From November 12-18, 2024, over 300 condos, co-ops, condops, and townhouses in core New York City areas experienced price reductions. These included three listings at Circa Central Park, the striking Harlem condominium that set a record for Upper Manhattan’s most expensive condo sale shortly after launching sales in 2017. A 25-year tax abatement remains in effect, and residents enjoy beautifully appointed apartments, close proximity to Central Park, and a generous amenity package.
However, Circa Central Park has gained a reputation as one of the city’s most dangerous buildings for birds with its floor-to-ceiling windows. But in October 2023, residents voted to add frit (translucent dot stickers) to the glass surrounding the courtyard to make it safer for birds, with the Central Park-facing part of the building next in line to potentially get the treatments.
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-14.2% | -$200,000
Circa Central Park, #2A
$2,425,000
Harlem | Condominium | 3 Bedrooms, 3 Baths | 1,596 ft2
Circa Central Park, #2A (Reuveni LLC)
The reductions come at a time when Central Park North has frequently been in the news. Earlier this month, plans were officially filed for Seneca, the transformation of Harlem’s shuttered Lincoln Correctional Facility into 105 homes for households earning 80 to 100 percent of the Area Median Income. This comes less than a year after Governor Hochul announced Seneca as the winning proposal for the former prison in December 2023. The apartments are poised to make the most of Central Park frontage, and only a five percent down payment will be required.
The news comes at a time when US Census Bureau data shows that New York experienced the nation’s eleventh-largest decrease in homeownership between 2014 and 2024. Housing prices are likely a factor, and projects like this could help pick it back up again.
The news comes at a time when US Census Bureau data shows that New York experienced the nation’s eleventh-largest decrease in homeownership between 2014 and 2024. Housing prices are likely a factor, and projects like this could help pick it back up again.
Renderings of Seneca depict a fitness center and children's playroom with access to an outdoor terrace; it is also set to offer an attended lobby, bike room, and roof terrace. Another perk will be its address in close proximity to the forthcoming Davis Center at Harlem Meer, which will replace the Lasker pool and skating rink. This will feature the city’s eighth-largest swimming pool in summer, a skating rink in winter, and a turf platform over the space in the interim months; it will also be topped with a green roof. Central Park Conservancy President Betsy Smith has said of the project, “It looks like this beautiful gift to the city, which is what it is.”
The Davis Center at Harlem Meer is part of a $150 million renovation for Central Park North that includes improvements to parkland, a new boardwalk, and new pedestrian walkways. Construction began in 2021, and the opening is anticipated for April 2025 (h/t Gothamist).
The Davis Center at Harlem Meer is part of a $150 million renovation for Central Park North that includes improvements to parkland, a new boardwalk, and new pedestrian walkways. Construction began in 2021, and the opening is anticipated for April 2025 (h/t Gothamist).
“It doesn’t look like a municipal facility. It looks like this beautiful gift to the city, which is what it is” – Betsy Smith, President, Central Park Conservancy
Another project in the works also promises to benefit Central Park North: Earlier this month, Central Park Conservancy, the New York City Department of Transportation, and the New York City Department of Parks and Recreation released a blueprint for a plan for roads all over Central Park that can better serve pedestrians and cyclists. Renderings show a clear separation of pedestrians and bikers, and the plan calls for new protected bike lanes, resurfaced pedestrian lanes, and the removal of traffic lights on spaces that have been closed to most cars since 2018.
All these improvements, as well as recovery from quality of life issues after the pandemic, could make the stretch of Harlem near Central Park North more attractive to buyers. In the years since Circa Central Park launched sales, new development condos like 145 Central Part North, 10 Lenox Avenue, and Park North have taken shape along this stretch to make the most of Central Park views and proximity.
Also during this time, two listings at The Rogers Residences experienced price reductions. Like Circa Central Park in Manhattan, this Prospect Lefferts Gardens boutique condominium is well situated near green space, only three blocks from Prospect Park. It is also in close proximity to Kings Theater, Flatbush Avenue dining, and multiple public transportation options. All units feature large windows, oversized living spaces, kitchens with high-end appliances, in-unit laundry, and private storage included. The reductions come as the building reaches 75% sold.
These homes, a selection of other notable listings, and a full chart of last week's price reductions may be seen below. Please be advised that all quoted figures reflect cumulative price cuts as opposed to the most recent reductions.
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One Vandam, #9B (Serhant)
-10.5% | -$500,000
400 West 23rd Street, #3LK
$4,250,000
Chelsea | Cooperative | 3 Bedrooms, 3 Baths
400 West 23rd Street, #3LK (CORE Group Marketing LLC)
-21.9% | -$1,050,000
7 Beekman Place, #1-4
$3,750,000
Beekman/Sutton Place | Cooperative | 3 Bedrooms, 3.5 Baths
7 Beekman Place, #1-4 (Douglas Elliman Real Estate)
-25.6% | -$1,186,500
Circa Central Park, #8B
$3,450,000
Harlem | Condominium | 3 Bedrooms, 3 Baths | 1,814 ft2
Circa Central Park, #8B (Reuveni LLC)
-13.5% | -$500,000
10 Leonard Street, #6S
$3,195,000
Tribeca | Cooperative | 3 Bedrooms, 2.5 Baths | 1,900 ft2
10 Leonard Street, #6S (Douglas Elliman Real Estate)
-14.4% | -$505,000
Archive Lofts, #PH4
$2,995,000
Lenox Hill | Condominium | 2 Bedrooms, 2.5 Baths | 1,316 ft2
Archive Lofts, #PH4 (Corcoran Sunshine Marketing Group)
-10% | -$300,000
241 West 107th Street, #PH
$2,695,000
Broadway Corridor | Condominium | 4 Bedrooms, 3 Baths | 1,867 ft2
241 West 107th Street, #PH (Douglas Elliman Real Estate)
-18.8% | -$600,000
The Collection, #3001
$2,595,000
Financial District | Condominium | 2 Bedrooms, 3 Baths | 1,579 ft2
The Collection, #3001 (Sothebys International Realty)
-8.5% | -$238,000
Bridge Tower Place, #34C
$2,550,000
Lenox Hill | Condominium | 3 Bedrooms, 4 Baths | 1,956 ft2
Bridge Tower Place, #34C (Sothebys International Realty)
30E31, #36 (Modlin Group LLC)
-20% | -$600,000
4 East 95th Street, #2A
$2,395,000
Carnegie Hill | Cooperative | 3 Bedrooms, 3 Baths
4 East 95th Street, #2A (Sothebys International Realty)
-15.4% | -$400,000
10 East End Avenue, #PH21D
$2,200,000
Yorkville | Cooperative | 3 Bedrooms, 3.5 Baths | 3,000 ft2
10 East End Avenue, #PH21D (Corcoran Group)
-13.8% | -$345,000
15 Union Square West, #4C
$2,150,000
Flatiron/Union Square | Condominium | 1 Bedroom, 1.5 Baths | 1,560 ft2
15 Union Square West, #4C (Compass)
-8.1% | -$140,000
Trump Palace, #10B
$1,590,000
Lenox Hill | Condominium | 2 Bedrooms, 2 Baths | 1,168 ft2
Trump Palace, #10B (Corcoran Group)
-11.8% | -$200,000
270 Greene Avenue, #3B
$1,499,000
Clinton Hill | Condominium | 2 Bedrooms, 2.5 Baths | 1,347 ft2
270 Greene Avenue, #3B (Serhant)
-27.1% | -$475,000
205 East 63rd Street, #11BA
$1,275,000
Lenox Hill | Cooperative | 4 Bedrooms, 3 Baths
205 East 63rd Street, #11BA (Corcoran Group)
-16.4% | -$196,000
299 Riverside Drive, #3E
$999,000
Riverside Dr./West End Ave. | Cooperative | 2 Bedrooms, 2 Baths
299 Riverside Drive, #3E (Sothebys International Realty)
-17% | -$200,000
Twelve Seventy Fifth Avenue, #12S
$975,000
East Harlem | Cooperative | 2 Bedrooms, 1.5 Baths | 1,200 ft2
Twelve Seventy Fifth Avenue, #12S (Brown Harris Stevens Residential Sales LLC)
-11.9% | -$125,000
Chatham 44, #2A
$925,000
Midtown West | Condominium | 1 Bedroom, 1 Bath | 570 ft2
Chatham 44, #2A (Corcoran Group)
-2% | -$15,000
The Rogers Residences, #4C
$750,000
Prospect Lefferts Gardens | Condominium | 1 Bedroom, 1 Bath | 731 ft2
The Rogers Residences, #4C (Corcoran Group)
-6.7% | -$50,000
Casa Loma, #2C
$699,000
Harlem | Condominium | 1 Bedroom, 1 Bath | 785 ft2
Casa Loma, #2C (Compass)
-25.8% | -$191,000
The Lumiere, #2I
$549,000
Midtown West | Condominium | Studio, 1 Bath | 502 ft2
The Lumiere, #2I (City Connections Realty Inc)
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?