The Brentmore (88 Central Park West)
88 Central Park West, New York, NY 10023
- 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.
- 3BR median
- $13.3M
- Recent range
- $2.3M – $13.3M
- Listing discount
- -9.4%
- 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 unusually 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
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 10, 2025 | 4N/5W | 5 BR · 3+ BA · 5,700 sf Closed Mar 5, 2025 (recorded Mar 7) at $18M — 10% under the $20M asking. 4N/5W — 5BR/3+BA at 5,700 sqft = ~$3,158/sqft. The same #4N/5W combination previously closed at $20.9M in Oct 2006 — 13.9% nominal DECLINE across 18.5 years on this specific combined apartment, the building's clearest cross-cycle datapoint and a striking long-term comp on the trophy combination tier. | $18,000,000 | $3,158/sf | -10.0% |
| Nov 29, 2024 | 8S | 3 BR · 2.5 BA · 3,300 sf Closed May 14, 2024 (recorded Nov 26) at $12.58M — 9.39% OVER the $11.5M asking. 8S — 3BR at 3,300 sqft = ~$3,812/sqft. Premium-to-ask close on the S-line. | $12,580,000 | $3,812/sf | +9.4% |
| May 23, 2024 | 8S | 3 BR · 2.5 BA · 3,300 sf | $13,315,000 | $4,035/sf | off-mkt |
| Apr 24, 2024 | 7 | 4 BR · 3 BA · 4,000 sf | $9,000,000 | $2,250/sf | off-mkt |
| Mar 4, 2024 | 3N | Closed Feb 28, 2024 (recorded Mar 4) at $6,318,250 (recorded transfer; no public public listing data listing at this closing — off-market trade). 3N — lower-floor N-line. | $6,318,250 | off-mkt | |
| Feb 15, 2024 | 5N | 4 BR · 3 BA Closed Feb 13, 2024 (recorded Feb 14) at $10.625M — 23.55% OVER the $8.6M asking. 5N — 4BR/3BA. The largest premium-to-ask close in The Brentmore's modern dataset — $2.025M absolute-dollar premium. Same #5N previously traded at $11.25M in May 2014 — 5.5% nominal DECLINE across 9.8 years on this specific apartment. | $10,625,000 | +23.5% | |
| Dec 9, 2022 | 7N | 4 BR · 2.5 BA · 3,700 sf Closed Dec 5, 2022 (recorded Nov 29) at $9M (recorded transfer; public listing data reported as #7/8N at $9.985M with 'can't find government record' — the recorded #7N transfer reflects $9M, $985K below the SE-reported price for the combined 7/8N marketing). 7N — 4BR at 3,700 sqft = ~$2,432/sqft. Same #7N previously traded at $9M in Oct 2009 — virtually flat pricing across 13 years on this specific apartment. | $9,000,000 | $2,432/sf | off-mkt |
| Oct 17, 2022 | 11W | 3 BR · 3 BA Closed Oct 18, 2022 (recorded Oct 12) at $5.875M — full-ask, 0% off. 11W — 3BR W-line. Clean full-ask close in 2022. | $5,875,000 | +0.0% |
Market read. Most recent trades (2024) cleared a median $4,933/sf across 2 sales. Median listing discount 5.6% 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 13, 2024 | 3 | $6,318,250 |
| Oct 13, 2006 | 4N | $20,900,000 |
| Nov 14, 2005 | 4N | $3,500,000 |
| Jul 29, 2005 | 6W | $4,500,000 |
| Nov 14, 2005 | 5W | $3,500,000 |
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 Roebling Team at The Brentmore
The Roebling Team at Compass specializes in Central Park West, the Upper West Side, and the broader Park-facing Manhattan market. We publish this building profile because CPW buyers and sellers deserve building-specific intelligence — architecture, board culture, transactional mechanics, and the realities of pricing at the apartment level — not generic market commentary.
If you're considering a purchase or sale at The Brentmore, a 30-minute consultation is the right starting point. We'll bring the full context this page provides plus the transactional specifics your situation requires — financial structuring, board approvability, comparable analysis at the apartment level, and the pacing strategy that fits your timeline.