The Belnord (225 West 86th Street)Recorded sales & closing prices
225 West 86th Street, New York, NY 10024
67 recorded closings, 2022–2026. Sortable and searchable below.
- Recorded closings
- 67
- Date range
- 2022–2026
- Median $/sf
- $2,259
- Avg vs. ask
- -7.2%
- Price range
- $611K – $13.8M
2026 · adjusted
Price shift · median $/sf
1-Year
▲ +0.4%
Since 2022
▲ +0.4%
10-Year
not enough data
Since 2022
▲ +0.4%
Change in the building’s median $/sf over each window, adjusted to a constant-quality (average-floor) unit so it reflects price — not which floors happened to sell. (2022 marks the rate-shock inflection.) Like-for-like repeat-sale figures to follow.
The complete recorded-sale history for The Belnord, compiled from NYC Department of Finance transfer records and verified listing data, then enriched apartment-by-apartment by The Roebling Team research desk. Across sales with a public asking price, the building closes on average 7.2% below ask — a recurring negotiation gap worth pricing into any offer or listing strategy here.
Price per square foot over time
36 sales with a known square footage, by closing date.
Recent closings
The building’s 10 most recent market sales.
| Date | Unit | Apartment | Price | $/sf | vs. Ask |
|---|---|---|---|---|---|
| Mar 24, 2026 | PHS | Closed Mar 6, 2026 at $930K (recorded transfer). Penthouse-S storage/staff configuration. | $930,000 | — | |
| Feb 19, 2026 | 604 | Closed Feb 11, 2026 at $5,770,912 (recorded transfer; no public public listing data listing on record at this closing — likely off-market or sponsor stipulated value). 6th floor 6-line in the building's mid-tier inventory. | $5,770,912 | — | |
| Feb 19, 2026 | 303 | Closed Jan 30, 2026 at $6,916,325 (recorded transfer; no public public listing data listing on record). 3rd floor 3-line — the same building's #303 (sqft 3,134, 4BR/4.5BA, interior courtyard exposure) configuration that has historically anchored the lower-floor 3-line tier. | $6,916,325 | — | |
| Jan 30, 2026 | 1009 | 3 BR · 3 BA · 2,169 sfClosed Jan 27, 2026 at $4.9M — 5.77% under the $5.2M asking. 1009 — 3BR at 2,169 sqft = ~$2,259/sqft. | $4,900,000 | $2,259 | -5.8% |
| Aug 14, 2025 | 708 | Closed Aug 7, 2025 at $3,698,306 (recorded transfer). | $3,698,306 | — | |
| Aug 19, 2025 | 810 | 4 BR · 4+ BA · 2,829 sfClosed Aug 5, 2025 at $7.25M — 3.33% under the $7.5M asking. 810 — 4BR at 2,829 sqft = ~$2,563/sqft. | $7,250,000 | $2,563 | -3.3% |
| Jul 7, 2025 | 712 | 5 BR · 4.5 BA · 3,956 sfClosed Jun 30, 2025 at $9.85M — 0.51% under the $9.9M asking. 712 — 5BR at 3,956 sqft = ~$2,490/sqft. Near full-ask close on a substantial 5BR floor plate. | $9,850,000 | $2,490 | -0.5% |
| Jul 7, 2025 | 709 | 4 BR · 3.5 BA · 2,554 sfClosed Jun 20, 2025 at $5.7M — 3.39% under the $5.9M asking. 709 — 4BR at 2,554 sqft = ~$2,232/sqft. | $5,700,000 | $2,232 | -3.4% |
| May 2, 2025 | PHA | Closed Apr 24, 2025 at $610,950 (recorded transfer). Penthouse-A — auxiliary penthouse inventory at the studio/small-unit tier. | $610,950 | — | |
| Apr 18, 2025 | M1 | 5 BR · 5.5 BA · 4,550 sfClosed Apr 11, 2025 at $9.2M — 7.54% under the $9.95M asking. M1 maisonette ground floor — 5BR / 5.5BA / 4,550 sqft = ~$2,022/sqft. Sponsor sale from Belnord Partners LLC; useful benchmark for the building's maisonette ground-floor inventory tier. | $9,200,000 | $2,022 | -7.5% |
The retrade record
Lines that have changed hands more than once in the public record — the building’s appreciation arc, apartment by apartment.
810 · 2,829 sf+4%
$7,000,000 ($2,474/sf) 2023 → $7,250,000 ($2,563/sf) 2025
Every recorded sale
Sort any column; filter by unit or keyword. Prices are the recorded transfer amount at the NYC Department of Finance.
67 recorded sales
| Apartment | ||||||
|---|---|---|---|---|---|---|
| Mar 24, 2026 | PHS | Closed Mar 6, 2026 at $930K (recorded transfer). Penthouse-S storage/staff configuration. | — | $930,000 | — | — |
| Feb 19, 2026 | 604 | Closed Feb 11, 2026 at $5,770,912 (recorded transfer; no public public listing data listing on record at this closing — likely off-market or sponsor stipulated value). 6th floor 6-line in the building's mid-tier inventory. | — | $5,770,912 | — | — |
| Feb 19, 2026 | 303 | Closed Jan 30, 2026 at $6,916,325 (recorded transfer; no public public listing data listing on record). 3rd floor 3-line — the same building's #303 (sqft 3,134, 4BR/4.5BA, interior courtyard exposure) configuration that has historically anchored the lower-floor 3-line tier. | — | $6,916,325 | — | — |
| Jan 30, 2026 | 1009 | 3 BR · 3 BAClosed Jan 27, 2026 at $4.9M — 5.77% under the $5.2M asking. 1009 — 3BR at 2,169 sqft = ~$2,259/sqft. | 2,169 | $4,900,000 | $2,259 | -5.8% |
| Aug 14, 2025 | 708 | Closed Aug 7, 2025 at $3,698,306 (recorded transfer). | — | $3,698,306 | — | — |
| Aug 19, 2025 | 810 | 4 BR · 4+ BAClosed Aug 5, 2025 at $7.25M — 3.33% under the $7.5M asking. 810 — 4BR at 2,829 sqft = ~$2,563/sqft. | 2,829 | $7,250,000 | $2,563 | -3.3% |
| Jul 7, 2025 | 712 | 5 BR · 4.5 BAClosed Jun 30, 2025 at $9.85M — 0.51% under the $9.9M asking. 712 — 5BR at 3,956 sqft = ~$2,490/sqft. Near full-ask close on a substantial 5BR floor plate. | 3,956 | $9,850,000 | $2,490 | -0.5% |
| Jul 7, 2025 | 709 | 4 BR · 3.5 BAClosed Jun 20, 2025 at $5.7M — 3.39% under the $5.9M asking. 709 — 4BR at 2,554 sqft = ~$2,232/sqft. | 2,554 | $5,700,000 | $2,232 | -3.4% |
| May 2, 2025 | PHA | Closed Apr 24, 2025 at $610,950 (recorded transfer). Penthouse-A — auxiliary penthouse inventory at the studio/small-unit tier. | — | $610,950 | — | — |
| Apr 18, 2025 | M1 | 5 BR · 5.5 BAClosed Apr 11, 2025 at $9.2M — 7.54% under the $9.95M asking. M1 maisonette ground floor — 5BR / 5.5BA / 4,550 sqft = ~$2,022/sqft. Sponsor sale from Belnord Partners LLC; useful benchmark for the building's maisonette ground-floor inventory tier. | 4,550 | $9,200,000 | $2,022 | -7.5% |
| Jan 16, 2025 | PHG | 3 BR · 2 BAClosed Jan 13, 2025 at $4.5M (recorded transfer). PHG — 3BR penthouse-G. | — | $4,500,000 | — | — |
| Nov 21, 2024 | 407 | — | $2,189,000 | — | — | |
| Nov 20, 2024 | 408A | Closed Nov 15, 2024 at $1,093,000 (recorded transfer). 408A — smaller A-suffix configuration. | — | $1,093,000 | — | — |
| Sep 6, 2024 | 504 | 4 BR · 4.5 BAClosed Sep 3, 2024 at $7.895M — 0.69% under the $7.95M asking. 504 — 4BR at 3,122 sqft = ~$2,529/sqft. Essentially full-ask close on a substantial 4BR floor plate. | 3,122 | $7,895,000 | $2,529 | -0.7% |
| Jul 1, 2024 | 711 | — | $6,850,000 | — | — | |
| Jul 15, 2024 | 101 | 4 BR · 3.5 BAClosed Jun 25, 2024 at $5.825M — 4.51% under the $6.1M asking. 101 — 4BR at 2,588 sqft = ~$2,251/sqft. Ground-floor 1-line apartment. | 2,588 | $5,825,000 | $2,251 | -4.5% |
| Jun 27, 2024 | 106 | 4 BR · 4 BAClosed Jun 24, 2024 at $6.05M — 4.72% under the $6.35M asking. 106 — 4BR at 2,573 sqft = ~$2,352/sqft. | 2,573 | $6,050,000 | $2,351 | -4.7% |
| May 9, 2024 | 412 | 2 BR · 2.5 BAClosed May 2, 2024 at $3.705M — 10.72% under the $4.15M asking. 412 — 2BR at 1,610 sqft = ~$2,301/sqft. Larger ask-to-close gap on the smaller 2BR tier. | 1,610 | $3,705,000 | $2,301 | -10.7% |
| May 8, 2024 | 1114 | 3 BR · 3 BAClosed Apr 25, 2024 at $5.65M — 4.24% under the $5.9M asking. 1114 — 3BR at 2,242 sqft = ~$2,520/sqft. | 2,242 | $5,650,000 | $2,520 | -4.2% |
| May 3, 2024 | 1112 | 6 BR · 6.5 BAClosed Apr 25, 2024 at $12.3M — 6.78% under the $13.195M asking. 1112 — substantial 6BR at 4,637 sqft = ~$2,652/sqft. Trophy-tier 11th floor; one of the building's largest 2024 closings. | 4,637 | $12,300,000 | $2,653 | -6.8% |
| Apr 29, 2024 | PHB | — | $1,120,075 | — | — | |
| Apr 25, 2024 | 904 | 4 BR · 4.5 BAClosed Apr 19, 2024 at $7.995M — 1.90% under the $8.15M asking. 904 — 4BR at 3,126 sqft = ~$2,557/sqft. Near full-ask close on a substantial 4BR floor plate. | 3,126 | $7,995,000 | $2,558 | -1.9% |
| May 3, 2024 | 306 | 4 BR · 4 BAClosed Apr 19, 2024 at $6.1M — 3.94% under the $6.35M asking. 306 — 4BR at 2,573 sqft = ~$2,371/sqft. Parallel comp to #106 closing same week at $6.05M; the 6-line stacks consistently in the $6.05-6.1M / 2,573 sqft band. | 2,573 | $6,100,000 | $2,371 | -3.9% |
| Apr 15, 2024 | 601 | 3 BR · 2.5 BAClosed Apr 1, 2024 at $5.35M — 5.31% under the $5.65M asking. 601 — 3BR at 2,203 sqft = ~$2,428/sqft. | 2,203 | $5,350,000 | $2,429 | -5.3% |
| Mar 28, 2024 | 1012 | 4 BR · 4.5 BAClosed Mar 22, 2024 at $8.175M — 8.09% under the $8.895M asking. 1012 — 4BR at 3,217 sqft = ~$2,541/sqft. | 3,217 | $8,175,000 | $2,541 | -8.1% |
| Feb 29, 2024 | 715 | 4 BR · 4.5 BAClosed Jan 17, 2024 at $6.7M — 38.92% under the $10.97M asking. 715 — 4BR at 3,646 sqft = ~$1,838/sqft. One of the most striking ask-to-close discounts in The Belnord's modern dataset — a $4.27M absolute-dollar gap from initial pricing. Either a substantial price discovery on stale inventory or a unique buyer/seller circumstance; significant outlier worth noting in marketing-strategy discussions for the building. | 3,646 | $6,700,000 | $1,838 | -38.9% |
| Mar 6, 2024 | 1008 | 3 BR · 3.5 BAClosed Nov 6, 2023 at $5.85M — full-ask, 0% off. 1008 — 3BR at 2,263 sqft = ~$2,585/sqft. Clean full-ask close in the building's most active 2023 window. | 2,263 | $5,850,000 | $2,585 | +0.0% |
| Nov 6, 2023 | 1111 | 4 BR · 4+ BAClosed Oct 31, 2023 (recorded Nov 3) at $13.85M — full-ask, 0% off. 1111 — 4BR at 5,069 sqft = ~$2,732/sqft. The largest full-ask trade in The Belnord's modern dataset; trophy-tier 11th floor full-floor configuration clearing at-ask documents strong demand at the building's apex in late 2023. | 5,069 | $13,850,000 | $2,732 | +0.0% |
| Oct 31, 2023 | 1103 | 4 BR · 4.5 BAClosed Sep 29, 2023 at $7.9125M — 5.24% under the $8.35M asking. 1103 — 4BR at 3,138 sqft = ~$2,521/sqft. | 3,138 | $7,912,500 | $2,522 | -5.2% |
| Aug 8, 2023 | 1107 | 3 BR · 3.5 BAClosed Jul 21, 2023 at $5.7M — 4.20% under the $5.95M asking. 1107 — 3BR at 2,263 sqft = ~$2,519/sqft. | 2,263 | $5,700,000 | $2,519 | -4.2% |
| Jun 30, 2023 | 1117 | 3 BR · 3.5 BAClosed Jun 16, 2023 at $5.35M — 10.76% under the $5.995M asking. 1117 — 3BR at 2,226 sqft = ~$2,403/sqft. Larger ask-to-close gap among 2023 closings. | 2,226 | $5,350,000 | $2,403 | -10.8% |
| Apr 28, 2023 | 209 | 4 BR · 4 BAClosed Apr 19, 2023 at $6,018,134 — 3.71% under the $6.25M asking. 209 — 4BR at 2,537 sqft = ~$2,373/sqft. | 2,537 | $6,018,134 | $2,372 | -3.7% |
| Apr 20, 2023 | 707 | 3 BR · 3.5 BAClosed Apr 17, 2023 at $5.6M — 5.08% under the $5.9M asking. 707 — 3BR at 2,264 sqft = ~$2,473/sqft. | 2,264 | $5,600,000 | $2,473 | -5.1% |
| Feb 17, 2023 | 907 | 3 BR · 3.5 BAClosed Feb 10, 2023 at $5.55M — 17.90% under the $6.76M asking. 907 — 3BR at 2,264 sqft = ~$2,452/sqft. Among the widest 2023 ask-to-close discounts; the parallel 707 closing two months later at $5.6M (-5.08%) shows the 7-line clearing in the $5.5-5.6M band regardless of asking-price aspirations. | 2,264 | $5,550,000 | $2,451 | -17.9% |
| Jan 25, 2023 | 411 | 2 BR · 2 BAClosed Jan 17, 2023 at $3.8M — 5% under the $4M asking. 411 — 2BR at 1,617 sqft = ~$2,350/sqft. | 1,617 | $3,800,000 | $2,350 | -5.0% |
| Jan 12, 2023 | 810 | — | $7,000,000 | — | — | |
| Jan 17, 2023 | 809 | — | $3,664,900 | — | — | |
| Dec 27, 2022 | 308 | — | $3,550,000 | — | — | |
| Dec 22, 2022 | 806 | — | $6,760,138 | — | — | |
| Dec 14, 2022 | 1015 | 5 BR · 4.5 BAClosed Dec 8, 2022 at $10,825,500 — 2.91% under the $11.15M asking. 1015 — 5BR at 4,124 sqft = ~$2,625/sqft. Tight discount-to-ask on a substantial 5BR floor plate. | 4,124 | $10,825,500 | $2,625 | -2.9% |
| Nov 21, 2022 | 1115 | 3 BR · 2.5 BAClosed Nov 14, 2022 at $5.195M — 20.08% under the $6.5M asking. 1115 — 3BR at 2,197 sqft = ~$2,364/sqft. One of the widest 2022 ask-to-close discounts. | 2,197 | $5,195,000 | $2,365 | -20.1% |
| Nov 10, 2022 | 1003 | 5 BR · 4.5 BAClosed Nov 2, 2022 at $8.2M (recorded transfer; no public public listing data listing on record at this closing). 1003 — 5BR at 3,963 sqft = ~$2,069/sqft. | 3,963 | $8,200,000 | $2,069 | — |
| Oct 20, 2022 | 103 | 4 BR · 4.5 BAClosed Sep 30, 2022 (recorded Oct 18) at $6,178,219 — 19.24% under the $7.65M asking. 103 — 4BR at 3,124 sqft = ~$1,977/sqft. Ground-floor configuration; among the widest 2022 ask-to-close discounts. | 3,124 | $6,178,219 | $1,978 | -19.2% |
| Oct 14, 2022 | 910 | — | $6,200,000 | — | — | |
| Oct 12, 2022 | 1017 | 5 BR · 4.5 BAClosed Sep 28, 2022 (recorded Oct 12) at $11.7825M — 9.09% under the $12.96M asking. 1017 — 5BR at 4,706 sqft = ~$2,503/sqft. | 4,706 | $11,782,500 | $2,504 | -9.1% |
| Nov 7, 2022 | 1004 | 4 BR · 4.5 BAClosed Sep 16, 2022 (recorded Sep 28) at $7.885M — 9.37% under the $8.7M asking. 1004 — 4BR at 3,123 sqft = ~$2,524/sqft. | 3,123 | $7,885,000 | $2,525 | -9.4% |
| Sep 14, 2022 | 201 | 4 BR · 4.5 BAClosed Aug 25, 2022 at $8.8M — 4.86% under the $9.25M asking. 201 — 4BR at 3,665 sqft = ~$2,401/sqft. | 3,665 | $8,800,000 | $2,401 | -4.9% |
| Aug 22, 2022 | 704 | — | $3,227,683 | — | — | |
| Sep 20, 2022 | 501 | 5 BR · 5.5 BAClosed Jul 28, 2022 at $8.5M — full-ask, 0% off. 501 — 5BR at 4,212 sqft = ~$2,018/sqft. Clean full-ask close on a substantial 5BR floor plate. | 4,212 | $8,500,000 | $2,018 | +0.0% |
| Jul 6, 2022 | 1010 | — | $2,955,525 | — | — | |
| Jun 28, 2022 | 1001 | 4 BR · 4+ BAClosed Jun 8, 2022 at $11.45M — 4.54% under the $11.995M asking. 1001 — 4BR at 4,243 sqft = ~$2,699/sqft. | 4,243 | $11,450,000 | $2,699 | -4.5% |
| Jun 23, 2022 | 901 | 5 BR · 7 BAClosed Jun 7, 2022 at $11,668,714 — 17.36% under the $14.12M asking. 901 — 5BR at 4,807 sqft = ~$2,427/sqft. Substantial trophy-tier 9th floor; the 17% discount on a $14M+ initial listing shows the wider discount discipline at the marquee tier. | 4,807 | $11,668,714 | $2,427 | -17.4% |
| Jun 16, 2022 | 205 | — | $2,621,993 | — | — | |
| Jun 14, 2022 | 516/5 | — | $9,999,000 | — | — | |
| Jun 30, 2022 | 905 | — | $6,350,000 | — | — | |
| May 16, 2022 | 401 | — | $2,562,000 | — | — | |
| May 20, 2022 | 1005 | — | $6,472,000 | — | — | |
| May 6, 2022 | 608 | — | $2,339,897 | — | — | |
| May 9, 2022 | 815 | — | $1,696,404 | — | — | |
| Apr 11, 2022 | M16 | 3 BR · 3.5 BAClosed Mar 31, 2022 (recorded Apr 5) at $4.8M — 3.90% under the $4.995M asking. M16 maisonette — 3BR at 2,238 sqft = ~$2,145/sqft. | 2,238 | $4,800,000 | $2,145 | -3.9% |
| Apr 8, 2022 | 114 | — | $4,435,000 | — | — | |
| Mar 24, 2022 | 315 | — | $4,275,000 | — | — | |
| Mar 16, 2022 | 410 | — | $5,750,000 | — | — | |
| Mar 2, 2022 | 908 | — | $5,700,000 | — | — | |
| Feb 24, 2022 | PHR | — | $995,000 | — | — | |
| Feb 28, 2022 | 104 | — | $3,266,400 | — | — | |
| Feb 4, 2022 | 111A | — | $2,100,000 | — | — |
Sales sourced from NYC Department of Finance recorded transfers (BBL 1-01234-0101) 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. Storage, parking, and commercial units are excluded from all figures. Floor- and line-level $/sf are time-controlled (each sale measured against the building’s going rate at the time of sale) and expressed at today’s pricing, so they isolate the floor or line premium rather than blend two decades of market movement.
Buying or selling at The Belnord?
Put this data to work.
Buying here
Know what’s fair before you offer — we’ll show you where each line trades, the building’s discount-to-ask pattern, and where the value sits right now.
Selling here
Price to the building’s real trajectory, not a guess — we’ll position your line against its true comps to maximize the outcome.