The Aldyn (60 Riverside Boulevard)

Kondylis designed the great majority of the Riverside South towers, and The Aldyn reads as part of that family: a masonry-and-glass slab of 38 to 40 stories set back from the Hudson behind Riverside Park South, with balconies and terraces distributed through the stack and setback terraces at the upper floors.

The for-sale inventory skews large. Across the 150 tower units the mix runs from three-bedroom homes in the low 1,800-square-foot range up through full-floor and near-full-floor residences well above 5,000 square feet, with penthouses at the top of the stack carrying private terraces and, in several cases, private pools. This is not a studio-and-one-bedroom building; the condominium's for-sale side was built for family-scale buyers, and the rental unit absorbs much of the smaller inventory.

Exposures are the building's real differentiator on the block. West-facing residences look over Riverside Park South and the Hudson across land that is parkland rather than developable lot, which is a durable outlook rather than a temporary one. East-facing homes look across the superblock toward towers that are themselves already built. Buyers should still establish, unit by unit, what sits in front of each window and what the Riverside South plan permits on the remaining parcels.

The Aldyn's amenity program is unusually deep even by Riverside South standards. The health and recreation club — programmed by La Palestra, with a 75-foot indoor pool, a rock-climbing wall, a bowling alley, a golf simulator, a basketball court and multiple fitness floors — is the building's signature and the reason its recreational line item runs to roughly $327,500 a year in the audited statements. Critically, the gym and a shuttle service are shared with neighboring buildings under a cost-sharing arrangement, and at the end of 2023 the condominium was owed approximately $138,000 by those neighbors for shared expenses. That arrangement is a genuine economy of scale and also a genuine complexity; it should be understood before contract.

The condominium's finances have been tight and are improving. Audited statements for the year ended December 31, 2023 show total revenues of roughly $5.32 million against total expenses of roughly $5.30 million — a surplus of about $25,700, following a deficit of roughly $471,400 in 2022. Salary, wages, payroll taxes and benefits alone ran about $2.20 million, and the building's union labor obligations included roughly $562,000 in multiemployer pension and Building Service 32BJ benefit fund contributions in 2023. Utilities ran about $984,000.

The reserve position at December 31, 2023 was approximately $1.70 million in the reserve fund, with a further $21,700 in the working capital fund and total condominium equity of about $3.85 million. Against a building of this size and amenity load, that is a modest reserve. Two related points belong in any buyer's diligence. First, the condominium has not conducted a reserve study; the auditors expressly noted the omission of the required supplementary information about the estimated costs and useful lives of future major repairs and replacements. Second, the 2025 approved budget balances at roughly $5.80 million with a reserve funding line of zero — operations are being funded, but the reserve is not being added to from the budget.

The offsetting strength is commercial income. The 2025 approved budget projects roughly $2.13 million of commercial income against roughly $3.50 million of common charges, meaning more than a third of the condominium's income comes from the commercial and garage units rather than from residential owners. That materially reduces the per-unit burden and is one of the more attractive features of the building's economics — and it is also a concentration risk, since it depends on a small number of commercial tenancies.

Two further items from the audited statements are worth a buyer's attention. The condominium is a member of Hudson Waterfront Associates, L.P., and contributes its proportionate share of restoring, operating and maintaining the Riverside Boulevard park facilities — approximately $188,200 in 2023. And the statements disclose an allowance for doubtful accounts of roughly $206,100 relating to a single delinquent residential unit, against which the condominium has placed a lien and is pursuing collection. Neither is unusual, and both are the kind of thing a buyer should ask the managing agent to update.

Ownership form: Condominium. Transfers close through a board right of first refusal rather than a cooperative approval.

Governance: Board of Managers over the general common elements, with Residential, Tower and Rental sub-boards and a non-residential representative. Tower unit owners are governed at the Tower and Residential levels; the rental block votes as one owner.

Pets: Cats, dogs and birds permitted without prior board consent, per the house rules on file. Only domestic animals. A specific list of prohibited dog breeds applies, and the Board of Managers retains discretion to restrict number, type or breed.

Smoking: Prohibited in all common elements, amenity spaces, roof decks and courtyards, and within 30 feet of every entrance. Permitted inside apartments and on private terraces only so long as it does not generate complaints of odor migration; a $250 per-occurrence fine is charged to the common charge account.

Renovation: Weekdays only, 9:00 a.m. to 4:00 p.m., excluding legal holidays, absent an emergency. Board approval required for terrace plantings, which must meet container and weight specifications.

Floor covering: At least 80 percent of each unit's floor area, excluding kitchens, bathrooms, closets and foyers, must be carpeted or covered with equally effective noise-reducing material unless the Tower Board authorizes otherwise.

Air conditioning: No window or through-wall units. The building is centrally conditioned.

Storage: Licensed bins with 24/7 access subject to board discretion. Not deeded and not automatically transferable.

Transfer contribution: One month's common charges to the working capital fund on each resale.

Pied-à-terre, subletting, LLC, trust and foreign ownership: Not documented; confirm in the declaration, bylaws and house rules. Confirm minimum lease terms with the managing agent.

Real estate taxes: Full unabated assessment. No exemption of any kind remains on the residential unit lots.

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.

Market read. Most recent trades (2026 to date) cleared a median $1,717/sf (recorded) across 6 sales. Median listing discount 0.0% from the last ask — a recurring negotiation gap worth pricing into any offer or listing strategy.

Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01171-7508; 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.

Confirm which building you are analyzing. The Aldyn is condominium no. 2188 at tax lot 1-01171-7508. It is not Waterline Square, not The Rushmore, not One Riverside Park. Every one of those is a separate condominium with separate finances.

Understand the rental block. Roughly 136 apartments — a little under half the building — sit inside a single condominium unit held by one owner and operated as rentals, with its own sub-board. This does not impair the salability of the 150 tower units, but it does concentrate governance. Read the declaration and bylaws on the voting and cost allocation.

The 421-a is gone. It phased out over the 2010s and no residential lot has carried an exemption since fiscal 2023. There is no future step-up to plan for and no benefit left to inherit.

Read the reserve position and the absence of a reserve study. Reserves stood near $1.70 million at the most recent year-end on file, the 2025 approved budget funds no reserve contribution, and no reserve study has been performed. Ask the managing agent for the current reserve balance, any planned capital work, and the Local Law 11 façade cycle status.

Ask about the shared amenity arrangement. The gym and shuttle are shared with neighboring buildings under a cost-sharing agreement, and inter-building receivables appear in the audited statements. Understand what the condominium controls and what it does not.

Budget the resale contribution. One month's common charges is due to the working capital fund on every resale.

Check the house rules against your plans. No window air conditioners, an 80 percent floor-covering requirement, a prohibited-breed list, a strict common-area smoking ban with fines, and weekday-only renovation hours between 9:00 and 4:00.

Reconcile the differing unit counts. Public data reports 259 residential units, while the cited financial statements describe 286 apartments. Both accounts identify 150 individual tower units; the rental component differs at 109 versus 136 apartments. Reconcile dates and definitions against the current approved schedule, occupancy records and governing documents before choosing a total for density or cost analysis.

Present the commercial income. More than a third of the condominium's projected income comes from the commercial and garage units. That is a real advantage over buildings with no commercial base, and most buyers will not find it on their own.

Be direct about taxes. The 421-a burn-off is complete and easily discovered. Presenting the current unabated bill with a carrying-cost analysis up front is better than letting it surface in diligence.

Price the exposure, not the building. The west-facing park-and-river line and the interior lines are effectively two different products in one building.

Distinguish yourself from the neighbors explicitly. Buyers touring Riverside Boulevard are seeing five or six towers in a day. The amenity depth, the large-format layouts and the commercial-income structure are the arguments that separate The Aldyn from the buildings on either side.

If you're considering The Aldyn, also evaluate:

• 80 Riverside Boulevard — The Rushmore, the immediate neighbor and closest sibling; same sponsor, same architect, twin-tower configuration
• 100 Riverside Boulevard — The Avery, an earlier Extell tower on the same superblock at a different price and amenity tier
• 50 Riverside Boulevard — One Riverside Park, the 2013 Extell tower directly south; the later-vintage alternative with a different tax history
• 10 Riverside Boulevard — One Waterline Square; a separate condominium with its own declaration and its own amenity complex, and the building most often confused with this one
• 30 Riverside Boulevard — Two Waterline Square; the newer development directly to the south
• Waterline Square — the three-tower development and its shared amenity club; the principal competitive set for new-development buyers on this superblock
• 120 Riverside Boulevard — mid-2000s Riverside South condominium; the lower-density alternative
• 200 Riverside Boulevard — an earlier tower on the northern half of the superblock
• 220 Riverside Boulevard — large Riverside South condominium of comparable scale at an earlier vintage
• 240 Riverside Boulevard — the smaller-unit-count alternative at the north end of the boulevard