- Year built
- 1906
- Type
- Condominium
- Units
- 163
- Floors
- 12
- Landmark
- Designated
- Pets
- Permitted under condominium rules
- Subletting
- Permitted under the condominium declaration
- Pied-à-terre
- Allowed
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
- $2,374
- Listing discount
- 6.6%
- Recorded sales
- 191
- On record
- 2010–2026
The Apthorp is one of the most architecturally substantial residential buildings ever constructed in New York City. Commissioned by William Waldorf Astor through The Astor Estate at the height of the Astor family's residential real estate development across Manhattan, the building was designed by Clinton & Russell as a deliberate statement of what the high-end apartment-house form could become — a competitor not to other apartment buildings but to the mansion tradition that was still the dominant residential model for wealthy New Yorkers in 1906.
The Astor family's Manhattan residential portfolio of the era included the Astor Hotel (Broadway and 44th–45th Street, completed 1904, demolished 1967), the Astor Apartments at Broadway and 75th Street (1898, demolished), Graham Court (1899), and a substantial body of investment real estate. The Apthorp represented the most ambitious of the Astor residential commissions — a full-block luxury apartment palazzo intended to compete architecturally with the great Italian Renaissance palaces while housing approximately 100 substantial apartments. The 1907 Evening Herald described it on March 11, 1907 as "one hundred commodious homes under one roof — this will be the unique feature of a massive structure."
The building takes its name from the Apthorp Mansion, the 18th-century estate of Charles Ward Apthorp that occupied much of the same land before mid-19th-century subdivision and urbanization. The naming connected the new luxury apartment-house tradition explicitly to the older mansion tradition it was meant to extend — and, as Tom Miller of Daytonian in Manhattan notes, the building's architectural ambition was to deliver "one hundred commodious homes" in a single coordinated palazzo composition rather than as the assembled effect of many adjacent rowhouses or townhouses.
Notable original residents at the building's 1908 opening included Lloyd W. Seaman (Metropolitan Museum trustee), civil engineer James Daniel Mortimer (whose wife led the Beethoven Society), John Findley Wallace (the first chief engineer of the Panama Canal), and Jean Baptiste Martin (proprietor of the famous Café Martin). Clinton & Russell were chosen by Astor on the strength of their 1900 Astor Apartments at Broadway and 75th — making The Apthorp the firm's second major Astor residential commission within a decade.
Architecture and unit composition
The Apthorp's architectural ambition is unmatched among Manhattan apartment buildings of any era. The full-block footprint occupies the entire block between Broadway and West End Avenue from West 78th to West 79th. The building's exterior is clad in Indiana limestone, with rusticated lower floors, smooth-faced mid-section, and a deeply projecting cornice. The two principal entrances — one on Broadway, one on West End Avenue — feature three-story arched openings framed by paired Corinthian columns supporting elaborate carved entablatures with female figural sculpture.
The interior courtyard is the building's defining residential amenity. Most apartments face onto the courtyard, producing meaningfully different light and noise conditions than the typical pre-war apartment building. The courtyard includes mature landscaping, fountains, and the building's primary internal circulation. From above, the building reads as a coherent palazzo composition rather than as 12 stories of stacked apartments.
The 163 apartments distribute across 12 stories with substantial floor-plate variety. Original apartment configurations included 7-, 8-, 9-, 10-, and 11-room layouts, with the largest apartments approaching 4,000–5,000 square feet. Renovation quality varies meaningfully across the building's apartments; the 2008 condominium conversion produced an inventory of variably renovated units.
Pre-war signatures throughout: 10–12 foot ceilings, formal entry galleries, library-living room combinations, primary suites with substantial closet infrastructure, formal dining rooms — the architectural vocabulary characteristic of the early-20th-century luxury apartment tradition the Apthorp helped establish.
Building operations
The Apthorp operates as a full-service luxury condominium with 24-hour doorman, concierge service, on-site fitness center, residents' lounge, central courtyard, and parking garage. The 2008 condominium conversion produced a modern condominium structure with the broader operational flexibility that condominium ownership permits — pied-à-terre, sublets, pets, and foreign-buyer ownership are all permitted under the condominium declaration. The 20% minimum down payment is meaningfully more accessible than the typical Park Avenue or CPW pre-war co-op stock.
The full-block scale and 163-unit count produce substantial common charges and property taxes — typically in the $4,000–$15,000+ monthly range depending on apartment size — that reflect the building's operating complexity and the maintenance demands of its architectural exterior.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $304,480/yr
- Per unit / month range
- $0 – $167
Recent sales
The Apthorp's 2024–2026 closing pattern shows the building maintaining the ask-discipline that distinguishes condo inventory from the deeper discounts seen at peer pre-war co-ops of the same vintage. 2F at $8.45M (July 2025) — a 4,200-sqft 4BR/3.5BA with decorator-finished interiors in painterly accent colors and townhouse-scale proportions — is the period's standout sale, covered in trade press as "the size and grandeur of a townhouse with condo convenience." On the more conventional side, 9C at $6.35M (September 2024) and 6KS at $3.25M (July 2025) both closed at full asking — clean trades on aligned-priced inventory across the building's mid-tier (3BR C-line) and smaller-tier (2BR KS-line) configurations.
The deeper 2018–2025 dataset reveals three distinct patterns. First, the F-line's multi-year price discovery. The same #2F (or "1F" per ACRIS condo records) was listed at $9.995M (May 2020), $9.888M (Nov 2021), and $10M (Oct 2022) without closing publicly; the apartment ultimately recorded at $8.45M in July 2025 — a 15% gap between the building's peak F-line pricing aspirations and the eventual clearing price. Second, the H-line softening. #3H closed at $6.75M in July 2024 (2,719 sqft) and the comparable #6H closed at $4.75M in September 2025 — a ~30% delta on similar 4BR/3BA H-line floor plates in 14 months. Third, persistent failure of large combination listings at the marquee tier. The 9ABC combination listed at $21.7M (Mar 2022) never closed publicly; the 2LMKS at $17.5M (Oct 2018) and $15M (Apr 2021) similarly failed; the 6AB at $11.995M (Apr 2023) was withdrawn. The 9AB partial combination did close at $12.925M (Apr 2022, -13.83% from $15M asking) — among the wider 2022 discounts and a useful price-discovery datapoint for the building's $12M+ tier.
The Apthorp's full-block 1908 Clinton & Russell footprint and 2008 condo conversion give the building structural pricing advantages over CPW co-ops: buyers should expect tighter discounts (typically 0% to -8%) and broader buyer-pool depth (including foreign and pied-à-terre buyers) than at comparable pre-war co-op inventory two blocks east. The premium-to-ask trades — #3A at $3.94M (Sep 2021, +2.34% over ask) and the 2010 sponsor-wave #2L at $10.695M (+11.90% over the sponsor asking) — document occasional competitive bidding on aligned-priced inventory. The 2008-era condo conversion left ~50 rent-stabilized rental tenancies in place; the public DEED record reflects only condo unit transfers, with parallel RPTT&RET filings documenting the continuing rent-stabilized lease activity (these latter records are not market sales and are excluded from the displayed table).
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% |
| Sep 2, 2025 | 11EN | 3 BR · 3.5 BA · 2,907 sf Closed Sep 2, 2025 at $6.495M (public listing data-verified closing; no matching government record). EN-line at 2,907 sqft = ~$2,234/sqft. Same E-line tier as the 10E close at $5.4M just two weeks earlier — meaningful floor premium between 10E and 11EN. | $6,495,000 | $2,234/sf | off-mkt |
Market read. Most recent trades (2026) cleared a median $2,374/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 architectural significance is unmatched among UWS condominiums. The full-block scale, the interior courtyard, the figural sculpture, and the 1906–1908 Clinton & Russell / Astor Estate provenance combine to produce a building whose residential character is genuinely distinct from any new-construction or peer pre-war competitor.
The condominium structure provides material flexibility. Unlike comparable CPW pre-war co-ops, The Apthorp permits substantial flexibility — pied-à-terre, sublets, foreign-buyer ownership all permitted. For buyers who want pre-war architectural character with condo flexibility, The Apthorp is one of very few buildings on the corridor delivering that combination.
The interior courtyard is a structural amenity. The courtyard meaningfully changes the residential experience — apartments facing onto it have quieter light conditions than typical street-facing pre-wars, and the courtyard itself functions as a building-wide outdoor amenity.
Apartment quality varies meaningfully across the building. The 2008 condominium conversion produced apartments with materially different renovation states. Diligence on the specific apartment's renovation quality, current condition, and recent capital expenditures is essential.
Broadway corridor positioning is distinct from CPW. The Apthorp is on Broadway between 78th and 79th — three blocks west of Central Park West. The neighborhood character includes substantial retail, dining, and transit access at the building's doorstep, which some buyers prefer to the more strictly residential CPW corridor.
What to know if you’re selling
The architectural pedigree and full-block scale are the marketing assets. Listing copy should reference Clinton & Russell's full Astor portfolio, the William Waldorf Astor commission, the full-block Italian Renaissance Revival composition, and the interior courtyard as a defining residential feature.
Apartment quality and renovation history matter substantially. The variable renovation states across the building's 163 apartments mean comparable analysis must adjust for specific apartment condition.
The condominium structure widens the buyer pool. Marketing should emphasize the structural advantages of the condominium structure relative to the surrounding CPW co-op tradition — pied-à-terre flexibility, condo approval friction, and the resulting broader buyer pool.
Comparable buildings
If you're considering The Apthorp, also evaluate:
- The Beresford (211 Central Park West) — Emery Roth 1929, larger but CPW positioning with Park frontage
- The San Remo (145 Central Park West) — Emery Roth 1930, twin-tower CPW trophy
- The Eldorado (300 Central Park West) — Margon & Holder / Roth 1931, Art Deco CPW
- The Belnord (225 West 86th Street) — Hiss & Weekes 1908, similar full-block UWS palazzo composition (also rental-to-condo conversion)
- The Ansonia (2109 Broadway) — Paul E. M. Duboy 1904, Beaux-Arts Broadway corridor peer
- Graham Court (1923 Seventh Avenue) — Clinton & Russell 1899, the firm's earlier Astor commission
The Roebling Team at The Apthorp
The Roebling Team at Compass specializes in the Upper West Side, Central Park West, and the broader Park-facing Manhattan market. We publish this building profile because Apthorp buyers and sellers deserve building-specific intelligence — architecture, board culture, transactional mechanics, and pricing at the apartment level — not generic market commentary.
If you're considering a purchase or sale at The Apthorp, a 30-minute consultation is the right starting point.