The Brentmore (88 Central Park West)
88 Central Park West, New York, NY 10023
Lincoln Square, Upper West Side
BBL 1011210036 · BIN 1079280
- Year built
- 1910
- Type
- Cooperative
- Units
- 28
- Floors
- 12
- Landmark
- Designated
- Pets
- Cats and small dogs typically permitted; confirm specifics
- Subletting
- Restrictive; minimum holding period and per-sublet board approval
Every recorded sale at this building, 2005–2025
Bedroom-by-bedroom medians, the full transfer record, and how units trade against ask.
- 4BR+ median
- $9.8M
- Recent range
- $2.3M – $18M
- Listing discount
- 0.0%
- Recorded transfers
- 32
The Brentmore is among the smaller and more discreetly prestigious pre-war cooperatives on Central Park West. Completed in 1910 by Schwartz & Gross — the same firm that designed 55 CPW two decades later — the Brentmore predates the Art Deco era and represents the early luxury apartment-house tradition that established CPW's residential character. Its 36-unit count places it among the smallest tier-one CPW buildings, in the same intimate-institutional category as the Dakota and the Langham.
The building has a quietly significant resident roster across decades: cultural, financial, and creative figures who have valued the building's discreet character and the apartment-as-craft tradition that pre-1920 CPW design represents. Floor plates are generous for the era, and most apartments are full-floor or multi-floor configurations.
For buyers who want pre-war architecture, intimate institutional culture, and a building whose public profile is deliberately understated, the Brentmore occupies a particular niche. The trade-off: inventory turnover is among the slowest on CPW; the apartments come available rarely and trade with patience.
Architecture and unit composition
The Brentmore's small unit count (36 across 12 floors) means apartments are unusually large for their building era. Typical apartments range from 2,500 sf to 5,000+ sf, with full-floor configurations at the upper end. Several apartments have been combined over the building's history to create even larger configurations.
Pre-war signatures throughout: 11–13 foot ceilings, formal entry galleries with extensive moldings, library-living combinations, primary suites with substantial proportions, kitchens that retain pre-war service-corridor configurations in some apartments, renovated to varying degrees in others. Original parquet floors and architectural detail are preserved in many units.
Park-facing apartments occupy the eastern flank — direct Central Park views from low to high floors. Corner Park-facing units (Park + cross-street exposure) command premium pricing for the cross-light and view.
Local Law 97
- 2024–2029 annual penalty
- $0 (under cap)
- 2030–2034 annual penalty
- $30,286/yr
- Per unit / month range
- $0 – $76
Facade safety — Local Law 11
The latest available filing classified the facade as Unsafe — conditions requiring corrective action, which under FISP means a protective sidewalk shed and repairs. Review the subsequent filings, the repair status, and the building’s board and financial materials — we pull the repair scope and funding picture 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 transfers 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 |
|---|---|---|---|---|---|
| Mar 5, 2025 | 4N | 5 BR · 4 BA · 5,700 sf | $18,000,000 | $3,158/sf | -10.0% |
| Nov 22, 2024 | 8S | 3 BR · 2.5 BA · 3,300 sf | $12,580,000 | $3,812/sf | +0.0% |
| May 14, 2024 | 8S | 3 BR · 2.5 BA · 3,300 sf | $13,315,000 | $4,035/sf | +15.8% |
| Apr 24, 2024 | 7 | 4 BR · 3 BA · 4,000 sf | $9,000,000 | $2,250/sf | -9.9% |
| Apr 13, 2024 | 3 | 4 BR · 2.5 BA | $6,318,250 | -2.8% | |
| Feb 13, 2024 | 5N | 4 BR · 3 BA | $10,625,000 | +23.5% | |
| Oct 12, 2022 | 11W | 3 BR · 2.5 BA | $5,875,000 | +0.0% | |
| May 14, 2020 | 11S | 3 BR · 3 BA · 3,500 sf | $11,000,000 | $3,143/sf | -18.5% |
Market read. Most recent trades (2025) cleared a median $3,158/sf across 1 sale. Median listing discount 10.0% 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 1-01121-0036) 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 on co-ops is not officially recorded, figures shown are approximate.
What to know if you’re buying
Board approval is rigorous, with intimate institutional culture. The building's small scale produces a board review process that emphasizes both financial qualification and lifestyle fit with current residents. Strong personal references are particularly important.
Pied-à-terre approval is exceptional. The board strongly prefers primary-residence buyers given the building's intimate institutional character.
Renovation is constrained by historic district status and the building's age. The 1910 vintage means substantial original detail to preserve; renovation that respects this is the expected path.
Inventory is rare; patience is required. Buyers with specific apartment criteria at the Brentmore should expect to wait — sometimes for years — for the right unit to become available.
View permanence is excellent. Central Park at the eastern flank; West 68th and 69th are residential streets with stable building heights.
What to know if you’re selling
Marketing is selective. Many Brentmore transactions occur with limited public marketing or entirely off-market through private network channels. Sellers should expect a marketing strategy that calibrates public exposure to seller and board preferences.
Pricing requires apartment-specific judgment. With a small unit count and apartment-to-apartment variation, comparable sales analysis is helpful but limited. Pricing benefits from broker familiarity with the Brentmore's specific inventory dynamics.
Buyer pool is small but committed. Buyers who pursue the Brentmore know what they're pursuing. The pool is narrow but substantively interested and financially substantial.
Mansion tax effects matter. Apartments routinely transact above $5M; full-floor configurations above $10M.
Closing timelines are co-op standard but discretion-influenced. 4–10 weeks from contract signing to closing.
Comparable buildings
If you're considering The Brentmore, also evaluate:
- The Dakota (1 W 72nd) — adjacent CPW co-op, oldest tier-one, similar intimate institutional culture
- The Langham (135 CPW) — pre-war co-op, similar small-building character
- The Beresford (211 CPW) — Roth three-tower landmark, larger institutional culture
- The Apthorp (390 West End at 79th) — pre-war landmark, mixed condo-co-op
- The Prasada (50 CPW) — pre-war co-op, similar intimate scale
The neighborhood
For the full corridor — architecture, schools, transit, and pricing across Central Park West — read The Roebling Team Guide to Central Park West.
The full playbook — what goes in the package, how boards read your financials, the interview, and the timeline — plus sample cover, reference, and personal letters you can adapt.
Considering a move at The Brentmore?
Request a private building brief with the relevant comparable sales, current and off-market availability, and an apartment-specific view of value.
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at The Brentmore 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.