The Waldorf Astoria Residences New York | https://www.cityrealty.com/nyc/midtown-east/waldorf-astoria-residences-new-york-305-park-avenue/46011
2025’s motto seemed to be: what’s old is new again. Not only did we return to the Trump administration, but the biggest residential craze of the year is converting old office buildings into new homes. Other residential buildings in the city are also doing their best to reinvigorate, as the amenities race continues and skews toward not only toward the body but the mind. Add that to the success of branded and turnkey residences and the New York City market appears poised for smooth sailing ahead.
In this article:
The Giorgio Armani Residences, 760 Madison Avenue
Park/Fifth Ave. to 79th St.
Mandarin Oriental Residences Fifth Avenue, 685 Fifth Avenue
Midtown East
The Perrie, 234 East 46th Street
Turtle Bay/United Nations
212 West 72nd Street
Broadway Corridor
Aman New York Residences, 730 Fifth Avenue
Midtown West
Branded residences
A Savills report found that New York City ranks third in number of total branded residences in the world, following Dubai and Miami, but it's doing its darndest to catch up. The Giorgio Armani Residences on Madison Avenue and the Mandarin Oriental Fifth Avenue set records fetching the highest per square foot average for homes not on Central Park or the waterfront.Not far behind, notable branded residences include Aman New York Residences, the Ritz Carlton Residences Nomad, Baccarat Hotel & Residences, The Four Seasons Private Residences, and Cipriani Club Residences. And in October 2025, luxury designer Prada announced that it was teaming up with developer Related on a new tower for 720-724 Fifth Avenue–watch this space for Prada-branded residences!
The Ritz-Carlton Residences, New York, NoMad, #PH40C
$4,500,000
Chelsea | Condominium | 1 Bedroom, 1.5 Baths | 989 ft2
The Ritz-Carlton Residences, New York, NoMad, #PH40C (Douglas Elliman Real Estate)
Waldorf Astoria Residences New York, #2412
$6,500,000
Midtown East | Condominium | 2 Bedrooms, 2.5 Baths | 1,567 ft2
Waldorf Astoria Residences New York, #2412 (Douglas Elliman Real Estate)
Personalized turn-key apartments
Douglas Elliman’s global real estate advisor Erin Boisson Aries’ clients specifically look for turnkey residences to “take the mystery out of buying.” Many of the branded residences above come as turnkey, such as the Mandarin and Aman, but others also offer this headache-free, move-in ready option.Global design brand L’Objet and interior design firm frenchCALIFORNIA unveiled their first model apartment at 212 West 72nd Street featuring a bespoke collection of L’Objet accessories that condo-shoppers can snag for themselves. As an added bonus, frenchCALIFORNIA also partnered with 212 West 72nd Street to offer the building’s buyers exclusive design services. Prospects can either purchase an apartment with this exact, complete design for an added cost, or they can work with frenchCALIFORNIA directly to customize their new dream home for an additional fee.
212 West 72nd Street, #9H
$6,495,000 (-7.1%)
Broadway Corridor | Condominium | 4 Bedrooms, 3.5 Baths | 2,589 ft2
212 West 72nd Street, #9H (Douglas Elliman Real Estate)
77 Greenwich Street (FXCollaborative)
At the FXCollaborative-designed 77 Greenwich Street, with interiors by Deborah Berke and Stephen Brockman of TenBerke, the penthouse is Artefacto's first penthouse in the city, and available as a turnkey apartment with elegant, fully furnished interiors. With customization options available led by Mr. Brockman, this four-bedroom, five-and-a-half bathroom spans 3,531 square feet of interior space, featuring a private 219-square-foot loggia with breathtaking New York Harbor views.
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)
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In Turtle Bay, The Perrie is a collection of 95 one-bedroom residences where residents can choose from a selection of furnishing packages for turnkey living, including everything from sofas and side tables to counter stools, area rugs and pieces of artwork, or curated furnishings by the project’s designer, Studio EKB, providing homeowners with additional flexibility and customization for an even easier move-in and living experience.
The Perrie, #PH2105 (Corcoran Group)
Next-level amenities
There are creative amenities, and then there are amenities for creatives like the ones at Avdoo Development's Bergen in Boerum Hill. In addition to the standard wellness amenities, the building offers a “zero-proof” Japanese tea room programmed by Kettl, a ceramics studio curated by BKLYN Clay with pottery wheels a kiln, and an art room by Arts Gowanus. If all this fails to calm and you need to punch it out, the building also offers a boxing studio.
Ceramics studio at Bergen (Avdoo Development)
At 77 Greenwich, the Cloud Club is a penthouse-level suite of amenities that includes 7,500 square feet of outdoor space across three separate landscaped outdoor terraces. This space offers a rooftop fitness experience where residents can enjoy outdoor yoga sessions on the spacious landscaped terrace. With stunning views of the New York Harbor and Freedom Tower as a backdrop, the rooftop sports area provides a serene yet energetic environment for exercise and relaxation.
Roof deck at 77 Greenwich (Evan Joseph)
Life Time gym with pool
Luxury gym Life Time recently signed a lease for an 85,000-square-foot club in Gowanus, but Life Time DUMBO was its first outpost in Brooklyn. The 77,000-square-foot space features six studios for fitness classes, a six-lane lap pool, basketball court, a LifeSpa, a LifeCafe, and a Kids' Academy. It is located in full-block development Front & York, and each residence receives one complimentary six-year membership to Life Time DUMBO, with the option of using it at any Life Time location. Residents also have access to an extensive amenity package that includes, but is not limited to, a rooftop pool, coffee lounge, music studio, wine room, and heated outdoor screening lounge.
Along the Hudson River waterfront in Jersey City, Bisby is a new residential development pairing 385 luxury rental homes with a rooftop pickleball court for residents. The 33,000-square-foot rooftop oasis combines relaxation, recreation and unparalleled luxury, offering outdoor fitness space, a dog run, sun deck, fire pit and outdoor kitchen with barbeque grills in addition to the court.
Bisby roof terrace (Newport Associates Development Company)
Office-to-residential conversion is here to stay
December 2025 marks the one-year anniversary of "City of Yes for Housing Opportunity," a series of changes to zoning rules that cleared the way for as many as 80,000 new housing units to take shape over the next 15 years. One way of accomplishing that is with office-to-residential conversions as developers take advantage of hybrid work policies as well as outdated older work spaces emptying older office buildings.Before City of Yes, office buildings constructed after 1977 could not be converted into residential spaces, except in the Financial District. Now, the date has been updated to 1991 across the city. This is a win-win-win for old office buildings that are no longer attractive to modern workers, creating much needed housing, in spaces that are often superior to new build residential construction (due to their steel structures, soundproofing, higher ceiling heights, and often prime locations).
Additionally, in August 2025, the New York City Council voted to rezone 42 blocks of Midtown South as residential districts. This is estimated to bring nearly 9,700 new homes to the area, including between 1,940 and 2,890 permanently affordable units. 781 of those new homes are expected to result from office to residential conversions.
Map of Midtown South Mixed-Use Plan boundaries
Post-election "demand jam"
2025 winds down with both the presidential election and the New York City mayoral election behind us. With certainty top-of-mind, luxury buyers will feel more confident about moving quickly.
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?
Contributing Writer
Michelle Sinclair Colman
Michelle writes children's books and also writes articles about architecture, design and real estate. Those two passions came together in Michelle's first children's book, "Urban Babies Wear Black." Michelle has a Master's degree in Sociology from the University of Minnesota and a Master's degree in the Cities Program from the London School of Economics.
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