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Pre-war vs. Post-war: The pros and cons of buying in each + Great listings inside
By Cait Etherington
Thursday, December 2, 2021
When you go on the housing market in New York City, building age will likely be one of your first considerations. After all, nearly all listing sites offer “pre-war” as a search option. While older buildings often deliver a ton of charm, that should never be your sole consideration when buying. After all, while older buildings may get top marks for aesthetics, they often come with other problems. This article surveys the pros and cons of buying in an older building. But first, it is important to clarify what “old” actually means in New York City.
In New York, buildings from all eras can go up side by side. (Image via Corcoran)
Pre-War Versus Post-War Buildings
The oldest standing building in New York City is Wyckoff House, which dates back to the 1650's. But it is not for sale and likely won’t be in the future. In fact, it has been a museum for decades. On the residential side, the oldest known residence is generally said to be 203 East 29th Street. The site, sometimes known as the “floating farmhouse”, allegedly dates back to the 1790's, though no one knows for sure. Some historians have dated the building as late as the 1870's. If the floating farmhouse is as new as some historians suspect, it is not much older than the city’s oldest standing apartment house. Gramercy’s 129 East 17th Street dates back to 1879.
Compared to many European cities, then, New York’s oldest buildings are actually relatively young. Indeed, nearly all buildings categorized as “pre-war” originated in a narrow 60-year period stretching from the 1880s to the mid-1940s. But despite the city’s continuous population growth since the 1940s, much of the city’s housing was erected prior to the end of World War II. Still, pre-war units are no longer the only “old” buildings on the market.
Following World War II, New York experienced a tremendous housing boom. Much of the new construction took place in the suburbs, but a few urban neighborhoods were also transformed during the post-war period. In Manhattan, for example, both the Upper East Side and Upper West Side saw the construction of dozens of high-rise buildings. In fact, the post-war housing boom was largely responsible for turning the Upper East Side and Yorkville into North America’s most densely populated neighborhoods. In New York City’s current housing market, “post-war” is generally refers to any building constructed between 1947 and 1990.
91 Central Park West, A pre-war building on the Upper West Side (CORE)
The Pros and Cons of Buying in a Pre-War Building
By and large, pre-war buildings remain a good investment. They also deliver a lot of value to buyers, especially those who plan to buy and hold for at least a decade. This largely reflects the fact that most pre-war buildings are co-ops, which are generally much less expensive than new condos. As an added bonus, most pre-war buildings also deliver on charm with high ceilings, ample built-ins, and original moldings. Pre-war buildings are also great for families. If you’re searching for an elusive three- to four-bedroom unit, narrowing your search to pre-war buildings is a great start.
In addition to value and space, pre-war buildings have a lot to offer when it comes to stability. These buildings have been around long enough to have established reputations and cultures. If a building has a reputation for being kid-friendly or dog-friendly (or, conversely, for being intolerant of noise), you’ll know long before you move in. Beyond offering an established culture, most pre-war buildings are also a safe investment. Just like buying shares in an established company, buying shares in an established co-op is usually a safe and sound investment.
Pre-war buildings do, however, come with a few downsides. The most common complaints made about pre-war buildings are their relatively small kitchens designed with staff in mind, small bathrooms, loud radiators, and, of course, the fact that they rarely feature central air conditioning or in-unit washer/dryers. Some buy in pre-war buildings with a fixer-upper in mind, but this can come with its own set of challenges. Some pre-war listings note that in-unit washer/dryers are not permitted; this is often because the building's infrastructure can't support such an addition. It is also important to bear in mind that not all pre-war buildings are built alike. While luxury pre-war buildings were often constructed using the finest materials, if you buy in a pre-war walk-up, you may be purchasing in a building that would never meet modern building codes. This can put you at higher risk and cause hassles if and when you attempt to carry out renovations.
A final potential problem of buying in an older building is the ever-looming possibility of an assessment. From time to time, co-op buildings need to carry out major repairs (e.g., brickwork on the building’s façade). Depending on the scale of the project, this can mean being slapped with a large assessment—one that may raise your monthly fees several thousand dollars for an extended period. For this reason, when shopping for a unit in a pre-war building, it is always important to ensure an assessment isn’t on the horizon.
The Ansonia is one of NYC's most storied pre-war buildings (Ondel)
The pros and cons of buying in a post-war building
Some of New York City’s ugliest buildings were built in the post-war period. These buildings are usually uninspiring red-brick boxes, but sometimes, these buildings are equally uninspiring white-brick boxes. Inside, most post-war units are just blasé with their predictable layouts, parquet flooring, and low ceilings. Despite the fact that many post-war units don’t offer much charm, they certainly shouldn’t be written off by prospective buyers.
First, because many of New York City’s post-war buildings privileged functionality over beauty, they are highly livable. Most post-war units include air conditioning, large windows, and generous closets and storage spaces. Compared to their pre-war counterparts, they are also surprisingly affordable. For example, it is still possible to find a one-bedroom in a post-war full-service co-op building on the Upper East Side for under $700,000. Similar units in pre-war co-op or condo buildings are generally twice the price or higher.
First, because many of New York City’s post-war buildings privileged functionality over beauty, they are highly livable. Most post-war units include air conditioning, large windows, and generous closets and storage spaces. Compared to their pre-war counterparts, they are also surprisingly affordable. For example, it is still possible to find a one-bedroom in a post-war full-service co-op building on the Upper East Side for under $700,000. Similar units in pre-war co-op or condo buildings are generally twice the price or higher.
The John Adams at 101 West 12th Street was finished in 1963 in white brick (Corcoran)
As an added bonus, many post-war buildings also offer layouts that can be easily converted. This reflects two common features. First, many post-war units were built as “junior fours.” Essentially, this means the unit has a small dining room that can be easily turned into an office, nursery, or additional bedroom if desired. Second, many post-war units were built with large living rooms that run anywhere from 20 to 30 feet in length. Again, this makes it easy to carve out an extra room on one end of the apartment by adding a standing or sliding wall. In other words, if you’re looking for a way to buy a two-bedroom apartment for the price of a one-bedroom apartment, a post-war unit is likely your best bet.
Finally, despite the fact that post-war buildings are slightly newer than their pre-war counterparts, they offer similar benefits. When you buy into a post-war co-op (and most post-war units are co-ops not condos), you’re still buying a home in an established community. With a bit of digging, you’ll likely be able to learn everything you need to know about the building’s legal and financial history and culture. Likewise, if you plan to buy and hold, most post-war units will ultimately offer just as good a return on investment over time.
Pre-war listings for sale
"From former tenements to townhouses, pre-war buildings are not all built alike."
Waverly Mews via Core Group NYC
From the Listing: Located on a quiet street in prime Greenwich Village, this loft is owned and designed by a celebrated New York City artist. The residence captures the vibrant aesthetic and prewar charm that are so reminiscent of this neighborhood's character and history. Boasting nearly 13-foot ceilings, this spacious studio features exposed brick, a custom-built closet, newly finished hardwood floors, and a bonus loft space for additional storage. This apartment can be sold fully furnished with the artist's work for an additional cost. See floor plan and full details here.
35 West 84th Street via Douglas Elliman
From the Listing: This classically beautiful 2-bedroom, 1.5-bathroom floor through apartment located on the parlor level of a brownstone is a quintessential Upper West Side home. An open kitchen and 12' ceilings lend a welcoming and spacious atmosphere, perfect for entertaining guests while enjoying the pretty north and south exposures. This desirable floor plan offers split bedrooms at either end of the apartment, with an exceptionally large primary bedroom. Equipped with original prewar details, the two decorative fireplaces are iconic fixtures which create a space that is both stately and distinctively yours. The wainscoting, exposed brick, and hard wood flooring throughout serve to further the charming archetypal pre-war aesthetic and the washer/dryer serves to functionality. See floor plan and full details here.
All images of 23 Park Avenue via Compass
From the Listing: Breathtaking, unique and rare Stanford White designed townhouse duplex. The double height Great Room has 15-foot ceilings, the original paneling, deeply coffered ceiling and monumental fireplace. This 'Grand Salon' is punctuated with beams of soft light filtering through towering leaded and stained-glass windows and is complimented by the mezzanine level library perched high above. Continuing upstairs is the second floor bedrooms, each with their own spacious bathrooms and 12 foot ceilings. Both rooms enjoy natural southern light and have an abundance of closets, including a dressing closet. Down a few steps from the main living area, beyond the entry foyer and past an artfully hidden guest powder room, is the formal dining room/family room and the newly renovated modern kitchen with top appliances including a Viking range and full height wine refrigerator. See floor plan and full details here.
The Oliver Cromwell via Corcoran
From the Listing: An impeccably designed residence, #5BCD beautifully combines modern details - like the gorgeous wide-plank wood floors and open layout - while still retaining pre-war charm with its high ceilings, beams, and views of the terra-cotta window surrounds on the facade of the building. The expansive and loft-like living/dining room is the perfect Great Room for entertaining or comfortable day-to-day relaxing. Overlooking West 72nd Street and the gorgeous Dakota building, it gets lovely northern light throughout the day. Adjacent to the living area, and separated by a glass pocket door, is a bonus room that can be used as an office, fourth bedroom, home gym or simply an extension of the great room. The newly renovated, open kitchen is a chef's dream with more space and storage than most suburban kitchens. The kitchen is not only aesthetically pleasing with its custom white cabinetry and marble counters and backsplash, but is also highly functional with generously sized designer appliances. See floor plan and full details here.
All images of 524 3rd Street via Leslie J. Garfield
From the Listing: 524 3rd Street is a Neo-Italian Renaissance townhouse designed by famed Brooklyn architect Axel Hedman in 1909. Spanning over 4,000 square feet, this gorgeous 18.25'-wide home is four stories tall and currently configured as an upper triplex with a professional office space on the garden level. Behind the gracious and private forecourt is a grand stoop entry that leads to the expansive triple parlor floor of the owner's unit. With period details throughout, grand ceiling heights, and a stunning fireplace, this floor is a perfect entertainment space. A living room, dining room, and large chef's kitchen create a livable and gracious layout. A rear terrace which abuts the kitchen is perfect for coffee, drinks, and al fresco dining. The upper triplex includes 4 sizable bedrooms with two renovated bathrooms, centrally located on each floor. The top floor also features a small office. See floor plan and full details here.
All images of 60 Gramercy Park North via Compass
From the Listing: Once-in-a generation opportunity and first-ever offering for this penthouse at 60 Gramercy Park North! Perched on top of this 17th story building, this potential two-bedroom, two and a half-bath is approximately 1,489 square feet and is surrounded by set-back terraces. French doors access directly onto the south-facing terraces of 58 linear feet overlooking Gramercy Park. Imagine all the possibilities: entertaining, dining al fresco, lounging under the awnings or just be inspired by the panoramic city vistas. The residence also features a gas fireplace in the living room along with bay windows, original casement windows and doors, double corner exposures A/C and laundry. Appreciate the rich intricate details of a bygone era with Spanish and Italian Renaissance architectural motifs, ornamental finials, terracotta and red-tiled gable roofs. Bring your architect to create your dream penthouse home on Gramercy Park! See floor plan and full details here.
The Belnord via Douglas Elliman
From the Listing: Architect Robert A.M. Stern has transformed this extraordinary floor-through three bedroom, three-and-a-half bathroom home with 10-foot ceilings, fully restored, oversized mahogany windows, and white oak floors with chevron patterns throughout. Upon arrival, a formal entry foyer and gallery give way to the stunning great room overlooking the expansive private courtyard. Enjoy seamless entertaining in the open kitchen, custom designed by Molteni, featuring Calacatta Gold marble island, countertops and backsplash, with the unique choice of cerused oak or white lacquer custom cabinetry. See floor plan and full details here.
All images of 173 Riverside Drive via Douglas Elliman
From the Listing: Rare opportunity to own the highly coveted D-line apartment at 173 Riverside Drive. 75 feet of western exposure provide incredible views of the Hudson River, Riverside Park, George Washington Bridge, and the Soldiers and Sailors Monument. This spectacular bright and sunny 3,000 square foot 9-room home offers a gracious layout and beautiful pre-war details including a decorative fireplace, original hardwood floors and 9'1" ceilings. The large 25' central entrance gallery leads to the expansive 27' x 16' living room and formal dining room, ideally laid out for enjoyable living and gracious entertaining. The large bright eat-in kitchen also includes a butler's pantry, separate laundry room with a full washer/dryer, and staff room with full staff bathroom. See floor plan and full details here.
All images of 895 Park Avenue via Sotheby's International Realty
From the Listing: This marvelous sun-filled and extremely elegant corner duplex is the epitome of Upper East Side chic. The sprawling 16 into 14 room apartment boasts very grandly scaled rooms that are ideal for major entertaining as well as for gracious living. Distinguished by a versatile plan, noteworthy architectural details include soaring high ceilings, immaculate hardwood floors, hand carved moldings, and period fire mantle pieces. However, it is the plethora of glorious open exposures over the broad sweep of Park Ave and 79th Street that are most distinctive and unique. See floor plan and full details here.
All images of 37 West 74th Street via Sotheby's International Realty
From the Listing: Located on the most desirable block of the Central Park West Historic District, overlooking a row of 18 Neo-Georgian mansions the house was designed in 1889 by Thom & Wilson in the Queen Anne and Neo-Renaissance styles. Since that time, 37 West 74th Street has been fortunate to survive as a single family residence, rich in original interior and exterior architectural detail, boasting magnificent woodwork and a spectacular skylight. The impressive interiors include a gracious entry and stair hall leading to an enfilade of elegant reception rooms, with ceilings rising to 13 feet, 6 inches. In addition to the living room, dining room, library, and sitting room, there are 6 bedrooms, 6.5 bathrooms, a landscaped terrace and 7 wood-burning fireplaces. An eat-in chef's kitchen and a glorious 22-foot-high double-height atrium overlook a lush, landscaped garden. See floor plan and full details here.
All images of 10 East 76th Street via Serhant
From the Listing: Fabulously situated on a premier block of the Upper East Side's Gold Coast between Fifth and Madison Avenues, this palatial 22-foot-wide townhome is the tallest townhome on the block, towering above all the others around it. For 24 years, this majestic limestone mansion served as a family compound for its European owner, affording seven private living areas including the fifth and sixth Floors combined as a separate penthouse. This allowed for extended family and close friends to live together under the same roof and yet, living separately with a certain amount of privacy. The home's grand scale and impressive potential to be reconfigured into a full, single family mansion is apparent on each floor's 10 to 13 foot ceilings and extra-wide landing areas. There are twelve working wood-burning fireplaces including two outdoor fireplaces located on the sixth floor and roof terraces. An outdoor lift from the sixth floor terrace ascends to the expansive roof terrace, providing a towering, 360-degree view of Manhattan's skyline. See floor plan and full details here.
All images of 993 Fifth Avenue via Brown Harris Stevens
From the Listing: The Penthouse at 993 Fifth Avenue is amongst the most significant penthouses to be available in over three decades. A stunning example of the grand scale, elegant proportions, and admirable floorplans that made Emery Roth one of the pre-eminent architects of the pre-war era, this home has soaring ceilings and incredible architecture. Spanning over 5,500 square feet inside, this 12-room home occupies the entire top two floors of 993 Fifth Avenue, with stunning views and brilliant light on all four sides. The elevator landing on the 17th floor leads to a marble entry hall with a dramatic sweeping curved staircase, double height ceilings, and French doors to a beautiful entertaining terrace overlooking Central Park and the Met. The terrace also provides expansive views south across the park to the midtown skyline, and north to the Reservoir. See floor plan and full details here.
Post-war apartments for sale
"Because many of New York City’s post-war buildings privileged functionality over beauty, they are highly livable."
The John Adams via Compass
From the Listing: Welcome to this thoughtfully renovated and sun-filled studio located in a desirable full-service co-op in the heart of Greenwich Village. This move-in ready studio has a Murphy bed to maximize space and a pass-through kitchen with dining table for easy entertaining. The kitchen has stainless steel appliances, and there are three large closets and beautiful wood floors. Open west-facing views showcase the sky and trees. See floor plan and full details here.
Lincoln Towers via Douglas Elliman
From the Listing: Experience the paradigm of classic Upper West Side living in this full-service luxury coop complex with multiple amenities among a 5-acre park with playgrounds and manicured gardens throughout. This perfectly proportioned one-bedroom, one-bath home is infused with light all day through five southwest-facing windows. The serene and quiet residence has a gracious living and dining area and measures 14'11" x 19'4". There is plenty of space for all your storage needs with an abundant amount of storage, five closets in total. The almost 20-foot-wide living room accommodates full dining and living room ensembles and can easily accommodate a generous sitting area with plenty of room to host friends for dinner. See floor plan and full details here.
310 East 70th Street via Corcoran
From the Listing: Welcome home to this beautifully renovated sun-filled one-bedroom, one-bath home. This apartment has it all, you enter into an oversized living room that can easily convert to a second bedroom with a wall of south facing windows. There is an amazing open chef's kitchen with Viking appliances, Calcutta gold marble island and backsplash and generous storage space. The floors throughout are walnut strip flooring and there are tons of closets finished with custom interiors. The bathroom is also marble with a rain shower head and jets. See floor plan and full details here.
Sherman Tower East via Brown Harris Stevens
From the Listing: #5LK at Sherman Towers is a gracious and meticulously combined two-bedroom, two-bath home that features beautiful hardwood floors and an abundance of storage space throughout. The renovation, fixtures, and finishes are clean and tasteful and pair well with the light, open, and airy feeling of the home. Upon entering, you're greeted by an entry foyer flanked by closets on either side. You'll immediately notice the extra-large living room that features a wall of windows with a northern exposure. The kitchen is outfitted with premium stainless steel appliances from Bosch and Fischer and Paykel and features custom cabinetry and white stone countertops paired with a subway tile backsplash. The clever cut-out creates the perfect breakfast bar for informal dining at home or entertaining guests. See floor plan and full details here.
The Peregrine via Compass
From the Listing: Views, views, views will dazzle and delight you from the moment you enter this spectacular keyed elevator floor-through condominium located in the heart of Midtown East. Upon entering from your own private elevator through a custom gate door, you are greeted by breath-taking city views. The living area features modern epoxy concrete flooring with an artistic grey swirl throughout, floor-to-ceiling windows, and two private balconies. Perfect for entertaining, the custom-built kitchen features Henrybuilt cabinetry and fixtures, solid surface counters, Sub-Zero refrigerator, Bertazzoni Professional stove, Miele convection oven/microwave, and Miele dishwasher, giving you everything you need to whip up a meal. Both the primary and second bedroom are located in the back of the apartment giving you a quiet respite from the hustle of the city. See floor plan and full details here.
The Newport via Douglas Elliman
From the Listing: Be the first to call this brand new home your own! A gracious foyer welcomes you to Apartment B2006 which has just undergone a full gut renovation including new wiring and plumbing. An open chefs kitchen outfitted with white cabinetry, a large custom pantry, bar, quartz countertops and Bosch appliance package. Directly off the dining room is a west facing balcony with open city views where you may enjoy your morning coffee or evening glass of wine. Two large bedrooms are outfitted with custom closets. Primary bedroom has a brand new en suite bath along with a walk-in closet. Electricity is included in the maintenance. See floor plan and full details here.
All images of The Coronado via Core Group NYC
From the Listing: Light, views, and outdoor space make this unit an Upper West Side dream. The generous living area is flooded with sunlight through floor-to-ceiling windows looking out to a beautiful Manhattan skyline view beyond the wraparound terrace. The large, windowed kitchen has lots of cabinets and counter space and also enjoys beautiful south-facing views. The expansive bedroom suite features a walk-in closet, an additional wall of closets in the entry hallway, a marble en-suite bathroom, and sweeping city views. See floor plan and full details here.
The Brevoort via Douglas Elliman
From the Listing: Residence V8 opens to a generous living room with numerous windows facing south and west. A second full bathroom was added during the renovation, allowing this apartment to flex into a two-bedroom, two-bathroom home. The kitchen is equipped with dine-in seating and Thermador appliances including gas stove, oven, refrigerator, dishwasher and microwave. There is a windowed dining alcove/home office adjacent to the kitchen. The dining alcove may be converted to a secondary bedroom with board approval. There are new hardwood floors throughout the residence. The spacious primary bedroom fits a king-sized bed with custom built-in closets for a large wardrobe and entertainment center. All window treatments are motorized with remote control. See floor plan and full details here.
11 East 86th Street via Corcoran
From the Listing: This cheerful high-floor 2-bedrooms, 2.5-bath, 6-room apartment is flooded with light. A welcoming center hall gallery separates the living room and formal dining creating an easy flow for both entertaining and comfortable living. The spacious, split bedrooms each with multiple closets and windowed baths are separated by a hallway for quiet living. The conveniently located, fully equipped kitchen features a grandfathered washer/dryer, plenty of counter space and storage, and a service door for deliveries. There is a lovely, windowed breakfast room and home office created out of what was formerly a staff room and bath, both of which, if desired, can be easily reinstated. A powder room conveniently located off the entrance foyer completes this wonderful home. See floor plan and full details here.
All images of The Alexandria via Corcoran
From the Listing: Enjoy being at home in this two-bedroom residence that boasts a spacious split bedroom floorplan as well as an expansive terrace with city and sky views. Light your fireplace and luxuriate in a sprawling living room nestled on your sofa with open views to the night sky through a sliding glass door that leads to an expansive private terrace, one of the largest in the building. The chef's kitchen is appointed with marble countertops, a Sub-Zero 30-inch refrigerator, a Wolf range, a Wolf steam oven, and Inform custom cabinetry. Pour a glass of wine from your 58-bottle, built-in wine fridge and relax with the stars on your private terrace. Not a detail was overlooked in this beautiful home, down to the voice enabled Lutron connected and integrated light switches, NEST controlled heating and cooling, and in-unit laundry. See floor plan and full details here.
All images of 49 West 12th Street via Compass
From the Listing: Situated on coveted 12th Street in a premier full-service building, luxurious #4AB is truly a knockout, bathed in light from oversized windows facing north and west, offering lovely tree-filled courtyard views. Exquisite finishes, custom built-ins, striking recessed ceilings, designer lighting and other stunning details make this gem even more irresistible. Enter the home via a large foyer and be instantly impressed by the stylish, inviting ambiance. An expansive living room with a wall of windows and another extensive wall of built-in storage, shelving and entertainment center is a perfect backdrop for relaxing and entertaining. The open dining area is a comfortable spot for sharing meals, conveniently located off the showstopper windowed chef's kitchen for easy serving. Cook's quarters are perfectly outfitted with top-of-the-line finishes and appliances, made even more elegant by marble countertops and backsplash. See floor plan and full details here.
136 Sullivan Street via Corcoran
From the Listing: This masterfully renovated 1,300-square-foot 2-bedroom, 2-bathroom home on picturesque Sullivan Street is located on one of Soho's most desirable blocks. This loft-like full floor residence has been completely renovated with no stone left unturned. Enter from a key-locked elevator into a gracious foyer leading into a sunlit great room specifically designed for entertaining with a gorgeous fireplace, custom built-in bar, custom bookcases, hardwood floors and a Juliet balcony with French doors overlooking Sullivan Street. Adjacent to the great room is an eat-in chef's kitchen. The kitchen features top-of-the-line appliances including a Sub-Zero refrigerator, gas Wolf range, Bosch Dishwasher and Speed Oven, as well as quartz countertops and custom cabinets. See floor plan and full details here.
All images of Manhattan House via Compass
From the Listing: Located at the very top of Manhattan House, PHA2 is truly the best of New York City living. Entering the sprawling custom gallery with an elegant gold-leaf ceiling, you realize why Princess Grace of Monaco once called this building home. The gallery leads directly to a 46'x17' great room, with three exposures, 10' ceilings and a wood-burning fireplace. A fully planted and irrigated setback terrace is accessible from your Great Room -- as well as all other major rooms. The terrace boasts views for miles, multiple entertaining areas, a hot tub, and an outdoor kitchen with grill. Three oversized bedrooms and an office are also directly off the front gallery, each custom-outfitted with beautiful finishes. The spacious kitchen is windowed, with a large center island and a dining nook. See floor plan and full details here.
No name has been given to the most recent crop of residential buildings. Perhaps post-post-war?
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Contributing Writer
Cait Etherington
Cait Etherington has over twenty years of experience working as a journalist and communications consultant. Her articles and reviews have been published in newspapers and magazines across the United States and internationally. An experienced financial writer, Cait is committed to exposing the human side of stories about contemporary business, banking and workplace relations. She also enjoys writing about trends, lifestyles and real estate in New York City where she lives with her family in a cozy apartment on the twentieth floor of a Manhattan high rise.
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