Bring your architect! These fixer-uppers priced from $350K may be gold mines in the making

By CityRealty Staff | From Future New York Monday, July 21, 2025

294 Hicks Street, #2 is among many available apartments with great potential in great locations (Compass) | https://www.cityrealty.com/nyc/brooklyn-heights/294-hicks-street/apartment-2/EhBKfRYa

Buying a home in New York City is a major major win (shut up Fox News), but renovating it? That’s the part that can test your will to live (and your wallet). One minute you’re dreaming about that open kitchen with walnut millwork and imported stone, and the next you’re yelling at a contractor because your walls aren’t straight and the tile guy ghosted you for the third time. Welcome to the magic and mayhem of the NYC renovation.

Let’s rewind for a second. For first-time buyers especially, the phrase “bring your architect” can be confusing at best and terrifying at worst. Is that code for “this apartment has no walls and possibly no plumbing”? Sometimes, yes. Other times, it’s an opportunity to turn raw potential into your very own dream home. Want three bedrooms, two baths, and a walk-in pantry that’s actually a secret sauna? Bring your architect. Want a built-in slide from your office to your living room? Absolutely bring your architect...and maybe your therapist.

But before you let the HGTV fever set in, know that renovations in NYC aren’t like renovations anywhere else. Labor costs more. Materials cost more. Permits take forever. And just when you think you're done, your building might request a noise mitigation plan or decide they don't like the color of your new windows. Add in potential surprises behind the walls like crumbling plaster, rusty pipes, or wiring from the Roosevelt era (Teddy that is) and things can get real, fast. That’s why a contingency fund isn’t just smart, it’s essential.

That’s also why it pays (literally) to do your homework upfront. Before you even close, get an inspection, ideally by someone who’s seen the worst of NYC’s prewar and postwar building problems. A savvy inspector or design-build firm can spot the signs of water damage, sagging joists, and “creative” wiring that will eventually short-circuit your mood and your renovation. If you’re managing things yourself, find a contractor and structural engineer who work well together.

Getting board approval is no joke.

Many co-ops (and some condos) require you to submit an alteration agreement, architectural plans, floor protection policies, noise mitigation measures, and your first-born child. Okay, not the last one, but it might feel that way. Some buildings won’t even let you demo walls between April and September. If this sounds like a headache, it is. But hiring an expeditor or working with an architect who has experience in your building can make this process far less painful.

Existing versus alternate proposed floor plan for 1235 Park Avenue, #3A | https://www.cityrealty.com/nyc/carnegie-hill/1235-park-avenue/apartment-3A/xtrwyzhJoiJP

Then there’s the question of what you should renovate and how much value it actually adds. A sleek new kitchen and updated bath can bump your resale value, especially if your layout is smart and the finishes are high-end. But some updates are for you and no one else. That spa-style tub might look great on Instagram, but if it eats into your closet space, future buyers might side-eye it. Remember: always keep resale in the back of your mind, even if you think this is your forever home. (Because in NYC, “forever” often means five years.)

Logistically, renovating also means making some tough calls about how you’re going to live during the process. If you’ve got a place to crash or the budget for a temporary rental or hotel, super. If not, you’ll be living in a construction zone. Think plastic sheeting, dust in places dust shouldn't be, and a strong emotional bond with your Dyson. For people who like control and cleanliness, this might be the hardest part of all.

17 Prospect Place | https://cityrealty.com/n/I2744412

And if you live in a landmarked building or historic district? Buckle up. You’ll need Landmarks Preservation Commission approval for any exterior changes and possibly some interior ones. That pink stucco you were planning to slap on the back of your brownstone? Not happening. But for those willing to navigate the process, the reward is big. These homes have incredible bones, beautiful details, and the kind of charm that newer buildings just can’t replicate.

If you’re serious about tackling a renovation, the simplest route is a design-build firm that acts as your one-stop-shop. They’ll handle the architecture, permits, approvals, contractors, and execution. You’ll still need to make decisions (lots of them) but you won’t have to manage five different teams and a spreadsheet of pain. Prefer to DIY the process? That can work too, but only if you're organized, communicative, and ready for curveballs.

Ask yourself,

40 Sutton Place, #10M (Compass)

Or maybe… just maybe… you don’t do any of this. Maybe the apartment is fine as-is. Maybe YOU will slowly refresh over time like the fine wine you are. Or maybe you skip the headache entirely and buy a turn-key place where someone else already suffered through the renovation so you don’t have to. That, too, is a form of winning. So, if this didn't spook you, we've rounded up a selection of listings across NYC that are priced with renovation in mind -- candidates for anyone ready to “bring your architect, contractor, or designer.”

Select listings needing some TLC

Morningside Gardens, #18E
$350,000

Morningside Heights | Cooperative | Studio, 1 Bath

Morningside Gardens, #18E (Bond New York Properties LLC)

From the Listing: High Floor, Sun Drenched Views, Oversized Studio with Windowed Eat In Kitchen, highlight this 18th floor apartment. Floor to ceiling windows, distant east as well as southern exposures. All season views of Morningside Gardens to Morningside Park; bring your ideas and make it your own. Beautifully landscaped grounds with ornamental trees, perennial gardens as well as a fun playground in the heart of the community. See floor plan and full details here.

Gracie Gardens, #4B
$449,000

Yorkville | Cooperative | 1 Bedroom, 1 Bath

Gracie Gardens, #4B (Bond New York Properties LLC)

From the Listing: This expansive one-bedroom estate-condition residence is ready to become your dream home! **Sponsor sale. No board approval.** Upon entering, youll be greeted by stunning proportions, elegant archways, and an abundance of natural light. The spacious foyer leads into the 21-foot-long living area, with wide windows overlooking the beautiful gardens. See floor plan and full details here.

The Churchill, #7P
$599,000

Murray Hill | Condop | 1 Bedroom, 1 Bath

The Churchill, #7P (Corcoran Group)

From the Listing: BRING YOUR CONTRACTOR-ESTATE SALE Welcome to 300 East 40th Street 7P! Looking for a great value and to make an apartment all your own? Bring your contractor to this oversized and well proportioned 1 bedroom/1 bathroom south facing home!As you enter 7P, a generous foyer greets you, with huge potential for a fully opened kitchen to come to life! See floor plan and full details here.

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50 Lefferts Avenue, #4F
$650,000

Prospect Lefferts Gardens | Cooperative | 1 Bedroom, 1 Bath

50 Lefferts Avenue, #4F (Douglas Elliman Real Estate)

From the Listing: Charming XL Corner apartment in Prospect Lefferts Gardens Pre-War Doorman Co-op. This spacious (approx. 885 sq.ft) and double-exposure One-bedroom apartment offers a perfect blend of Art Deco charm and a desirable layout. As you enter the spacious foyer, you will notice hardwood flooring with intricate inlays, 7 inch baseboards and a graceful arched doorway. See floor plan and full details here.

250 Mercer Street, #C603
$695,000

Greenwich Village | Cooperative | 1 Bedroom, 1 Bath

250 Mercer Street, #C603 (Compass)

From the Listing: Welcome to this distinctive and expansive one bedroom loft, featuring a dramatic open layout with soaring ceilings and a skylight that fills the space with natural light. Spanning approximately 1,100 square feet (per floorplan), this residence is set in a prominent prewar building near Washington Square Park and offers exceptional custom storage throughout. Ceiling heights reach up to approximately 18'8" in the living room, with 14'3" clear in most areas; the kitchen and loft areas measure approximately 7' and 6'9", respectively. The home is in estate condition and presents a remarkable opportunity to create your dream space. See floor plan and full details here.

40 Sutton Place, #10M
$775,000 (-13.4%)

Beekman/Sutton Place | Condominium | 1 Bedroom, 1 Bath | 1,085 ft²

40 Sutton Place, #10M (Compass)

From the Listing: Welcome to Penthouse 10M at 40 Sutton Place. Offered for the first time, this exceptional penthouse presents a rare opportunity to create your dream home. With over 1,050 square feet of interior living space and a private 300+ square-foot terrace, this residence is ready for a full renovation so bring your contractor and designer to unlock its full potential! See floor plan and full details here.

Kips Bay Towers, #2K
$800,000

Gramercy Park | Condominium | 1 Bedroom, 1 Bath | 1 ft²

Kips Bay Towers, #2K (Brown Harris Stevens Residential Sales LLC)

From the Listing: Bring your contractor and create your dream 1-bedroom home at the highly coveted Kips Bay Towers Condominium. This spacious 1-bedroom apartment has all-day sunlight from its wall-to-wall oversized windows. The living room has great separation between the living and dining, and the apartment also has excellent closet space. See floor plan and full details here.

19 East 88th Street, #4H
$850,000

Carnegie Hill | Cooperative | 1 Bedroom, 1 Bath | 1,000 ft²

19 East 88th Street, #4H (Corcoran Group)

From the Listing: Bring Your Architect and Imagination-This Corner Residence Awaits a Full Renovation Nestled within one of Carnegie Hill's most coveted prewar cooperatives, Apartment 4H at 19 East 88th Street offers an extraordinary opportunity to reimagine approximately 1,000 square feet of prime Upper East Side living. This gracious one-bedroom, one-bathroom corner home-awaits a full gut renovation to unlock its full potential. See floor plan and full details here.

The Gotham House, #4CD
$875,000

Murray Hill | Cooperative | 2 Bedrooms, 2 Baths

The Gotham House, #4CD (Corcoran Group)

From the Listing: Bring Your Architect - Priced to Sell! Cash Buyers Only! Opportunity knocks with this light-filled and spacious two-bedroom, two-bathroom co-op spanning over 1,000 square feet.This bright and airy home offers incredible potential and awaits your personal touch and full customization. Sold as is. See floor plan and full details here.

Carlton Regency South, #15B
$999,000

Murray Hill | Cooperative | 2 Bedrooms, 2 Baths

Carlton Regency South, #15B (Compass)

From the Listing: OPPORTUNITY KNOCKS ……..bring your architect! This well-proportioned 2-bedroom/2 bath floor plan with open city views presents an opportunity to customize the space to suit your needs. The kitchen, dining, and living areas can easily be combined to create a spacious and sun-flooded great room. A glass-enclosed solarium off the primary bedroom suite offers 3 exposures and could make a wonderful home office. See floor plan and full details here.

65 West 95th Street, #8C
$999,500

Central Park West | Cooperative | 2 Bedrooms, 1.5 Baths

65 West 95th Street, #8C (Compass)

From the Listing: Nestled in a prime location just steps from the iconic Central Park, this spacious two-bedroom, 1.5-bath apartment offers a rare opportunity to create your dream home in the heart of the city. Both primary bedrooms offer generous space, providing a comfortable retreat with plenty of room to unwind. The living and dining area is perfect for entertaining, with a seamless flow. The windowed kitchen is spacious, with natural light and ready for your personal touch. Estate condition. See floor plan and full details here.

The Brevoort, #2V
$1,045,000

Greenwich Village | Cooperative | 1 Bedroom, 1 Bath

The Brevoort, #2V (Douglas Elliman Real Estate)

From the Listing: Beautiful and spacious one bedroom one bath at the renowned Lower Fifth Avenue Gold Coast Brevoort coop! Delightful walk through kitchen and dining area that opens to large patio is perfect for entertaining or quiet enjoyment of the outdoors! Washer dryer permitted! Well laid out bathroom with tub.An additional half bathroom is also feasible and permitted. Bring your designer style and imagination to this wonderful unit and make it home! See floor plan and full details here.

Astor Terrace, #18A
$1,100,000

Yorkville | Condominium | 2 Bedrooms, 1.5 Baths | 967 ft²

Astor Terrace, #18A (Douglas Elliman Real Estate)

From the Listing: Bring Your Contractor & Your Vision To Create Your Dream Home. This converted Junior 4 condo offers the perfect opportunity to customize a spacious 2-Bedroom (1 Bedroom + Den), 1.5 Bath Residence with great bones and gorgeous light. With eastern exposure and partial river views, you'll enjoy sunrises from your private balcony. The layout includes a spacious living room, ideal for entertaining, and a kitchen that can be opened to create a seamless, modern flow. See floor plan and full details here.

The Jefferson, #1F
$1,150,000

Greenwich Village | Cooperative | 2 Bedrooms, 1 Bath

The Jefferson, #1F (Compass)

From the Listing: Design Your Dream Home in the Heart of Greenwich Village! All offers welcome—bring your contractor and seize this rare chance to craft a one-of-a-kind home in the vibrant heart of Greenwich Village.

Unlock the full potential of this hidden gem in the Village’s storied Gold Coast. Residence 1F at 55 East 9th Street offers an extraordinary blank canvas in one of Manhattan’s most sought-after neighborhoods. See floor plan and full details here.

Lenox House, #14C
$1,175,000

Lenox Hill | Cooperative | 2 Bedrooms, 2 Baths

Lenox House, #14C (Douglas Elliman Real Estate)

From the Listing: Fantastic Opportunity to Create Your Dream Home Perched on a high floor in a premier Lenox Hill cooperative, this spacious two-bedroom, two-bath apartment offers an exceptional canvas for your vision. The residence features generously proportioned rooms, including a large, sun-filled living room, a dedicated dining area, two full-sized bedrooms, two full baths, a windowed kitchen, and abundant closet space throughout. See floor plan and full details here.

48 Gramercy Park North, #4B
$1,190,000

Gramercy Park | Cooperative | 1 Bedroom, 1 Bath | 650 ft²

48 Gramercy Park North, #4B (Corcoran Group)

From the Listing: Overlooking Manhattan's only private park-and with coveted key access-this intimate, five-residence co-op seamlessly blends pre-war grandeur with modern convenience. Apartment 4B is filled with character and light, featuring soaring 10 1/2 foot ceilings and oversized original windows that bathe the space in natural sunlight throughout the day. A working wood-burning fireplace with a stately Italianate mantle anchors the gracious living room, offering an ideal setting for both quiet evenings and elegant entertaining. Bring your architect and make it your own! See floor plan and full details here.

1235 Park Avenue, #3A
$1,350,000

Carnegie Hill | Condominium | 3 Bedrooms, 2 Baths | 1,500 ft²

1235 Park Avenue, #3A (Brown Harris Stevens Residential Sales LLC)

From the Listing: A rarely available PREWAR CONDO on Park Avenue! Priced to allow for you to create your ideal home, this versatile almost 1500sf CLASSIC 6 -estate condition- space has several possible layout scenarios. With essentially 2 living rooms, an EASY 3 bedroom plus dining room can be created to fit your needs (see alternate plan for one version). See floor plan and full details here.

York River House, #PHB4
$1,495,000

Lenox Hill | Condop | 2 Bedrooms, 2 Baths

York River House, #PHB4 (Brown Harris Stevens Residential Sales LLC)

From the Listing: GLORIOUS 2 BEDROOM 2 BATH TERRACED PH RIVER & SKYLINE VUS! Bring your designer to create your dream home approx.1500 feet of fabulous space with all room facing fantastic river and skyline sun filled views! This spacious home with its 8x30 foot setback terrace needs a facelift but where else do you find your own outdoor Shangrila to enjoy morning coffee or watch the sunset? See floor plan and full details here.

London Towne House, #15C
$1,650,000

Chelsea | Cooperative | 2 Bedrooms, 2 Baths

London Towne House, #15C (Compass)

From the Listing: Pinch yourself, it's real! Spectacular 180° views of historical Chelsea, the Seminary and modernist architecture of West Chelsea…watch boats along the Hudson amidst all-day sunshine and stunning sunsets from the west-facing windows of the only duplex in the coveted London Towne House. Two one-bedroom units were combined via a spiral staircase to create this unique sun-filled apartment. The upstairs is made for entertaining with its large open kitchen (and custom pantry) and a dining and living area lined with floor to ceiling custom bookshelves with a concealed bar. Downstairs is a large bedroom and an expanded tiled bathroom with a 10 jet Jacuzzi waterfall shower. The den has custom shelving and opens to a large office with a closet with washer/dryer hookup.The office can be used as a guest room with a private entrance.

Bring your designer and a little love to realize your dream of living in a singular, spectacular home in a prime location. See floor plan and full details here.

55 Poplar Street, #6B
$1,750,000

Brooklyn Heights | Condominium | 2 Bedrooms, 1.5 Baths | 1,069 ft²

55 Poplar Street, #6B (Compass)

From the Listing: Enjoy spectacular views and the great outdoors in Brooklyn Heights! This 2BR CONDO features a 576-square foot PRIVATE ROOF SPACE, ready to create your own urban oasis with glorious Brooklyn Bridge, East River, Manhattan Skyline & New York Harbor views! See floor plan and full details here.

116 Ryerson Street, #TH
$2,350,000

Clinton Hill | Townhouse | 5 Bedrooms, 4 Baths | 2,960 ft²

116 Ryerson Street, # (Compass)

From the Listing: 116 Ryerson Street – Legal Three-Family Brick Townhouse in Clinton Hill. Located on a quiet, tree-lined street in the heart of Clinton Hill, 116 Ryerson Street is a legal three-family (C0) brick townhouse offering 2,100 square feet of interior space on a 20 ft x 100 ft lot. With solid bones and classic proportions, this 20 ft-wide property presents a rare opportunity for end-users, investors, or those seeking a live-plus-income setup in one of Brooklyn’s most desirable neighborhoods.

Bring your architect and your imagination — this is a unique chance to reimagine a Brooklyn townhouse with character, scale, and potential. See floor plan and full details here.

473 West End Avenue, #12AA
$2,695,000

Riverside Dr./West End Ave. | Cooperative | 4 Bedrooms, 3 Baths

473 West End Avenue, #12AA (Compass)

From the Listing: NO BOARD APPROVAL: REVISION-READY EXPANSIVE CLASSIC. The proposed alternate plans offered for this jumbo-scaled home do not yet exist in this estate-condition residence. However, what does exist is a big, high-floor home with high ceilings, a big living room, a big dining room, a big, windowed kitchen, three big bedrooms (with a corner primary suite), a sizable bonus fourth bedroom/office, three full baths, ample closets, and a classic layout. There is room for a home office and a washer/dryer and a big life is well accommodated here. See floor plan and full details here.

714 Broadway, #10
$3,150,000

NoHo | Cooperative | 3 Bedrooms, 2 Baths

714 Broadway, #10 (Compass)

From the Listing: BRING YOUR ARCHITECT – Rare NoHo Loft with Washington Square Park Views. Welcome to Residence #10 at 714 Broadway — a sun-drenched, full-floor artist's loft offering endless design potential in the heart of NoHo. See floor plan and full details here.

294 Hicks Street, #2
$3,200,000

Brooklyn Heights | Condominium | 2 Bedrooms, 2 Baths | 1,976 ft²

294 Hicks Street, #2 (Compass)

From the Listing: 294 Hicks is a charming historic residence filled with timeless character and it awaits a discerning eye to bring out its fullest promise. This is a rare opportunity for those with vision, ready to transform a beautiful canvas into something deeply personal and truly extraordinary. Bring your inspiration, your architect, and a sense of possibility. See floor plan and full details here.

200 Mercer Street, #PH4C
$3,250,000

Greenwich Village | Cooperative | 2 Bedrooms, 2 Baths | 2,000 ft²

200 Mercer Street, #PH4C (Serhant)

From the Listing: Bring your architect-and your imagination-to this one-of-a-kind NoHo penthouse loft. Featuring approximately 1,000 sq ft of private outdoor space, this sun-drenched residence crowns a historic building that once served as horse stables. From the moment you enter through the landscaped courtyard, you're transported into a private urban oasis rarely found in Manhattan. Inside, classic loft features shine: exposed brick, original wood beams, and a wood-burning fireplace. With three exposures, natural light pours in throughout the day-and the potential to add skylights could enhance the bright, airy feel even further. See floor plan and full details here.

17 Prospect Place, #TH
$3,250,000 (-5.1%)

Park Slope | Townhouse | 5 Bedrooms, 2.5 Baths | 3,000 ft²

17 Prospect Place, # (Corcoran Group)

From the Listing: After more than three decades of care by one family, this two-family Park Slope brownstone at 17 Prospect Place is ready to begin its next chapter. With its "great bones" and generous space, this is the perfect opportunity to bring your vision to life. While the interior awaits your personal touch and upgrades, you can rest assured knowing that all major mechanicals have been recently updated within the last decade. See floor plan and full details here.

Fred Leighton Building, #4W
$4,250,000

Park/Fifth Ave. to 79th St. | Cooperative | 3 Bedrooms, 3 Baths

Fred Leighton Building, #4W (Compass)

From the Listing: Historic and Elegant Apartment in a Landmark Building! Welcome to Residence 4W, a grand and elegant Classic 7 home in the iconic 45 East 66th Street. This spacious residence boasts soaring 10'5" ceilings, oversized casement windows with sweeping views over Madison Avenue, rich hardwood floors, and intricate crown moldings that speak to the building’s historic charm. With its generous layout and refined architectural details, 4W offers timeless sophistication in one of Lenox Hill’s most sought-after addresses. A perfect canvas for luxurious living - this home presents a rare opportunity to bring your architect and create your dream residence tailored to your vision. Private storage is included with the sale. See floor plan and full details here.

Would you like to tour any of these properties?

This is your member's center

In this article:

Getting board approval is no joke.

Select listings needing some TLC

Morningside Gardens, #18E
$350,000

Gracie Gardens, #4B
$449,000

The Churchill, #7P
$599,000

Select which properties are of interest to you:

50 Lefferts Avenue, #4F
$650,000

250 Mercer Street, #C603
$695,000

40 Sutton Place, #10M
$775,000 (-13.4%)

Kips Bay Towers, #2K
$800,000

19 East 88th Street, #4H
$850,000

The Gotham House, #4CD
$875,000

Carlton Regency South, #15B
$999,000

65 West 95th Street, #8C
$999,500

The Brevoort, #2V
$1,045,000

Astor Terrace, #18A
$1,100,000

The Jefferson, #1F
$1,150,000

Lenox House, #14C
$1,175,000

48 Gramercy Park North, #4B
$1,190,000

1235 Park Avenue, #3A
$1,350,000

York River House, #PHB4
$1,495,000

London Towne House, #15C
$1,650,000

55 Poplar Street, #6B
$1,750,000

116 Ryerson Street, #TH
$2,350,000

473 West End Avenue, #12AA
$2,695,000

714 Broadway, #10
$3,150,000

294 Hicks Street, #2
$3,200,000

200 Mercer Street, #PH4C
$3,250,000

17 Prospect Place, #TH
$3,250,000 (-5.1%)

Fred Leighton Building, #4W
$4,250,000

This is your member's center

In this article:

Getting board approval is no joke.

Select listings needing some TLC

Select which properties are of interest to you:

Select which properties are of interest to you:

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