The Rushmore (80 Riverside Boulevard)
80 Riverside Boulevard, New York, NY 10069
Lincoln Square, Upper West Side
BBL 1011717507 · BIN 1087720
- Year built
- 2008
- Type
- Condominium
- Units
- About 271
- Floors
- 42
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Pied-à-terre
- Permitted
- Pets
- Pets permitted; species and limits not stated
- Doorman
- Full-time doorman
Every recorded sale at this building, 2009–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2026 to date
- $1,553
- floor-adjusted, 6 sales
- Listing discount
- 5.0%
- Recorded sales
- 449
- On record
- 2009–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Rushmore 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.
The Rushmore at 80 Riverside Boulevard is one of the waterfront condominiums that completed the long, contested transformation of the old Penn Central rail yards into Riverside South. The site traces back to plans Donald Trump first optioned in 1974, which evolved across two decades — from "Television City" to "Trump City" — through heavy community opposition and Trump's 1990s financial troubles, before a compromise produced "Riverside South": six waterfront towers branded Trump Place, a new winding Riverside Boulevard, and a Hudson-front park. In 2005, The Carlyle Group and Extell Development Company bought a large tract and three buildings from the Hong Kong investors and Trump for $1.76 billion, and Extell developed the newer, non-Trump-branded waterfront condominiums on that land — The Rushmore among them, completed in 2008.
It is worth being precise about identity, because the Riverside South buildings are easy to confuse. The Rushmore is 80 Riverside Boulevard. Its sister building, The Aldyn, is a separate tower at 60 Riverside Boulevard; The Avery (100 Riverside) and One Riverside Park (50 Riverside) are also Extell buildings on the same legacy land. The Rushmore sits on the former Trump/Riverside South site but is an Extell building, not a Trump-branded one.
Architecturally, The Rushmore is a Costas Kondylis twin-tower design — 42 stories, glass and masonry, roughly 271 residences from one- to five-bedrooms, with six ground-level duplexes and full-floor penthouses crowning each tower. The product is straightforward waterfront new development: full-service operations, a deep amenity stack anchored by the La Palestra wellness center, an attached garage, and direct proximity to Riverside Park and the Hudson greenway. For buyers who want a modern, amenity-rich building on the water the Riverside South condominiums are alternatives whose total carrying costs should be compared with specific trophy-tier buildings.
Architecture and unit composition
The 42-story twin-tower building is a glass-and-masonry design by Costas Kondylis & Partners, set directly on the Riverside South waterfront. The roughly 271 residences run from one- through five-bedroom layouts, with six duplex homes at the ground level and full-floor penthouses atop each tower. Western exposures capture Hudson River and Riverside Park views; the building's waterfront position is its defining feature.
The Rushmore was financed alongside its sister building The Aldyn under a single large construction loan, and the two buildings share the Extell/Carlyle development lineage on the Riverside South land.
Building operations
The Rushmore operates as a full-service, amenity-rich condominium. Service includes a 24-hour doorman and concierge. The amenity program is led by the La Palestra wellness center with an indoor swimming pool, alongside a fitness and health club, a children's recreation area and indoor playground, a screening room, a billiards and game room, and an attached parking garage accessible from inside the building. Common charges and property taxes reflect a full-service waterfront condominium; buyers should model the full monthly carry.
Application and transaction fees
Fees below are from building management's published schedule, as of September 2026. They are shown as published, item by item; no total is added because the total depends on the transaction. Deposits are listed apart from nonrefundable charges.
Purchase
8 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Credit Check FeePer applicantRequired | Paid by Buyer | When With the application | Amount $120 for each applicant | Refundable Not stated |
| Move In Fee | Paid by Buyer | When With the application | Amount $650 | Refundable Non-refundable |
| Non Refundable Application Processing Fee | Paid by Buyer | When With the application | Amount $700 | Refundable Non-refundable |
| Closing Fee | Paid by Seller | When With the application | Amount $750 | Refundable Not stated |
| Move Out Fee | Paid by Seller | When With the application | Amount $650 | Refundable Non-refundable |
| Working Capital ContributionRequired | Paid by Buyer | When At closing | Amount Equal to two (2) months common charges | Refundable Not stated |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move in Deposit | Paid by Buyer | When With the application | Amount $1,000 | Refundable Refundable |
| Move Out Deposit | Paid by Seller | When With the application | Amount $1,000 | Refundable Refundable |
Rental or lease
8 items
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Move Out Fee | Paid by Landlord | When With the application | Amount $650 | Refundable Non-refundable |
| Background and Credit Check FeePer applicantRequired | Paid by Tenant | When With the application | Amount $120 for each applicant | Refundable Not stated |
| Move In Fee | Paid by Tenant | When With the application | Amount $650 | Refundable Non-refundable |
| Move Out Fee | Paid by Tenant | When With the application | Amount $650 (collected in-advance) | Refundable Not stated |
| Non Refundable Processing Fee | Paid by Tenant | When With the application | Amount $700 | Refundable Non-refundable |
Deposits
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Refundable Move out Deposit | Paid by Landlord | When With the application | Amount $1,000 | Refundable Refundable |
| Refundable Move in Deposit | Paid by Tenant | When With the application | Amount $1,000 | Refundable Refundable |
Lease renewal
Fees and charges
| Item | Paid by | When | Amount | Refundable |
|---|---|---|---|---|
| Application Processing Fee | Paid by Tenant | When With the application | Amount $350 | Refundable Non-refundable |
Management updates its schedule without a public filing. The date is when management last updated the page, not when a rule changed. Confirm the current schedule with management before you apply.
Considering an apartment here? Send Corey the listing to discuss the building's costs and purchase requirements.
Own an apartment here? Request an apartment-specific pricing review.
Sublet and pied-à-terre policy
A condominium owner leasing a unit and a co-op shareholder subletting are different rules, and a building-wide rule is different from a restriction on one apartment. This is the building's rule; confirm it for the specific apartment.
- Leasing by owners
- Not verified
- Pied-à-terre ownership
- PermittedSource: The Roebling Team's building profile
Considering an apartment here? Send Corey the listing to discuss the sublet and pied-à-terre rules for that apartment.
Pets and in-unit washer/dryer
- Pets
- Pets permitted; species and limits not statedSource: The Roebling Team's building profile
- In-unit washer/dryer
- Not verified
Considering an apartment here? Send Corey the listing to confirm the pet and washer/dryer rules for that apartment.
Monthly carrying charges in recent sales
- Common charges + taxes, per room
- $909 per room a monthMedian of 23 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges + taxes, per square foot
- $2.94 per square foot a monthMedian of 25 recorded sales since October 2023Source: recorded sales, refreshed October 2026
- Common charges alone, per square foot
- $1.30 per square foot a monthMedian of 34 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
- Real estate taxes alone, per square foot
- $1.72 per square foot a monthMedian of 34 listings since October 2023 that give the annual taxSource: listing records, refreshed October 2026
Common charges plus real estate taxes, combined into one monthly figure the way New York condominium listings show them. Add a mortgage payment for the monthly outlay. The split into common charges and taxes comes from the listings that also give the annual tax, a different sample, so the two lines need not add up exactly to the combined median; a tax abatement can hold taxes below the full amount until it expires. A summary of recorded sales and listings, not a current bill; charges change.
Building staffing and amenities
- Doorman
- Full-time doormanSource: The Roebling Team's building profile
- Concierge
- YesSource: recent listing records
- Elevator
- YesSource: NYC Department of Buildings elevator records
- Amenities noted
- Fitness room, pool, media room, playroom, garageSource: The Roebling Team's building profile
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent. Outdoor space, parking and some facilities can belong to particular apartments or to a separate owner; confirm access for the specific apartment.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $351,985/yr
- Per unit / month range
- $0 – $110
- Modeled exposure split equally across 267 units (the residential count on the city's lot record). Not an assessed amount; condominium owners are typically charged by each unit's common-interest percentage.
Source: NYC LL84 benchmarking and PLUTO · The Roebling Research Library. City data last refreshed October 2026.
See full Local Law 97 analysis — emissions history, scenarios, methodology →Facade safety — Local Law 11
The latest available filing classified the facade as SWARMP — Safe With A Repair and Maintenance Program: the inspector (QEWI) identified conditions requiring monitoring or repair, with repairs due by the deadline stated in the filing. The scope, timeline, and how the building funds the work are building-specific — we review the filings and board materials for you.
How to read this, and where it comes from
QEWI = Qualified Exterior Wall Inspector — a licensed professional engineer or registered architect who meets DOB’s FISP qualifications and signs the report (the independent expert, not the managing agent).
Source: NYC DOB facade filings (FISP) · The Roebling Research Library. City data last refreshed October 2026.
Management & transfer contacts
- Policies and fees
- Condo. Working Capital Contribution = two months common charges (buyer); processing fee $700; move-in/move-out fee $650 each + $1,000 refundable deposit each; lease renewal $350
Recent sales
The Rushmore offers Riverside South waterfront apartments; compare matched sales before assigning a price rank against trophy buildings. Exposure (river-facing versus interior), floor, and outdoor space drive meaningful spread, with the full-floor penthouses atop each tower at the top of the range, so comparables should be read at the apartment line. The deep, roughly 271-unit stack and active resale market make recent comparable closings a reliable anchor for pricing.
Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
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 |
|---|---|---|---|---|---|
| Sep 18, 2026 | 3L | 4 BR · 4 BA · 2,515 sf | $3,575,000 | $1,421/sf | -2.7% |
| Sep 17, 2026 | 36B | 3 BR · 3 BA · 1,712 sf | $3,326,000 | $1,943/sf | +0.8% |
| Aug 14, 2026 | 12N | 2 BR · 2.5 BA · 1,215 sf | $1,800,000 | $1,481/sf | +0.0% |
| Jul 30, 2026 | 15B | 3 BR · 3 BA · 2,176 sf | $4,200,000 | $1,930/sf | -2.2% |
| Feb 19, 2026 | 6B | 6 BR · 6 BA · 4,375 sf | $4,990,000 | $1,141/sf | -9.1% |
| Feb 12, 2026 | 8D | 1 BR · 1 BA · 717 sf | $980,000 | $1,367/sf | -10.5% |
| Dec 19, 2025 | 6D | 1 BR · 1 BA · 754 sf | $1,028,000 | $1,363/sf | -2.1% |
| Dec 11, 2025 | 16P | 3 BR · 3 BA · 1,850 sf | $2,675,000 | $1,446/sf | -13.0% |
Market read. Most recent trades (2026 to date) cleared a median $1,553/sf (floor-adjusted) across 6 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 5.0% 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 1-01171-7507; 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.
Closed rents at The Rushmore, last 36 months
| Size | Leases | Median / month |
|---|---|---|
| Studio | 3 | $3,850 |
| 1 bedroom | 9 | $5,250 |
| 2 bedroom | 7 | $8,500 |
| 3 bedroom | 5 | $12,250 |
25 closed leases, October 2023 to September 2026. Most recent lease August 2026. Sizes with fewer than 2 leases are not shown. Compiled by The Roebling Team at Compass from closed leases.
What would your apartment rent for?
The figures above are the building's closed leases. Enter your apartment and I'll send you what yours would rent for, from comparable leases at The Rushmore and nearby.
At the recent median sale of $3.31M (16 sales in the past 24 months, since October 31, 2024), a buyer putting 25% down would pay about $139,912 to close, or 4.2% of the price.
- Mansion tax: $49,695
- Mortgage recording tax: $47,831
- Title insurance: $14,908
- Attorneys, lender, building fees, reserves and filings: $27,477
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
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What to know if you’re buying
It is a waterfront new-development condo. Direct Riverside Park and Hudson proximity, full-service operations, and a deep amenity stack — with any per-square-foot advantage established from matched sales and reliable apartment areas.
The amenity program is substantial. La Palestra wellness center with indoor pool, fitness club, children's playroom, screening room, game room, and an attached garage.
Identity matters for diligence. The Rushmore is 80 Riverside Boulevard; The Aldyn (60 Riverside) is a separate building. Make sure comparables are pulled for the correct tower.
The building is pet-friendly.
Condominium flexibility applies. Pied-à-terre and investment use are permitted under the declaration; 30–45 day closings are typical. Confirm minimum down payment and sublet terms at offer stage.
Carrying cost is material. Model common charges, property taxes, utilities, and insurance together.
What to know if you’re selling
Lead with the waterfront and the amenities. River views, the park, and the La Palestra program are the central selling points.
Pricing is apartment-specific. Position against recent comparable-line closings; exposure and floor drive the spread.
Comparable buildings
If you're considering 80 Riverside Boulevard, also evaluate:
- 200 Riverside Boulevard — Riverside South condominium peer
- Waterline Square — nearby Riverside South new-development complex to the south
- 200 Amsterdam Avenue — Elkus Manfredi 2021; Lincoln Square new-development peer
- 50 West 66th Street — Snøhetta 2024–2025; Lincoln Square trophy new-development peer
- 60 Riverside Drive — Riverside corridor co-op alternative with park-facing balconies
More Upper West Side buildings
- 74 West 85th Street — 1894 condominium
- 80 Central Park West — 1967 co-op
- 80 West 67th Street (77 West 66th Street) — condominium by Stephen B. Jacobs Group
- 100 Riverside Boulevard (The Avery) — 2007 condominium by Costas Kondylis & Partners
- 100 West 80th Street (The Orleans) — 1899 condominium
- 100 West 81st Street — 1920 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 The Rushmore?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
646.939.7375 · c.cohen@compass.com