The Apthorp (2207 Broadway)
2207 Broadway, New York, NY 10024
- Year built
- 1906
- Type
- Condominium
- Units
- 160
- Floors
- 12
- Landmark
- Designated
- Pets
- Permitted under the condominium framework
- Financing
- 20 percent minimum down per brokerage records — verify current requirements
Every recorded sale at this building, 2010–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf
- $2,113
- Listing discount
- 6.6%
- Recorded sales
- 190
- On record
- 2010–2026
The Apthorp is one of the most architecturally ambitious apartment houses ever built in New York. William Waldorf Astor — then America's wealthiest man, directing his Manhattan holdings from England through the Astor Estate — commissioned Clinton & Russell in 1906 to cover an entire city block between Broadway and West End Avenue with a single Italian Renaissance Revival palazzo. The press of the day understood the scale immediately: a 1907 newspaper account promised "one hundred commodious homes under one roof," eleven and a half acres of floor area, and skyscraper-grade steel-frame construction. The building that opened in 1908 delivered it — a 12-story limestone block pierced by twin three-story arched gates, organized around a landscaped interior courtyard with fountains that solved the light-and-air problem of full-block massing and became, a century later, the building's defining residential amenity.
The building's second structural distinction arrived in 2008: condominium conversion. The surrounding Upper West Side pre-war inventory of this caliber — the Beresford, the San Remo, the Langham, the Dakota — is cooperative, with board interviews, financing caps, and discretionary approval. The Apthorp and the Belnord are the corridor's two full-block pre-war palazzos that trade on condominium mechanics, and the Apthorp got there first. For buyers who want trophy pre-war architecture with pied-à-terre flexibility, LLC and trust structures, and no co-op board, the building occupies a genuinely scarce position.
The conversion itself is one of the most press-chronicled sagas in New York real estate. Maurice Mann agreed to buy the building in November 2006 for approximately $426 million — roughly $2.6 million per apartment — with Africa Israel USA taking a half stake; the attorney general approved the offering plan in May 2008 directly into the financial crisis. What followed was covered in detail by The New York Times and the trade press: lender pressure from Apollo Real Estate Advisors, Mann's ouster from management in 2009, the plan declared effective in May 2010, a 2011 attorney-general enforcement action that briefly halted sales, Area Property Partners taking control in 2012, and finally the 2016 purchase of the remaining 71 sponsor units by Thor Equities and Imperial Companies for $112 million — $810 per square foot, per The Real Deal. The relevance for today's buyer is practical: the building has fully traded through its distressed-conversion era, sponsor inventory was recapitalized at a basis far below today's pricing, and the condominium has operated normally for over a decade.
Through all of it, the building's cultural standing never moved. Nora Ephron's essay about her years — and her rent — at the Apthorp ran in The New Yorker in 2006 and remains the most famous piece of writing about any New York apartment building. The exterior has been a regal constant on the Upper West Side for nearly 120 years.
Architecture and unit composition
Clinton & Russell organized the building as four connected wings around the courtyard, with entrance lobbies and elevator banks reached from within the gated court — vehicles pass through the Broadway and West End arches, and the courtyard functions as a private, guarded forecourt. The limestone facades run nearly identical compositions on Broadway and West End Avenue: rusticated base, disciplined mid-section, deep crowning cornice, and the signature arches with carved reclining figures in the spandrels. The original plan placed commercial space along Broadway, five two-story maisonettes at grade, and apartments of six to eleven rooms above — roughly ten apartments per upper floor. City records counted 158 apartments and 13 stores at the building's 1957 sale; the 2008 conversion offered 163 residences, and combinations since have brought the count to roughly 160.
The apartments carry the full pre-war trophy vocabulary: formal entrance galleries, 10-to-12-foot ceilings, herringbone floors, mantels, and proper dining rooms, with the largest simplexes running 3,000–4,200 square feet and combined and duplex units larger still. Because the building is a courtyard palazzo, nearly every line has a meaningful exposure — street-facing rooms toward Broadway, West End, or the side streets, and courtyard-facing rooms with protected quiet. Renovation condition varies widely: the conversion era produced everything from sponsor-gut residences to estate-condition units, and that spread remains the single most important pricing variable in the building.
Building operations
The Apthorp operates as a full-service condominium: 24-hour doormen and a gated, attended courtyard entry, concierge, live-in resident manager, fitness center, residents' lounge, bike room, and private storage per listing records, plus the three-story underground garage entered from West 79th Street — a 1956 addition that is rare infrastructure for a pre-war building. Ground-floor retail along Broadway contributes commercial income. A legacy of the conversion: a portion of the building's apartments operated for years as sponsor-held rentals, including rent-stabilized tenancies, and the 2016 Thor Equities/Imperial Companies purchase consolidated that inventory; buyers should ask the managing agent for the current owner-occupancy and sponsor-unit posture during diligence. The condominium offering plan is on file in The Roebling Research Library.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $304,480/yr
- Per unit / month range
- $0 – $167
Facade safety — Local Law 11
Safe to live in today — but the last inspection flagged repairs that are due on a deadline, so facade work and its cost are coming. Whether that’s a real concern depends on the scope, the timing, and how the building plans to pay for it — reserves or an assessment — which is exactly what we’d dig into for you.
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 →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 |
|---|---|---|---|---|---|
| Jun 5, 2026 | 8A | 2 BR · 2.5 BA · 2,379 sf | $4,362,500 | $1,834/sf | -2.5% |
| Apr 27, 2026 | 3L | 4 BR · 3 BA · 2,600 sf | $5,920,000 | $2,277/sf | -1.3% |
| Nov 26, 2025 | 2DS | 1 BR · 1.5 BA · 1,340 sf Closed Nov 10, 2025 at $2.925M — 0.85% under the $2.95M asking. DS-line 1BR at 1,340 sqft = ~$2,183/sqft. Near full-ask close on smaller inventory; the DS suffix indicates the duplex/studio-line subdivision. | $2,925,000 | $2,183/sf | -0.8% |
| Dec 12, 2025 | 11G | 2 BR · 3.5 BA · 2,661 sf Closed Oct 11, 2025 at $7M (recorded transfer; no public public listing data listing on record — likely off-market). G-line 2BR/3.5BA at 2,661 sqft = ~$2,631/sqft. Higher-floor G-line trophy on a near full-floor configuration. | $7,000,000 | $2,631/sf | off-mkt |
| Oct 1, 2025 | 6A | 3 BR · 2.5 BA · 2,376 sf Closed Sep 25, 2025 at $5.225M — 2.34% under the $5.35M asking. A-line 3BR at 2,376 sqft = ~$2,200/sqft. Tight discount-to-ask consistent with The Apthorp's clean-trade discipline in 2025. | $5,225,000 | $2,199/sf | -2.3% |
| Oct 2, 2025 | 1DN | 1 BR · 1 BA · 844 sf Closed Sep 25, 2025 at $901,151 — 3.62% under the $935K asking. DN-line 1BR at 844 sqft = ~$1,068/sqft. The DN-line is among the building's smallest, suitable for pied-à-terre purchases. | $901,151 | $1,068/sf | -3.6% |
| Sep 23, 2025 | 6H | 4 BR · 3 BA · 2,719 sf Closed Sep 17, 2025 at $4.75M — 2.96% under the $4.895M asking. H-line 4BR at 2,719 sqft = ~$1,747/sqft. The H-line's larger 4BR configuration at sub-$2,000/sqft reflects pricing pressure in the upper-Apthorp tier. | $4,750,000 | $1,747/sf | -3.0% |
| Aug 21, 2025 | 10E | 3 BR · 3.5 BA · 2,907 sf · private outdoor Closed Aug 19, 2025 at $5.4M — 5.18% under the $5.695M asking. E-line 3BR at 2,907 sqft = ~$1,858/sqft. | $5,400,000 | $1,858/sf | -5.2% |
Market read. Most recent trades (2026) cleared a median $2,113/sf across 2 sales. Median listing discount 6.6% 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.
Other recent transfers
| Date | Unit | Price |
|---|---|---|
| Apr 4, 2023 | PHR | $1,050,000 |
| Aug 5, 2010 | 6KN | $1,680,113 |
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 1-01170-7502) 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
The condo structure is the scarce asset. Pre-war architecture at this level on the Upper West Side is overwhelmingly cooperative. The Apthorp delivers the trophy envelope with condominium transfer mechanics — pied-à-terre, trust and LLC structures, international buyers, and 20 percent minimum down per brokerage records. Confirm specific structures with the managing agent and your attorney.
Underwrite the unit, not the building average. The spread between sponsor-gut renovations and original-condition apartments is the widest of any building in the corridor, and building-average price per square foot is close to meaningless here. Same-line, same-condition comparables are the only honest anchor — run the Renovation Cost Calculator on anything unrenovated.
Understand the exposure math. Courtyard-facing rooms buy protected quiet and green outlook; street-facing rooms buy light and openness toward Broadway, West End, and — on upper west-facing lines — Riverside Park's direction. Most large layouts mix both. Walk the specific line at different times of day.
The conversion legacy is a diligence item, not a defect. Sponsor-rental inventory, including rent-stabilized tenancies, persisted long after 2008, and bulk-unit investors recapitalized the unsold inventory in 2016. Ask for the current sponsor/investor unit count, owner-occupancy rate, and the condominium's financials — your lender will.
Landmark mechanics apply. The building is an individual landmark inside a historic district: windows, through-wall work, and anything visible from the street run through LPC review. Budget renovation timelines accordingly.
Verify the fee stack. Transfer-fee, sublet, and alteration terms are thinly documented publicly; we verify against the offering plan on file and current management documents during diligence.
What to know if you’re selling
Market the structural facts, in order. Full-block Astor provenance, Clinton & Russell architecture, the gated courtyard, individual-landmark status, and condominium mechanics — that sequence is the pitch, and it distinguishes the building from every co-op it competes with. Adjectives are unnecessary; the 1907 press copy still does the work.
Position against both alternatives. Your buyer is cross-shopping the Belnord's renovated condo product and the CPW trophy co-ops. Against the Belnord, the Apthorp offers authentic pre-war interiors and a lower basis; against the co-ops, it offers freedom. Price to whichever comparison your unit's condition supports.
Condition transparency wins. The building's renovation spread is known to every active buyer's broker. Renovated units should lead with finish quality and systems; original-condition units clear when priced honestly to the renovation math.
Run the tax math early. Nearly all Apthorp inventory trades above the mansion-tax thresholds — model the cliffs with the Mansion Tax Calculator before setting the ask.
Comparable buildings
If you're considering The Apthorp, also evaluate:
- The Belnord (225 West 86th Street) — the corridor's other full-block courtyard palazzo (1908), also rental-to-condo; the most direct peer
- The Ansonia (2109 Broadway) — 1904 Beaux-Arts Broadway-corridor conversion peer five blocks south
- The Astor (2141 Broadway) — Clinton & Russell's earlier Astor Estate apartment commission at 75th Street; the smaller-scale condo alternative
- Graham Court (1923 Adam Clayton Powell Jr. Blvd) — Clinton & Russell's 1901 Astor courtyard prototype in Harlem
- The Beresford (211 Central Park West) — Emery Roth's 1929 trophy; the co-op alternative with park frontage
- The San Remo (145 Central Park West) — twin-towered CPW co-op alternative
- The Dakota (1 West 72nd Street) — the original Upper West Side courtyard building; the historic co-op alternative
- The Langham (135 Central Park West) — Clinton & Russell's own CPW co-op
The Roebling Team at The Apthorp
The Roebling Team at Compass works the Upper West Side — the Broadway, West End, and Riverside corridors and the Central Park West trophy inventory — as a core practice area. We publish this building profile because Apthorp buyers and sellers deserve building-specific intelligence: conversion documentation, condition-adjusted comparables, and policy framework, not generic neighborhood commentary.
If you're considering a transaction at The Apthorp, a 30-minute consultation is the right starting point.
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Upper West Side — read The Roebling Team Guide to Upper West Side.
Get the full picture on this building.
The full comp set, a private valuation of your line, or current and off-market availability — sent to you directly.