Waterline Square
10 / 30 Riverside Boulevard; 639 West 59th Street, New York, NY 10069
Lincoln Square, Upper West Side
BBL 1011717515
- Type
- Condominium
- Landmark status
- Not an individual landmark; not in a historic district
- NYC Landmarks Preservation Commission and City Planning records, updated February 2026
- Doorman
- Full-time doorman
Every recorded sale at this building, 2020–2026
Price-per-square-foot over time, the line- and floor-premium curves, and every recorded sale.
- Median $/sf, 2025
- $3,199
- floor-adjusted, 1 sale
- Listing discount
- 8.9%
- Recorded sales
- 85
- On record
- 2020–2026
Own an apartment here? See what it would sell for.
A Private Pricing Opinion — what your apartment at Waterline Square 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.
Waterline Square is a $2.3 billion three-tower three-architect three-interior-designer luxury condominium-and-rental complex at the final phase of the Riverside South plan.
What makes it singular begins with that three-architect three-interior-designer strategy, unusual in NYC residential development — Richard Meier & Partners (One Waterline) with Champalimaud Design, Kohn Pedersen Fox (Two Waterline) with Yabu Pushelberg, and Rafael Viñoly (Three Waterline) with Groves & Co., buildings that GID president James Linsley described as "almost like cousins. They communicate with each other architecturally" (Wall Street Journal). Binding the three towers together is the Waterline Club, a 100,000-square-foot, three-level underground amenity center designed by Rockwell Group — indoor tennis court, squash court, 30-foot rock-climbing wall, half-pipe skate park, golf simulator, indoor soccer field, 25-meter 3-lane lap pool, children's pool, two-lane bowling alley, gardening studio, recording studio, cards parlor, games lounge, screening room, and pilates, boxing, and yoga studios, a program comprehensive enough to land on a 2017 list of "the most outrageous amenities at NYC apartments." Crowning all of it is the 2.6-acre Waterline Square Park by Mathews Nielsen Landscape Architects, laid out atop the amenity center.
Architecture and building operations
The Waterline Square parcel is the final phase of the Riverside South plan — the long-running redevelopment of the 77-acre Penn Central rail yard between West 59th and West 72nd Streets. Donald Trump first acquired the site in 1974; the parcel changed hands repeatedly through Hong Kong investors, Extell Development (acquired 2009 with Carlyle Group for $1.76 billion), and finally GID (acquired the Riverside Center parcel from Extell in 2015 for $676 million).
Per Robert A.M. Stern, Thomas Mellins, and David Fishman in New York 1960, the original 1960s Litho City plan for the site was offered to Le Corbusier, who "would not see them." The Litho City project ultimately went to Kelly & Gruzen and died in 1966 over union financing.
Three towers, three architects, three interior designers, one shared 100,000-sq-ft amenity center. Located between West 59th and West 61st Streets, West End Avenue and the Hudson River.
- One Waterline Square — 10 Riverside Boulevard. 37-story; architect Richard Meier & Partners; interior design Champalimaud Design. 272 total units (56 condos + 216 rentals).
- Two Waterline Square — 30 Riverside Boulevard (also addressed 400 West 61st Street). Architect Kohn Pedersen Fox; interior design Yabu Pushelberg. The largest building. 646 total units (160 condos + 216 rentals).
- Three Waterline Square — 639 West 59th Street. Architect Rafael Viñoly; interior design Groves & Co. 244 total units (47 condos + 167 rentals).
In November 2016 GID secured $1.243 billion in construction financing — at the time one of the largest construction loans in NYC history. Construction topped out December 2017. Sales began June 2017 with a projected $1.15 billion sellout, average price $4.4M. In February 2018 Architectural Digest named Waterline Square "New York City's fastest-selling condominium development," having sold 53 units worth $200M+ in six months. Project completed June 2020.
At ground level: Harry's Table by Cipriani, a 28,000-sq-ft food market that opened mid-2022. All three buildings have separate condo and rental entrances; condos begin at the 20th floor of each tower.
All units feature Gaggenau Hausgeräte appliances, Valli & Valli, Dornbracht finishes.
Policy framework
- Type: Condominium across all three towers
- Pets: Permitted under standard condominium framework
- Pied-à-terre: Permitted
- Subletting: Permitted under condominium procedures
- Financing: Standard condominium LTV
- LLC/trust/foreign buyers: All permitted (Waterline Square has been a major destination for international buyers since opening)
- Right of first refusal: Procedural only
Building staffing and amenities
- Doorman
- Full-time doormanSource: recent listing records
- Concierge
- YesSource: recent listing records
- Elevator
- YesSource: NYC Department of Buildings elevator records
Staffing and amenities as our building profile and recent listing records describe them. A feature not listed is not confirmed absent.
Recent sales
Recent closings at this building, from The Roebling Research Library. Prices are the transfer amounts recorded with the NYC Department of Finance; apartment-level detail is checked against the building’s own file in The Roebling Research Library before publishing.
| Date | Unit | Apartment | Price | PPSF | vs. Ask |
|---|---|---|---|---|---|
| Aug 7, 2025 | 30A | 3 BR · 3.5 BA · 2,012 sf | $6,300,000 | $3,131/sf | -9.4% |
| Nov 30, 2023 | 29E | 2 BR · 2.5 BA · 1,615 sf | $4,230,000 | $2,619/sf | -5.9% |
| Nov 22, 2023 | 29B | 3 BR · 3.5 BA · 2,344 sf | $6,550,000 | $2,794/sf | -9.7% |
| Oct 19, 2023 | 34E | 2 BR · 2.5 BA · 1,497 sf | $4,150,000 | $2,772/sf | -5.3% |
| Jun 30, 2023 | 28E | 2 BR · 2.5 BA · 1,615 sf | $4,190,000 | $2,594/sf | -2.1% |
| Jun 20, 2023 | 34C | 2 BR · 2 BA · 1,532 sf | $3,907,200 | $2,550/sf | -4.0% |
| May 12, 2023 | PHA | 5 BR · 6.5 BA · 6,566 sf | $25,518,750 | $3,886/sf | -5.5% |
| Mar 15, 2023 | 35C | 2 BR · 2.5 BA · 1,503 sf | $3,980,000 | $2,648/sf | -2.9% |
Market read. $/sf is measured on the latest sales with reliable square footage (2025): a median $3,199/sf (floor-adjusted) across 1 sale. The building has traded as recently as 2026. Median listing discount 8.9% 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 29, 2026 | 5L | $2,085,000 |
| Apr 8, 2026 | 146 | $2,650,000 |
| Apr 3, 2026 | 5L | $1,300,000 |
| Mar 5, 2026 | 25C | $2,025,000 |
| Feb 13, 2026 | 5E | $1,925,000 |
| Dec 17, 2025 | 28D | $4,295,000 |
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 1-01171-7515). Apartment-level facts (line, condition, asking-price context) curated and cross-verified in The Roebling Research Library. 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.
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At the recent median sale of $1.93M (23 sales since 2024), a buyer putting 25% down would pay about $78,185 to close, or 4.1% of the price.
- Mansion tax: $19,250
- Mortgage recording tax: $27,792
- Title insurance: $8,663
- Attorneys, lender, building fees, reserves and filings: $22,480
Assumes a resale (the seller pays transfer taxes), a $4,500 attorney fee and a mortgage on the rest.
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Architectural register
Justin Davidson (July 2022) on Waterline Square Park: "Finally, at least some West Siders got a better outcome than just the compromises that their ancestors negotiated."
What to know if you’re buying
The three-architect three-interior-designer strategy is structurally distinguishing. Real architectural-history credential.
The Waterline Club 100,000-sq-ft amenity center is among the most comprehensive in NYC residential.
The 2.6-acre Waterline Square Park by Mathews Nielsen Landscape Architects is real urban-design infrastructure.
The Harry's Table by Cipriani ground-floor food market activates the building's commercial identity.
Standard condominium policy framework — pied-à-terre, subletting, LLC, trust, foreign buyer all permitted.
The Abu Dhabi Investment Authority sponsor pedigree anchors institutional credibility.
Comparable buildings
- One West End (1 West End Avenue) — Pelli Clarke Pelli 2017; immediate Riverside Center peer
- 35 Hudson Yards — SOM 2019; nearby West Side trophy peer
- 15 Hudson Yards — DS+R 2018; nearby Hudson Yards peer
- 535 West End Avenue — Lagrange 2011; nearby West End Avenue contemporary peer
- Manhattan View at MiMA (460 West 42nd Street) — Arquitectonica 2011; nearby West Side peer
Sources: The Roebling Research Library (offering plans, house rules, financial statements, board minutes, internal transaction records); NYC Department of Finance recorded transfers; publicly recorded NYC building data.
More Upper West Side buildings
- 10 West 66th Street (Park Ten) — 1969 co-op
- 10 West 86th Street — 1925 co-op by Emery Roth
- Pomander Walk — 1921 co-op
- 11 West 69th Street — 1927 co-op
- 11 West 81st Street — 1908 co-op
- 11 West 95th Street — 1899 co-op
The neighborhood
For the full corridor — architecture, transit, and pricing across Upper West Side — read The Roebling Team Guide to Upper West Side.
How to read the facts on this page. Items attributed to an offering plan describe the building as it was offered at that filing — unit mix, square footage, the amenity program as planned. They are not a statement about how the building operates today. Tax and compliance figures are sourced separately to current City records and carry their own dates. House rules, staffing and fee policy can change by board resolution without any public filing: treat every policy line here as a starting point for diligence and confirm it with the managing agent. Where this page compares one building or neighborhood to another, that is our analysis of the recorded record — it names the measure, the period and the sample it rests on, and it is an observation about medians rather than a prediction about any particular apartment.
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646.939.7375 · c.cohen@compass.com