A few of the city's best apartment buildings boast opulent, highly styled swimming pools for residents—but a pool of one’s own remains the ultimate luxury in urban living, and is still relatively rare. Private basement and backyard pools can be found throughout the city, but the crème de la crème of luxury swimming is the private rooftop pool. One such pool, measuring 61 feet (the longest rooftop pool in the city), sits atop a West Chelsea penthouse and hit the market last month for a cool $75 million.
That said, several advancements have made private pools more viable and attractive. Jonathan Miller of Miller Samuel notes that, "Structural engineering has improved greatly, allowing for taller buildings and the support of the significant additional weight this amenity requires." Moreover, where the scent of chlorine might have permeated the space and been overpowering in previous years, a growing number of engineers and designers have turned to saltwater to sanitize the pools in a gentler, more appealing way.
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Rooftop and terrace pools—bathed in sunlight and offering sweeping views of the skyline—are notoriously difficult and expensive to build. Most belong to sprawling penthouses and simplexes, such as Jean Nouvel’s 40 Mercer Street in Soho, which features two apartments with private lap pools on expansive 2,250-square-foot terraces.
Private pool deck atop 145 Reade Street in TriBeCa (Compass ) | https://www.cityrealty.com/nyc/tribeca/145-reade-street/apartment-/GwDLRhWOFX
Earlier this month, we caught up with Vickey Barron, an award-winning broker at Compass who is currently marketing one of these rare, pool-topped properties, for insight into what it really takes to have a private pool in a New York City apartment.
How common are private pools in NYC—and how much demand is there?
Vickey Barron: Private pools in New York City are extremely rare, especially in condo or co-op apartment settings. I recently showed a property on Reade Street in TriBeCa to a buyer who splits their time between London and Dubai. Their non-negotiable criterion was a private pool, and at least 7,000 square feet. That level of specificity is hard to meet here, but when it does exist, it commands a premium.
Vickey Barron: Private pools in New York City are extremely rare, especially in condo or co-op apartment settings. I recently showed a property on Reade Street in TriBeCa to a buyer who splits their time between London and Dubai. Their non-negotiable criterion was a private pool, and at least 7,000 square feet. That level of specificity is hard to meet here, but when it does exist, it commands a premium.
What types of private pools are the most popular? Do buyers typically opt for heated, saltwater, or indoor pools in NYC?
Vickey: Saltwater is usually preferred because chlorine can be harsh. Privacy is also a major plus in NYC, but it’s more challenging to achieve here than in other parts of the world. The rooftop pool at 145 Reade Street is high enough to offer that level of privacy.
The key is having open sky above you—that sense of blue sky and openness really matters. I’ve represented a handful of properties with underground pools, and if they were chlorinated, the entire house smelled of chlorine and felt damp. And then
again, when you’re in the basement it’s just not the same as being outside.
At Reade Street, the pool deck includes a sitting area with a fireplace, a full kitchen, a barbecue setup, and a dining table that seats eight—with views to match. It’s designed for entertaining. Guests can lounge, enjoy a meal, and some might take a dip in the pool. The space is well-equipped for hosting, with a commercial-grade elevator bringing you right to the level.
What about maintenance and structural considerations?
Vickey: Pools require regular upkeep, even in winter. Most owners hire a specialist to maintain it year-round. Structurally, installing a private pool in a high-rise or penthouse can be extremely complex. The property on Reade Street was completely gutted and rebuilt with reinforced load-bearing systems to accommodate the weight and volume of the pool. That kind of construction takes years, sweat, and tears. That’s the embedded value.
Vickey: Pools require regular upkeep, even in winter. Most owners hire a specialist to maintain it year-round. Structurally, installing a private pool in a high-rise or penthouse can be extremely complex. The property on Reade Street was completely gutted and rebuilt with reinforced load-bearing systems to accommodate the weight and volume of the pool. That kind of construction takes years, sweat, and tears. That’s the embedded value.
How do appraisers typically value a private pool in this market?
Vickey: When it comes to a garage and a pool, they’re so rare and limited in the market that their value is elevated beyond the rest of the competition. You’re going to get a premium for a private garage and pool because they’re in such short supply.
Vickey: When it comes to a garage and a pool, they’re so rare and limited in the market that their value is elevated beyond the rest of the competition. You’re going to get a premium for a private garage and pool because they’re in such short supply.
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Do you see more developers incorporating private pools into new buildings?
Vickey: Not often, but the trend of including a private pool with the penthouse appears to be growing. It usually does come up as a question when planning a new high-end development and a private pool would usually only be considered for the penthouse. Soori High Line was notable that it offered private pools within many of its units, but most developers shy away from the complexity and cost unless they’re targeting ultra-luxury buyers. It’s a huge structural and financial commitment, and only a limited number of buyers can justify it.
Vickey: Not often, but the trend of including a private pool with the penthouse appears to be growing. It usually does come up as a question when planning a new high-end development and a private pool would usually only be considered for the penthouse. Soori High Line was notable that it offered private pools within many of its units, but most developers shy away from the complexity and cost unless they’re targeting ultra-luxury buyers. It’s a huge structural and financial commitment, and only a limited number of buyers can justify it.
Soori High Line | https://www.cityrealty.com/nyc/chelsea/soori-high-line-522-west-29th-street/57171
Active NYC listings with private pools
12 East 64th Street, #TH
$54,000,000
Park/Fifth Ave. to 79th St. | Cooperative | 6+ Bedrooms, 6+ Baths | 14,400 ft2
12 East 64th Street, # (Serhant)
122 Waverly Place, #TH (Keller Williams NYC)
The Dandy, #PH (Modlin Group LLC)
Aman New York Residences, #18A
$35,000,000 (-12.5%)
Midtown West | Condominium | 3 Bedrooms, 3.5 Baths | 3,746 ft2
Aman New York Residences, #18A (Douglas Elliman Real Estate)
55 West 17th Street, #PH (Compass)
152 Elizabeth Street, #PH
$35,000,000
NoLiTa/Little Italy | Condominium | 4 Bedrooms, 4.5 Baths | 5,603 ft2
152 Elizabeth Street, #PH (Modlin Group LLC)
27 Wooster Street, #PH (Compass)
18 Gramercy Park South, #PH17
$34,995,000
Gramercy Park | Condominium | 5 Bedrooms, 5.5 Baths | 6,329 ft2
18 Gramercy Park South, #PH17 (Douglas Elliman Real Estate)
145 Reade Street, #TH (Compass)
The Dandy, #PH (Modlin Group LLC)
1110 Park Avenue, #PHTRIPLEX
$29,000,000
Carnegie Hill | Condominium | 5 Bedrooms, Unknown Baths | 7,000 ft2
1110 Park Avenue, #PHTRIPLEX (Sothebys International Realty)
565 Broome SoHo, #S16B (Corcoran Group)
40 Mercer Street, #PH30 (AA Management NYC LLC)
21 West 70th Street, #TH
$11,900,000
Central Park West | Townhouse | 6+ Bedrooms, 6+ Baths | 7,517 ft2
21 West 70th Street, #TH (Compass)
One Avenue B, #PH (AT THE FIRM)
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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