For the Love of Loggias: Rare New York City listings with private outdoor rooms

277 Fifth Avenue, #PH55 | https://www.cityrealty.com/nyc/flatiron-union-square/277-fifth-avenue/58734/PH55/ADqbKpUPGOJCD

Tuesday, Aug 4, 2026 By CityRealty Staff, CityRealty contributor

Loggias have been desirable architectural features for centuries. When done right, they create an elegant middle ground between indoor space and the outdoors. And since New York City doesn't quite have a Mediterranean climate, in residential buildings, loggias can offer more shelter from wind, noise, drizzle, and the peeping eyes of your neighbors than a typical balcony or terrace. Simply put, their depth and semi-enclosure provide more privacy and comfort than other types of private outdoor space.

Let’s backtrack. In apartment listings, a loggia describes a recessed, covered outdoor room that is more sheltered than a projecting balcony and more architectural than a simple terrace. It is typically carved into the building rather than hung off the facade. That can make it more useful for residents and more elegant and discreet from the perspective of passersby. We all know how junky balconies can look once residents start using them for supplemental storage.

While loggias have been growing in popularity in New York City new construction in recent years, especially at the high end, they are not new. Just look at the incredible villas around Lake Como, for instance. In Italian Renaissance architecture, especially in palazzi, villas, and civic buildings, loggias offered shade, air, views, and ceremony without fully exposing occupants to the street or weather. They served as places to pause, entertain, observe, and be observed, which made them both practical and socially charged.

As we mentioned, they also appear more elegant and intentional from the outside. Unlike a balcony, which projects outward, a loggia is usually recessed or integrated into the architecture. It can give depth to a facade, create shadow and rhythm, and makes an exterior wall feel less flat and formulaic. In warmer climates, loggias were especially valuable because they protected indoor spaces from solar heat gain and created shaded outdoor rooms. In colder and denser cities like New York, the perk is they offer some of the pleasures of outdoor space with more privacy, enclosure, and architectural dignity than a standard balcony.

Loggias are thoughtfully incorporated into the facade of the recently finished condo 255 East 77th Street on the Upper East Side (RAMSA)

Developers have also latched on to their appeal because loggias are an ingenious way to create semi-enclosed space without adding zoning floor area to a development. And in New York City residential development, every square foot counts, especially considering that some well-heeled buyers will pay more than $10,000 per square foot for it.

Several dozen recent condo developments have employed loggias, most notably The Park Loggia near Lincoln Center and 277 Fifth Avenue, where the only breaks in its severely vertical facade are loggias for select units. At 432 Park Avenue, the interstitial spaces on mechanical floors can read almost like loggias from the street, though those are not occupiable residential outdoor spaces and serve to mitigate wind shear on the super-slender supertall. Several recent condominiums designed by Robert A.M. Stern Architects, including 255 East 77th Street, 30 Park Place, and 200 East 83rd Street, also make handsome use of loggias for some of their most opulent units.

Rendering capturing the romance of the loggia at the penthouse of 30 Park Place

In New York City’s Zoning Resolution, loggias are generally treated in the same family as balconies, open or roofed terraces, porches, and similar open spaces. The main issue for our bureaucratic floor-area bean counters is how enclosed the space is. The zoning code says floor area includes floor space in exterior balconies or open or roofed terraces if more than 67% of the perimeter is enclosed. In other words, private outdoor spaces can be excluded from floor area if not more than 67% of the perimeter is enclosed, with compliant parapets, railings, or transparent safety guards. For roofed balconies or terraces, there also has to be an opening of at least 40% of the height between the underside of the roof and the finished floor level.

Private loggia overlooking the Hudson River at Claremont Hall (Robert A.M. Stern Architects / Corcoran Sunshin)

There are also size and design limits. For a recessed balcony, which is the closest zoning cousin to the modern loggia, the Zoning Resolution allows the balcony to be recessed into the building wall up to a maximum depth of six feet, provided that at least 33% of its perimeter remains unenclosed, except for permitted parapets, railings, or safety guards.

Because they are so zoning-efficient, loggias don't seem to be going away anytime soon. Future new developments expected to use them include the recently revealed Greenwich Spire in the Village, developed by Legion and designed by Kohn Pedersen Fox, and 65 Franklin Street, a long-awaited Tribeca development off Broadway whose block-long site was recently acquired by Simon Dushinsky’s Sky Equity Group.

Rendering looking south down Broadway of Sky Equity Group's now rising condo development 65 Franklin (COOKFOX / Sky Equity Group)

Rendering looking south down Broadway of Sky Equity Group's now rising condo development 65 Franklin. Many upper floor residences will have loggias. (COOKFOX / Sky Equity Group)

Now on the rise as a 24-story condominium, the COOKFOX Architects-designed building is set to launch sales next year and will offer 106 one- to five-bedroom homes, many with private outdoor spaces, including loggias. As we often mention here, New York City residential developers have increasingly turned to designs that are more sympathetic to and reflective of the heritage of the neighborhoods they occupy. At 65 Franklin Street, the architects specified a hand-laid brick facade with landscaped loggias incorporated throughout the upper levels. COOKFOX is known for its commitment to environmental sustainability, so expect more of that important green stuff here too. Amenities will include a swimming pool, private porte-cochère entrance, and parking, because this is New York luxury after all.

“We’re pleased to reach this important construction milestone at 65 Franklin Street as we continue expanding our condominium portfolio in Manhattan,” said Simon Dushinsky, founder and CEO of Sky Equity Group. “As the building rises above grade, we’re excited to see our vision take shape. Thoughtfully designed to complement Tribeca’s distinctive architecture and historic streetscape, 65 Franklin will be a meaningful addition to the neighborhood while delivering an exceptional residential offering for future homeowners.”

Down below, the base of 65 Franklin reminds us of a classical arcade (Credit: Courtesy of Sky Equity Group)

For residents, and prospective buyers for a loggia-laden home, the positives are obvious. A loggia is more private, more protected from wind and rain, and more usable as an outdoor room. Because it is recessed, it often feels more connected to the apartment’s interior living space and less exposed to neighbors or the street. The drawbacks mostly concern light, size, and openness. A deep loggia can reduce natural light into the adjacent room, especially if it is low-ceilinged, narrow, or heavily covered. It will not deliver the same open-air feeling or expansive views as a projecting balcony or full terrace. Loggias also need proper drainage, waterproofing, and maintenance; otherwise, they can become places where water, dirt, leaves, and our official city bird (the pigeon) will gather.

Rendering of a loggia space at a sold penthouse at 255 East 77th Street

So for buyers, the question is whether the loggia feels like true usable outdoor space. A good one should be wide enough to furnish, open enough to feel airy, and connected to the right room, ideally a living room, dining area, or primary suite. A bad one can feel dark, cramped, or like the layout was sacrificed for a marketing feature. Good private outdoor space remains rare and expensive in Manhattan, and the active listings with loggias shown below sure make that clear.

25 Park Row, #33C | https://www.cityrealty.com/nyc/financial-district/25-park-row/77071/33C/DrJlXMNorvFuV

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Active NYC listings with loggias

Calvert House, #4K
$675,000 (-3.6%)

Prospect Lefferts Gardens | Condominium | 1 Bedroom, 1 Bath | 641 ft²

Calvert House, #4K (Corcoran Group)

From the Listing: Residence 4K at Calvert House is a one-bedroom, one-bathroom home with private outdoor loggia, located in historic Prospect Lefferts Gardens. The Great Room is ideal for comfort including a showcase separate chef's kitchen, plus 7.5" white oak flooring throughout. Our preferred lenders are ready to help you find mortgage rates currently as low as 4.875% for those who qualify. FOR A LIMITED TIME, SPONSOR-PAID 1% MORTGAGE RATE BUY DOWN. See floor plan and full details here.

121 Pacific Street, #P1B
$850,000

Cobble Hill | Cooperative | 1 Bedroom, 1.5 Baths

121 Pacific Street, #P1B (Douglas Elliman Real Estate)

From the Listing: Welcome home to this Cobble Hill architectural gem. Residence P1B is a meticulously reimagined duplex home with soaring double-height ceilings, a private outdoor terrace and an in-unit washer dryer. The open kitchen is designed with book matched Black Limba wood cabinetry throughout, with a continuous grain flow. See floor plan and full details here.

Nine Chapel, #5
$1,695,000

Downtown Brooklyn | Condominium | 2 Bedrooms, 2 Baths | 1,164 ft²

Nine Chapel, #5 (Corcoran Group)

From the Listing: Residence 5C is a 1,164-square-foot, corner two bedroom, two bath home offering north, south and east exposures, a private entry landing, and covered loggia framed by a beautiful, perforated screen, which allows light to filter in while providing an added layer of privacy and weather protection making it a true extension of the interior living space. The expansive great room allows for a large dining table, and generous living area with a wall of glass facing the loggia. See floor plan and full details here.

Nine Chapel, #6C
$1,750,000 (-3.8%)

Downtown Brooklyn | Condominium | 2 Bedrooms, 2 Baths | 1,164 ft²

Nine Chapel, #6C (Corcoran Group)

From the Listing: Residence 6C is a 1,164sf, corner two bedroom, two bath home offering north, south and east exposures, a private entry landing, and covered loggia framed by a beautiful, perforated screen, which allows light to filter in while providing an added layer of privacy and weather protection making it a true extension of the interior living space. The expansive great room allows for a large dining table, and generous living area with a wall of glass facing the loggia, while the open kitchen serves as the heart of the home, anchored by an organically sculptured centered island that doubles as a gathering and dining space. See floor plan and full details here.

The Sixth, #2B
$2,795,000

Williamsburg | Condominium | 2 Bedrooms, 2 Baths | 1,375 ft²

The Sixth, #2B (Corcoran Group)

From the Listing: For the first time in its history, prime North Williamsburg will finally have a condo that blends the best of European craftsmanship with the creativity and individuality for which the neighborhood has become so beloved. Unit 2B is a massive 1,375-square-foot 2-bed, 2-bath home with a huge living room and a spectacular 232-square-foot wraparound loggia offering partial water views and south-facing light. See floor plan and full details here.

Claremont Hall, #31D
$2,950,000

Morningside Heights | Condominium | 2 Bedrooms, 2 Baths | 1,382 ft²

Claremont Hall, #31D (Corcoran Sunshine Marketing Group)

From the Listing: Situated around a charming, 100-square-foot private loggia, Residence 31D is a premium two-bedroom, two-bathroom home that offers nearly 1,400 square feet of exquisitely detailed living space. A gracious foyer leads to a large open concept living and dining room with northern exposure, and stunning views overlooking Sakura Park, Grant's Tomb, Riverside Park, the Hudson River, and the George Washington Bridge. For a limited time, the sponsor will include 1 free parking license with this residence. See floor plan and full details here.

Timberburg, #4C
$3,500,000

Williamsburg | Condominium | 3 Bedrooms, 3 Baths | 1,714 ft²

Timberburg, #4C (Compass)

From the Listing: Upon entering the foyer of this floor through three bedroom three bathroom home you are greeted by the warmth of the exposed timber beams and CLT ceilings that invite nature into every room, creating an atmosphere that is as grounding as it is grand. 6” White oak flooring by Terra Legno is finished in a grey dusk hue throughout the home. The expansive south facing 23' wide living / dining room is extended further by the private loggia directly off the living space with oversized windows providing with an open tree-lined view. See floor plan and full details here.

660 Lexington Avenue, #6A
$3,700,000

Midtown East | Condominium | 2 Bedrooms, 2.5 Baths | 1,479 ft²

660 Lexington Avenue, #6A (Douglas Elliman Real Estate)

From the Listing: Introducing Residence 6A: a light-filled two-bedroom, two-and-one-half-bathroom residence designed by Paris Forino Interior Design, spanning 1,479 interior square feet, and with a 171-square-foot private terrace. Complete with a spacious coat closet, the entry foyer unfolds to the expansive, custom kitchen outfitted with a fully integrated suite of Miele appliances. See floor plan and full details here.

101 Warren Street, #3140
$3,750,000

Tribeca | Condominium | 2 Bedrooms, 2.5 Baths | 1,592 ft²

101 Warren Street, #3140 (Douglas Elliman Real Estate)

From the Listing: Experience the pinnacle of downtown luxury in this high-floor, light-filled 1,592 square-foot two-bedroom residence at 101 Warren Street. Soaked in brilliant southern exposure, the home features soaring 11-foot floor-to-ceiling windows that flood every corner with natural light, highlighting beautiful walnut hardwood floors throughout. The true crown jewel of this unique home is its staggering 158 square-foot private loggia terrace, offering an unprecedented indoor-outdoor living experience right in the heart of Tribeca. See floor plan and full details here.

Claremont Hall, #31C
$3,975,000

Morningside Heights | Condominium | 3 Bedrooms, 2.5 Baths | 1,663 ft²

Claremont Hall, #31C (Corcoran Sunshine Marketing Group)

From the Listing: Residence 31C is a corner three-bedroom, two-bathroom home with powder room that offers sweeping northern and western views over the Hudson River, Riverside and Sakura Parks, and the iconic spire of Riverside Church. Boasting over 1,600 square feet of finely detailed living space, this residence features a gracious corner living and dining room that adjoins both a covered outdoor loggia space and a windowed kitchen that can be elegantly concealed behind a solid wood pocket door. One free parking license with purchase for a limited time. See floor plan and full details here.

25 Park Row, #33C
$4,695,000 (-3.2%)

Financial District | Condominium | 2 Bedrooms, 2.5 Baths | 1,725 ft²

25 Park Row, #33C (Compass)

From the Listing: Commanding a coveted corner position high above City Hall Park, Residence 33C offers a rare opportunity to own one of Downtown Manhattan's most captivating homes. With dramatic skyline views, exceptional light from three exposures, and an expansive private terrace overlooking some of New York City's most iconic landmarks, this impeccably designed two-bedroom, two-and-a-half-bath residence delivers a level of luxury and serenity seldom found in the heart of the city. See floor plan and full details here.

The Aldyn, #3101
$4,850,000

Riverside Dr./West End Ave. | Condominium | 4 Bedrooms, 4 Baths | 2,255 ft²

The Aldyn, #3101 (Corcoran Group)

From the Listing: Perched beautifully on the 31st floor of the Aldyn Condominium, this spectacular 3 to 4 bedroom residence is the home you have been searching for. In triple-mint condition, apartment 3101 boasts a northwest corner exposure affording spectacular panoramas of The Hudson River, The George Washington Bridge, and The Riverside Boulevard Waterfront and Park. See floor plan and full details here.

Boerum Place, #203
$4,950,000

Cobble Hill | Condominium | 3 Bedrooms, 2.5 Baths | 1,963 ft²

Boerum Place, #203 (AVDOO & PARTNERS DEVELOPMENT MARKETING INC)

From the Listing: Introducing Residence 203, an expansive three-bedroom, two-and-a-half-bathroom home offering 1,963 square feet of interior living space and 588 square feet of private outdoor space, seamlessly designed for indoor-outdoor living. A gracious loggia off the living room and a second loggia off the primary bedroom both overlook the building’s beautifully landscaped courtyard, creating tranquil extensions of the home. See floor plan and full details here.

Bergen Brooklyn, #PH601W
$5,250,000

Boerum Hill | Condominium | 4 Bedrooms, 3.5 Baths | 2,740 ft²

Bergen Brooklyn, #PH601W (Compass)

From the Listing: Penthouse 601W is a corner 4-bedroom with a wall of glass facing a lush, planted roof terrace! With 10’8” ceilings and a wall of West-facing windows, Penthouse 601W is exceptionally bright. Enjoy the proportions of an entire townhouse on a single floor. See floor plan and full details here.

1289 Lexington Avenue, #7D
$5,495,000

Carnegie Hill | Condominium | 3 Bedrooms, 3.5 Baths | 2,428 ft²

1289 Lexington Avenue, #7D (Corcoran Group)

From the Listing: Residence 7D at 1289 Lexington Avenue is a unique and stunning 2,428 square foot three-bedroom plus den, three-and-a-half-bathroom residence with private Loggia in one of the Upper East Side's premier new condominium buildings. This floor-thru residence features 10-foot ceilings and full wall windows. A true "model residence", every detail has been thoughtfully curated by an award-winning interior designer, creating a sophisticated and highly customized home. See floor plan and full details here.

77 Greenwich Street, #PH
$9,500,000 (-2.6%)

Financial District | Condominium | 4 Bedrooms, 5.5 Baths | 3,531 ft²

77 Greenwich Street, #PH (Reuveni LLC)

From the Listing: Introducing The Penthouse at 77 Greenwich, the crown jewel of the ‘Cloud Club Residences’, which redefines luxury living.Designed by the renowned Deborah Berke and Stephen Brockman of TenBerke, this exceptional four-bedroom plus home office, five-and-a-half bathroom residence spans 3,531 square feet of remarkable interior living space. The penthouse is the only unit in the building to feature private outdoor space, with a 219 square-foot loggia that seamlessly extends the living spaces into the New York Harbor beyond, making it truly one of a kind. See floor plan and full details here.

Flatiron House, #21A
$9,999,000 (-1.5%)

Chelsea | Condominium | 4 Bedrooms, 4 Baths | 3,194 ft²

Flatiron House, #21A (Compass)

From the Listing: This full-floor 4 bedroom residence spans 3,194 square feet and embodies the refined, nature-inspired design of COOKFOX Architects. Offered as a resale, it presents a unique opportunity to acquire one of the building’s most sought-after layouts, complete with 222 square feet of planted, irrigated outdoor loggias. A private elevator opens directly into a gracious entry gallery, leading to a dramatic corner living and dining room framed by floor-to-ceiling windows with sweeping 360-degree views. See floor plan and full details here.

The Bryant, #PHS
$14,950,000 (-8.3%)

Midtown West | Condominium | 3 Bedrooms, 3.5 Baths | 4,078 ft²

The Bryant, #PHS (Corcoran Sunshine Marketing Group)

From the Listing: Located high above vibrant Bryant Park in the heart of New York City, Penthouse South is one of just two Penthouses crowning The Bryant, David Chipperfield's new modernist landmark on Bryant Park. Penthouse South is spread over three floors of refined living and entertaining space with a double-height loggia and incomparable views of the Empire State Building and the New York City skyline. Pay no common charges for 12 months! See floor plan and full details here.

130 William, #PH65
$18,000,000

Financial District | Condominium | 4 Bedrooms, 4.5 Baths | 4,665 ft²

130 William, #PH65 (Corcoran Sunshine Marketing Group)

From the Listing: High above the city, where the skyline meets the clouds, lies Penthouse 65-a one-of-a-kind residence that redefines luxury. Designed by visionary architect David Adjaye, this full-floor penthouse commands the entire top floor of 130 William Street. With nearly 7,000sf combined internal and exterior square feet of living space, enveloped by 360-degree views of Manhattan's iconic skyline and rivers, this residence isn't just a home-it's your own urban sanctuary. The 2,312sf of exterior space includes a sprawling open-air terrace with an outdoor kitchen and gas grill, and two dramatic loggias. See floor plan and full details here.

16 Minetta Lane, #TH
$19,975,000

Greenwich Village | Townhouse | 6+ Bedrooms, 4.5 Baths

16 Minetta Lane, # (Keller Williams NYC)

From the Listing: Presenting 16 Minetta Lane, an "Architectural Legend" and a truly bespoke compound located in a protected, landmarked district of Greenwich Village. This one-of-a-kind trophy asset is a masterpiece of "Vertical Adventure and Artistic Sanctuary” spanning across 6 floors and approximately 5,200 square feet. This unique space features 6 bedrooms and 4.5 bathrooms. See floor plan and full details here.

277 Fifth Avenue, #PH55
$22,500,000

Flatiron/Union Square | Condominium | 4 Bedrooms, 4.5 Baths | 4,520 ft²

277 Fifth Avenue, #PH55 (Compass)

From the Listing: Overlooking Madison Square Park and the iconic Flatiron Building in the hottest neighborhood in Downtown Manhattan - NoMad - where the vibrance of downtown meets the sophistication of uptown, The Penthouse at 277 Fifth Avenue soars high above the city, offering a magical, truly spectacular private, full floor residence with equally impressive views in all four directions, South to the World Trade Center, North all the way up to Central Park and beyond, West towards sunset and the glittering new Hudson Yards skyline and East welcoming the morning sun. See floor plan and full details here.

One Hundred Barclay Tribeca, #PHSOUTH
$25,950,000

Tribeca | Condominium | 5 Bedrooms, 5.5 Baths | 7,062 ft²

One Hundred Barclay Tribeca, #PHSOUTH (Corcoran Group)

From the Listing: Penthouse South at One Hundred Barclay is a 7,062-square-foot duplex of exceptional scale and distinction, offering a rare opportunity to own a turnkey Paris Forino-designed residence at the crown of one of Tribeca's most iconic landmarks. Spanning two levels with 5 bedrooms, a sitting room, 5 bathrooms, 2 powder rooms, and a private loggia, the home is defined by grand proportions, refined craftsmanship, and a layout equally suited for elegant entertaining as it is for elevated daily living. See floor plan and full details here.

One Hundred Barclay Tribeca, #PHNORTH
$32,950,000

Tribeca | Condominium | 6+ Bedrooms, 6+ Baths | 8,304 ft²

One Hundred Barclay Tribeca, #PHNORTH (Corcoran Group)

From the Listing: Penthouse North at One Hundred Barclay is a 8,304-square-foot duplex of exceptional scale and distinction, offering a rare opportunity to own a turnkey Paris Forino-designed residence at the crown of one of Tribeca's most iconic landmarks. A semi-private elevator arrival opens to a monumental entrance sequence that leads into the dramatic Grand Salon, where 21-foot double-height ceilings and floor-to-ceiling arched windows frame sweeping Hudson River, Empire State Building, and skyline views. See floor plan and full details here.

50 West 66th Street, #56S
$37,500,000

Central Park West | Condominium | 5 Bedrooms, 6+ Baths | 4,982 ft²

50 West 66th Street, #56S (Extell Marketing Group LLC)

From the Listing: Tower residence 56S is a gracious 4,982 square-foot, half floor home with, 5 bedrooms, 6.5 bathrooms and a spectacular private loggia overlooking Central Park and Midtown Manhattan. Walls of glass frame spectacular views of Central Park, The Hudson River, and the NYC skyline. This grand residence features ceiling heights up to 14’6” and exceptional finishes throughout. See floor plan and full details here.

Sutton Tower, #PH80
$65,000,000

Beekman/Sutton Place | Condominium | 5 Bedrooms, 6+ Baths | 9,191 ft²

Sutton Tower, #PH80 (Corcoran Sunshine Marketing Group)

From the Listing: Available for immediate occupancy, Penthouse 80 at Sutton Tower is a spectacular, one-of-a-kind residence that offers expansive living across two full floors, all with breathtaking, 360-degree vistas of New York City's most iconic landmarks. Penthouse 80 is a five-bedroom, six-and-a-half-bathroom residence featuring 9,191 square feet of interior space situated across two full floors, accented by a 166 square foot double-height loggia with southern exposure. See floor plan and full details here.

In this article:

Select which properties are of interest to you:

Active NYC listings with loggias

Calvert House, #4K
$675,000 (-3.6%)

121 Pacific Street, #P1B
$850,000

Nine Chapel, #5
$1,695,000

Nine Chapel, #6C
$1,750,000 (-3.8%)

The Sixth, #2B
$2,795,000

Claremont Hall, #31D
$2,950,000

Timberburg, #4C
$3,500,000

660 Lexington Avenue, #6A
$3,700,000

101 Warren Street, #3140
$3,750,000

Claremont Hall, #31C
$3,975,000

25 Park Row, #33C
$4,695,000 (-3.2%)

The Aldyn, #3101
$4,850,000

Boerum Place, #203
$4,950,000

Bergen Brooklyn, #PH601W
$5,250,000

1289 Lexington Avenue, #7D
$5,495,000

77 Greenwich Street, #PH
$9,500,000 (-2.6%)

Flatiron House, #21A
$9,999,000 (-1.5%)

The Bryant, #PHS
$14,950,000 (-8.3%)

130 William, #PH65
$18,000,000

16 Minetta Lane, #TH
$19,975,000

277 Fifth Avenue, #PH55
$22,500,000

One Hundred Barclay Tribeca, #PHSOUTH
$25,950,000

One Hundred Barclay Tribeca, #PHNORTH
$32,950,000

50 West 66th Street, #56S
$37,500,000

Sutton Tower, #PH80
$65,000,000

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Active NYC listings with loggias

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Views, Light, and Value: A Q&A with Kayla Lee on what today’s NYC buyers really want