The Willow (Naftali Group | COOKFOX Architects
The week of December 29, 2025 - January 4, 2026 was the slowest week for Manhattan residential real estate activity of the 2025 calendar year, likely due to the New Year's Eve and New Year's Day holidays falling in the middle of the business week. But while the number of contracts signed dipped slightly week-over-week, two uber-luxury deals asking over $20 million were instrumental in driving the aggregate dollar amount up during this time, and 2025 ultimately logged the highest total number of December contracts since 2021.
Many of the week's top contracts took place in new or recently constructed developments. However, iconic New York City buildings like the Crown Building (now Aman New York Residences), the Waldorf Astoria, One Wall Street, and The Dakota logged impressive contracts.
Many of the week's top contracts took place in new or recently constructed developments. However, iconic New York City buildings like the Crown Building (now Aman New York Residences), the Waldorf Astoria, One Wall Street, and The Dakota logged impressive contracts.
In this article:
Aman New York Residences, #18B (Aman Property DE)
Both listings asking north of $20 million were signed at Aman New York Residences. Residence #18B, a two-bedroom condo with a home theater, private terrace, and private swimming pool, led the pack with a $24.3 million ask. The price represents a $2.7 million price reduction; nevertheless, public records show that the seller, listed as an LLC, would still make a profit if it goes for this price, having paid $20.4 million for it in May 2022.
Two stories down, Residence #16B was not far behind with a $21.5 million ask. Crain's New York Business identified the seller as a Thailand-based investor, and public records show that they stand to make a small profit if it goes for the ask, having bought it for $20.7 million in August 2024. Both buyers will enjoy access to the amenities and services of Aman New York Residences, which include a subterranean jazz club, a cigar bar, a wine library, two private restaurants, and the three-story Aman Spa with indoor pool, fitness center, wellness lounge, and two spa houses.
The Willow's brick facade being installed this past Fall (CityRealty)
The week's top contract located outside Aman New York Residences was for Penthouse A at The Willow, which was asking $9.4 million in the highest-priced Downtown deal, top sponsor contract, and third-highest contract overall. Located at the top of the Naftali Group-developed, COOKFOX-designed building, the floor-through penthouse features direct elevator entry, a spacious Great Room, a windowed kitchen with Miele appliances, and two private terraces - one off the Great Room, and one off the primary suite.
This contract brings The Willow to over 60% sold less than a year after sales launched in spring 2025. It ranks among New York City's best-selling buildings of 2025, and closings are expected to begin in spring 2026. Remaining public availabilities range from a one-bedroom for $1.4 million to a three-bedroom for $4.3 million.
The Willow, #PHA (Compass) | https://www.cityrealty.com/nyc/gramercy-park/the-willow-201-east-23rd-street/188834/PHA/DEYeRIKYzB
Also of note, Residence #29A at The Siena tied with another Upper East Side apartment for the week's fifth-highest contract with a $6.75 million ask. Artist/jewelry designer/poet Apryl Miller bought the floor-through apartment with her then-husband in 1998, took sole ownership in 2002, and customized the apartment in vibrant colors to create what The New York Times describes as "a livable art installation," with the living room showing pieces from Ms. Miller's Sculpture Masquerading as Furniture series. It has been featured on Open House New York tours, MTV's Teen Cribs, and Netflix's Amazing Interiors.
Ms. Miller shared warm memories with the Times of raising her daughters, musician Lyris Faron and musician/vintage clothing dealer Dylan Sparkles, in the apartment. But between the girls growing up and living expenses rising, she listed it for $8.75 million in September 2024. The buyer has not been identified, nor is it known whether they plan to keep it in its colorful condition or gut it to reflect the more neutral virtually staged images included with the listing.
The Siena #29A in original condition (Compass)
Virtually staged living room at The Siena
The Dakota
Additionally, Residence #55 at The Dakota entered contract with a $5.5 million ask in the week's second-highest co-op deal and tenth-highest contract overall. The three-bedroom apartment looks out on open city views, and interiors feature a gracious entrance gallery, a total of four wood-burning fireplaces, and elegant millwork and moldings throughout. Neither buyer nor seller has been identified, but notable past residents of The Dakota include John Lennon, Yoko Ono, Roberta Flack, Judy Garland, Leonard Bernstein, and Lauren Bacall, to name but a few.
The Dakota, #55 (Douglas Elliman)
The week's best-performing new development was Williamsburg condominium The Sixth, which logged seven contracts shortly after sales officially launched. All one- to two-bedroom units feature oversized factory-style windows, high ceilings, kitchens with custom cabinetry and professional-grade appliances, and private outdoor space.
Amenities at The Sixth include a fitness center, a children's playroom, a coworking space, and a lounge with terrace access. Storage closets are included with every apartment, and further conveniences include part-time doorman and virtual doorman service, a package room, and a bike room. The building is located in close proximity to Marsha P. Johnson State Park, Bushwick Inlet Park, popular Williamsburg restaurants and retail, the Bedford Avenue L train, and the North Williamsburg ferry. Public availabilities start at $1.18 million for one-bedrooms, $2.25 million for two-bedrooms, and $2.93 million for three-bedrooms.
The Sixth (Corcoran Group)
Top NYC contracts: December 29, 2025 - January 4, 2026
#10. The Dakota, #55
Last Ask: $5,500,000
Central Park West | Cooperative | 3 Bedrooms, 2 Baths | 2,700 ft2
The Dakota, #55 (Douglas Elliman Real Estate)
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Waldorf Astoria Residences New York, #2413 (Douglas Elliman Real Estate)
From the Listing:
Own a piece of the legacy at Waldorf Astoria Residences New York. Residence 2413, is a split two-bed, two-and-a-half-bath overlooking iconic Park Avenue. Designed by internationally acclaimed designer Jean-Louis Deniot, residences combine modern comfort with signature features such as a dedicated Concierge Closet and keyless entry with opulent details like ceiling coves, herringbone floors, oversized custom-paneled doors, spacious walk-in closets, and grand entry foyers with marble floors and brass inlays. See full details here.
Own a piece of the legacy at Waldorf Astoria Residences New York. Residence 2413, is a split two-bed, two-and-a-half-bath overlooking iconic Park Avenue. Designed by internationally acclaimed designer Jean-Louis Deniot, residences combine modern comfort with signature features such as a dedicated Concierge Closet and keyless entry with opulent details like ceiling coves, herringbone floors, oversized custom-paneled doors, spacious walk-in closets, and grand entry foyers with marble floors and brass inlays. See full details here.
Waldorf Astoria Residences New York has 28 public availabilities from $1.88 million.
348 West 20th Street, #TH (Compass)
From the Listing:
A turn-of-the-century townhouse located on an idyllic Chelsea block, 348 West 20th Street is a 5-story home that offers high ceilings, historic details, and a lush south-facing garden. Flourishes like Corinthian columns, 11' - 12' ceilings with graceful archways, French doors, restored railings and banisters, and ornate detailing imbue a soft timelessness. The many fireplaces and their marble mantels; the carefully restored window frames and wooden shutters; and most notably, the vaulted Parlor floor foyer ceiling, do the same. See full details here.
A turn-of-the-century townhouse located on an idyllic Chelsea block, 348 West 20th Street is a 5-story home that offers high ceilings, historic details, and a lush south-facing garden. Flourishes like Corinthian columns, 11' - 12' ceilings with graceful archways, French doors, restored railings and banisters, and ornate detailing imbue a soft timelessness. The many fireplaces and their marble mantels; the carefully restored window frames and wooden shutters; and most notably, the vaulted Parlor floor foyer ceiling, do the same. See full details here.
113 East 19th Street, #TH (Corcoran Group)
From the Listing: Nestled on a picturesque, tree-lined block in the heart of Gramercy, this stunning four-story single-family townhouse offers over 5,000 square feet of elegant living space. Seamlessly blending timeless architecture with contemporary comforts, this home is designed for sophisticated everyday living and effortless entertaining. With generously proportioned rooms, multiple private outdoor spaces, and a versatile floor plan, this thoughtfully updated home perfectly suits a modern, flexible lifestyle. See full details here.
131 East 69th Street, #8 (Sotheby's International Realty)
From the Listing: Perfectly located in the heart of the Upper East Side, this wonderful full-floor residence benefits from an expansive and versatile layout and elegant proportions. With high-floor outlooks in four directions, the apartment is also gloriously sun-filled and awash with exceptional detail, such as original wood paneling and a plethora of custom millwork, as well as four wood-burning fireplaces. See full details here.
131 East 69th Street has no public availabilities.
#5 (tie). The Siena, #29A
Last Ask: $6,750,000
Lenox Hill | Condominium | 5 Bedrooms, 4.5 Baths | 4,076 ft2
The Siena, #29A (Compass)
#4. 165 Charles Street, #14
Last Ask: $7,995,000
West Village | Condominium | 2 Bedrooms, 2.5 Baths | 2,356 ft2
165 Charles Street, #14 (Compass)
#2. Aman New York Residences, #16B
Last Ask: $21,500,000
Midtown West | Condominium | 2 Bedrooms, 2.5 Baths | 3,646 ft2
Aman New York Residences, #16B (Aman Property DE)
#1. Aman New York Residences, #18B
Last Ask: $24,300,000 (-10%)
Midtown West | Condominium | 2 Bedrooms, 2.5 Baths | 3,416 ft2
Aman New York Residences, #18B (Aman Property DE)
Would you like to tour any of these properties?
Just complete the info below.
Or call us at (212) 755-5544
Would you like to tour any of these properties?
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