors and A through D on the upper floors as the plate narrows into the setback, with penthouse residences at the top. The mix runs studios through four-bedrooms. Every apartment has a washer/dryer. Storage is deeded rather than assigned — roughly three dozen storage units carry their own condominium lot numbers and transfer separately, which is worth confirming for any specific apartment, because a unit sold without its storage locker is not the same product as a unit sold with one.
The recorded unit-lot schedule is the authority on what this building actually contains. Ninety-three condominium lots cover the apartments, the storage units, the parking spaces, the garage and the retail space. PLUTO's 186-unit figure has no counterpart in that schedule and should be disregarded.
Building operations
The building runs as a full-service condominium: 24-hour doorman, live-in superintendent, fitness center, children's playroom, landscaped residents' terrace, bicycle storage, and an on-site parking garage held as a separate condominium unit. Façade work has been filed on a normal cycle, including a seventh-cycle Local Law 11 inspection and repair program in 2016 with an accompanying sidewalk shed, and a rooftop gas barbecue installation the same year.
Because the retail and garage are separate condominium units rather than common elements, the residential common charge does not carry their operating costs — but it also does not capture their income. Buyers should read the current budget to understand how the commercial units participate in shared expenses, since the split determines what the residential per-foot common charge actually funds.
Real estate taxes — the 421-a burn-off, precisely
This is the fact that most changes the monthly number here, and the public record is unambiguous.
Residential units carried a ten-year 421-a exemption, and it is gone. The Department of Finance assessment rolls record the residential unit lots under exemption code 5110 — 421-a, ten-year, no cap. The exemption ran at its full value through the fiscal 2010/11 roll, then stepped down by twenty percentage points every two years: the exempt value falls again on the 2011/12–2012/13 rolls, again on 2013/14–2014/15, again on 2015/16–2016/17, and reaches its final tier on 2017/18–2018/19. It does not appear on any roll from fiscal 2019/20 forward, and no 421-a exemption appears for these lots in the fiscal 2021 through 2024 exemption detail. Apartments here have been taxed at full assessment since fiscal 2019/20. There is nothing left to phase out, and nothing left to lose.
The commercial units carried a separate benefit, also expired. The garage and retail condominium lots carried a fifteen-year Industrial and Commercial Incentive Program exemption (DOF code 1985) with a 2008 benefit start. It phased down through the fiscal 2021/22 roll and reached zero on the fiscal 2022/23 roll.
The practical consequence: unlike much of the abated new-construction inventory a buyer might be comparing against, there is no scheduled step-up in taxes at this building. Underwrite the current bill on the specific unit and run True Monthly Carrying Cost against it. The stability is a feature — it is simply not a discount.
Local Law 97
- 2024–2029 annual penalty
- $137,346/yr
- 2030–2034 annual penalty
- $227,397/yr
- Per unit / month range
- $212 – $351
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).
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 record last verified September 2026.
Recent sales
The building trades as the modern option in a prewar neighborhood, and it prices accordingly: at a premium per square foot to the surrounding Morningside Heights co-ops on the strength of the amenity package, the doorman, the in-unit laundry and the glass, and at a discount to comparable new-construction condominiums further south on the Upper West Side. Apartments have changed hands steadily since the 2006 sellout — resale deeds are recorded in the building every year — so the same-building comparable set is deeper than the unit count suggests.
Within the building, value tracks floor and exposure. The four setback floors are a different product from the seven base floors: more glass, more sky, and in several cases private outdoor space. Line-level analysis matters more than a building average. Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
Recent closings at this building, curated by The Roebling Team research desk. 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 |
|---|---|---|---|---|---|
| Oct 30, 2025 | 6G | 1,856 sf | $3,800,000 | $2,047/sf | off-mkt |
| Oct 30, 2025 | 6EG | 4 BR · 3.5 BA · 2,402 sf | $3,800,000 | $1,582/sf | -10.6% |
| Jul 31, 2025 | 9A | 2 BR · 2.5 BA · 1,593 sf | $2,150,000 | $1,350/sf | -6.3% |
| Aug 12, 2024 | 11D | 3 BR · 2.5 BA · 1,900 sf | $3,045,200 | $1,603/sf | -7.7% |
| Jun 27, 2024 | 5EG | 4 BR · 3.5 BA · 2,402 sf | $3,850,000 | $1,603/sf | +0.0% |
| Sep 8, 2022 | 7FD | 4 BR · 3.5 BA · 3,100 sf | $4,440,000 | $1,432/sf | -1.2% |
| Aug 24, 2022 | 3F | 3 BR · 2.5 BA · 1,829 sf | $2,958,000 | $1,617/sf | -1.3% |
| Jul 15, 2022 | 5F | 3 BR · 2.5 BA · 1,829 sf | $2,975,000 | $1,627/sf | -5.6% |
Market read. Most recent trades (2025) cleared a median $1,495/sf across 3 sales. Median listing discount 2.6% 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 1-01882-7502) 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
Search by BBL, not by address. 1018827502. Half the city's record for this building sits under "Cathedral Parkway" and will not surface in an address-string search for "545 West 110th Street." This affects tax records, PLUTO lookups, and any automated valuation that keys on address text.
There is no abatement. There is also no cliff. 421-a expired after fiscal 2018/19. You are buying into full unabated taxes with no scheduled increase — a materially different risk profile from abated new construction, and one that should be priced deliberately rather than discovered.
Confirm whether storage conveys. Storage lockers are separate deeded condominium units with their own lot numbers. They do not automatically follow the apartment.
Ask how the commercial units share expenses. The retail and the garage are separate condominium units, not common elements. The allocation between residential and commercial is set in the declaration and by-laws and determines what your common charge is actually funding.
Test the exposures against the block. The neighbors on either side are protected by the Morningside Heights Historic District and will not be built taller, which secures the low-floor light better than in most Manhattan buildings. Confirm what sits behind the south elevation.
Ignore the PLUTO unit count. 186 is not the number of apartments. Ninety-three condominium lots exist; roughly 54 are apartments.
What to know if you’re selling
Lead with scarcity. The Morningside Heights Historic District makes this kind of building effectively unrepeatable on this block. That argument is structural and no competing listing can borrow it.
Present the tax posture as certainty. Buyers comparing against abated inventory are comparing a number that will rise against a number that will not. Frame it that way, with the current bill and a carrying-cost analysis attached, rather than letting "no abatement" land as a negative in diligence.
Correct the address in your own materials. Public-records searches on this building fail routinely. Give the buyer's attorney the BBL up front.
Price the setback floors separately. The top four floors are a different product from the base. A building-wide per-foot figure understates them and overstates the base.
Comparable buildings
If you're considering 545 West 110th Street, also evaluate:
- 610 West 110th Street — Schwartz & Gross, 1921–22, converted to condominium; the prewar condominium alternative two blocks west on the same street
- 600 West 115th Street (The Luxor) — Gaetano Ajello, 1911, structured as a cooperative within a condominium; the Morningside Heights prewar option with a more complex ownership form
- 285 West 110th Street (Circa Central Park) — FXCollaborative, 2016; the nearest new-construction condominium on the same street, at the Central Park end
- The Vandewater — 2021 new-development condominium at 543 West 122nd Street; the current-generation Morningside Heights alternative, taller and with a deeper amenity program
- 241 West 108th Street — George and Edward Blum, 1911 cooperative; the prewar co-op alternative at lower carrying cost and stricter policy
- 300 West 108th Street — Rosario Candela, 1924, converted to cooperative in 1982; the architecturally significant prewar co-op nearby
- 2721 Broadway — Gronenberg & Leuchtag, 1925 cooperative; the Broadway-frontage prewar comparison
- 308–312 West 113th Street — Issac & Stern Architects; recent small-scale new-construction condominium delivering 2021
- The Parkmor (308–312 West 113th Street) — Isaac & Stern Architects; the boutique new-construction alternative without full-service staffing
The neighborhood
For the full corridor — architecture, schools, 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.
Considering a move at Marketed as 110 + Bway in listing records; city records use the street address?
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 Marketed as 110 + Bway in listing records; city records use the street address 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.