How Big Is It Really? Vickey Barron on why layout matters more than square footage

Compass agent Vickey Barron and a high-floor home for sale at Walker Tower | https://www.cityrealty.com/nyc/chelsea/walker-tower-212-west-18th-street/49071/15A/LNTSGaYT

Thursday, Jul 16, 2026 By CityRealty Staff, CityRealty contributor

For more than three decades, Vickey Barron has been one of New York City's most respected luxury brokers, advising buyers, sellers and developers on everything from prewar co-ops to billion-dollar new developments. Having helped shape floor plans for numerous residential projects, the Compass agent believes buyers often obsess over the wrong metrics. To Barron, the difference between a good apartment layout and a great one isn't square footage, it's thoughtful design, seamless flow, and knowing how people want to live.

Ondel Hylton: Are you seeing an uptick in demand for larger apartments this year?

Vickey Barron: Yes, but I think there are really two different buyer pools. One group simply needs more bedrooms because they have bodies that need bedrooms. Then there's the buyer looking for the luxury of space and volume. They'll actually take what could be a four- or five-bedroom apartment and create a grand one- or two-bedroom because they want larger rooms instead of more rooms.

What makes a strong apartment layout and good flow?

My biggest pet peeve is square footage. I don’t know when it became such a thing, but people focus too much on square footage and not the layout.

Some apartments have four feet of wasted hallway and these narrow runways that look like they’re designed for miniature airplanes before you even get into the apartment. Others have a proper foyer. In some places, you open the door, take two steps, and you’re touching the back of the sofa. That is not the same luxury.

The same thing happens with combinations. I get that call all the time: ‘My neighbor is selling. Instead of buying a bigger apartment, I’ll just knock down a wall and combine the two.’ Yes, you can, but sometimes that layout is going to make zero sense except for you. You may gain another 600 square feet, but it may not flow properly, the maintenance and common charges can become too high, and when you go to sell, the whole thing looks quirky. Some combinations need a GPS because none of it makes sense.

I also look at the width of hallways, ceiling heights, the size and position of the windows, and who the buyer is going to be. Someone buying in the East Village may want something completely different than someone buying on Central Park West or in Tribeca.

"Some combinations need a GPS because none of it makes sense."

The Kent 200 East 95th Street, #27A | https://www.cityrealty.com/nyc/yorkville/the-kent-200-east-95th-street/64579/27A/bnhMxrTunCXP

For new construction, are secondary bedrooms hitting the right note in terms of size and usability?

They're doing a better job than they were eight years ago.

For a while, they would create these mothership, ginormous, thousand-square-foot primary suites and then put three other 10-by-11 bedrooms next to them.

What we’re trying to achieve now is to explain that maybe you give up some of that thousand square feet and give it to the other bedrooms. If you’re going to have two or three secondary bedrooms, they should be more equal in size unless one is truly going to be an office, a Peloton room, or somewhere to put a flat-screen TV.

"If one kid gets the tiny bedroom, it's a therapy bill waiting to happen."

Because if it’s supposed to be a child’s bedroom and one sibling gets the good room while the other gets the tiny one, they’re going to look around and say, ‘Why am I stuck with this one?’ It’s a therapy bill waiting to happen.

Developers will also sometimes shrink the bedrooms so every room can have an en-suite bath. Personally, I’d rather have a bathroom that isn’t en suite, give the bedroom more space and a proper closet, and let two bedrooms share a bathroom. I’d take that extra square footage and put it into a real laundry room.

1212 Fifth Avenue, #8B
$3,650,000

East Harlem | Condominium | 3 Bedrooms, 3 Baths | 1,804 ft²

1212 Fifth Avenue, #8B (ICONIC PROS)

From the Listing: Welcome to Residence 8B at 1212 Fifth Avenue — a breathtaking triple-mint condominium where pre-war grandeur meets 21st-century luxury, with unobstructed Central Park views from every major room. Featured in House Beautiful as the building's model apartment, this three-bedroom, three-bath home was finished with upgrades well beyond the already stunning sponsor specifications. See floor plan and full details here.

Are there features buyers think they want that aren't always worth it?

They're doing a better job than they were eight years ago, but I still walk into meetings and ask, "What were you guys thinking?"

Doors are one of my biggest annoyances. Doors that swing into other doors. Put in pocket doors. They make an apartment feel much more graceful.

I also think developers got carried away creating these giant primary suites with three tiny secondary bedrooms. I'd rather see some of that space redistributed. If one kid gets that little bedroom, it's a therapy bill waiting to happen.

What are some of the emotional aspects that make for a great flow?

I think buyers walk in and simply know an apartment feels good, even if they can't explain why.

Usually it's because there's a proper foyer, the rooms flow naturally, the furniture has somewhere to go and nothing feels forced. I always ask, "Where is the sofa going? Where is the TV going? Where are you going to put the dining table?" You can market something as a three-bedroom, but if it doesn't function, it doesn't function.

Walker Tower, #15A
$11,995,000

Chelsea | Condominium | 2 Bedrooms, 2.5 Baths | 2,428 ft²

Walker Tower, #15A (Compass)

From the Listing: Perched high above the city, this elegant 2,428-square-foot two-bedroom, two-and-a-half-bath residence at Walker Tower offers sweeping southern and eastern views of the Lower Manhattan skyline, framed by dramatic floor-to-ceiling windows and an expansive 440-square-foot private terrace. See floor plan and full details here.

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Are buyers' preferences changing when it comes to kitchens?

I think they are. I'm seeing more buyers who no longer want the kitchen sitting in the middle of the living room.

The pandemic probably played a role because people are spending more time at home and maybe even cooking a little more. If you're entertaining, you don't necessarily want a hot mess in the kitchen that's two feet from your sofa. Buyers seem to appreciate a little separation now.

The Greenwich Lane 160 West 12th Street, #108 | https://www.cityrealty.com/nyc/greenwich-village/the-greenwich-lane-160-west-12th-street/63453/108/flNhzApOuzJ

If you could give buyers one piece of advice when touring apartments, what would it be?

Don't get hung up on square footage.

Think about how you're actually going to live there. Pay attention to the flow. Where are you going to eat? Where are you going to put your furniture? How much of the apartment is actually usable?

I've joked for years that I should start a company called "How Big Is It Really?" that measures every apartment honestly. Maybe I'd start a dating site with honest photos too. Just tell the ugly truth. Buyers appreciate honesty.

Prioritize layout over square footage.

Look for a proper foyer or entryway.

Avoid long, wasted hallways.

Make sure bedrooms are functional, not just technically bedrooms.

Look for balanced bedroom sizes.

Separate entertaining spaces from private sleeping areas.

Choose an open, well-connected living, dining, and kitchen layout.

Prioritize closet space and practical storage.

Be cautious of awkward apartment combinations. Pay attention to door swings.

Imagine how the apartment will function in everyday life, not just how it looks.

NYC Apartments for Sale with Great Layouts

The Highpoint, #22F
$975,000

Murray Hill | Condominium | 1 Bedroom, 1.5 Baths | 883 ft²

The Highpoint, #22F (Douglas Elliman Real Estate)

From the Listing: Situated on the 22nd floor with views of Tudor City and the United Nations, this beautifully maintained, move-in condition home features a gracious entrance foyer preceding a large east-facing living room with a spacious dining area and a balcony. See floor plan and full details here.

Sutton Manor East, #1B
$1,195,000

Beekman/Sutton Place | Cooperative | 1 Bedroom, 1 Bath

Sutton Manor East, #1B (Compass)

From the Listing: PRIVATE GARDEN RETREAT IN THE HEART OF SUTTON PLACE Discover the perfect blend of indoor comfort and outdoor living in this inviting Junior 4, highlighted by an exceptional private garden that feels like your own hidden sanctuary. See floor plan and full details here.

The Bowen, #4F
$1,295,000

Downtown Brooklyn | Condominium | 1 Bedroom, 1.5 Baths | 902 ft²

The Bowen, #4F (Douglas Elliman Real Estate)

From the Listing: Bathed in natural light from its northeast exposures, Residence 4F offers 902 SF of refined living space, including one bedroom, one-and-a-half bathrooms, and interiors designed by renowned design from CL-OTH Interiors. Just beyond the entry foyer, a flexible bonus room offers a versatile space ideal for a home office, lounge, or extra storage. See floor plan and full details here.

Museum Tower, #15E
$1,435,000

Midtown West | Condominium | 1 Bedroom, 1.5 Baths | 1,200 ft²

Museum Tower, #15E (Sothebys International Realty)

From the Listing: Welcome to Residence 15E, a masterfully renovated, expansive turn-key one-bedroom condominium that offers exceptional scale, refined proportions, and a flexible layout designed for sophisticated living. This spacious apartment offers a flexible layout, where the vast living room can be effortlessly converted to create a second bedroom or private home office. See floor plan and full details here.

St. James Tower, #3C
$1,595,000

Beekman/Sutton Place | Condominium | 2 Bedrooms, 2.5 Baths | 1,253 ft²

St. James Tower, #3C (Compass)

From the Listing: Welcome to Residence 3C at St. James's Tower, a distinguished condominium at 415 East 54th Street in coveted Sutton Place. This split-layout 2-bedroom, 2.5-bath home spans 1,253 square feet with soaring 9'2" ceilings, low monthly charges, and a rare combination of scale and refinement.Whether you're seeking a full-time residence, an elegant pied-à-terre, or a smart investment, this apartment delivers exceptional value. See floor plan and full details here.

The Concorde, #9M
$1,750,000

Lenox Hill | Condominium | 2 Bedrooms, 2 Baths | 1,035 ft²

The Concorde, #9M (Brown Harris Stevens Residential Sales LLC)

From the Listing: Introducing the Concorde Condominium, apartment #9M. This beautiful and bright two bedroom, two bathroom unit with east and north exposures features a great layout with oversized living room/dining area facing north with sliding glass door to the terrace at the front of the room. See floor plan and full details here.

125 East 63rd Street, #8B
$1,900,000

Park/Fifth Ave. to 79th St. | Cooperative | 2 Bedrooms, 1.5 Baths

125 East 63rd Street, #8B (Corcoran Group)

From the Listing: Classic in every way, this gracious 8th floor Two Bedroom, One and a half Bath apartment in a boutique prewar cooperative is an authentic modernized home. Apartment 8B offers exceptional space, light, and prewar charm featuring beautifully finished hardwood floors, 9.5-ft ceilings, and unobstructed south, east and western exposures. See floor plan and full details here.

200 Riverside Boulevard, #39D
$2,100,000 (-4.5%)

Riverside Dr./West End Ave. | Condominium | 2 Bedrooms, 2 Baths | 1,220 ft²

200 Riverside Boulevard, #39D (Maxwell Jacobs Inc)

From the Listing: This stunning 2 bedroom home features a great layout and incredible views. It has a beautiful windowed kitchen, separate dining area, 2 marble bathrooms, high ceilings and a washer/dryer. This high-floor apartment on the coveted Southeast corner has seven oversized windows providing excellent views of Central Park, the city and river. See floor plan and full details here.

345 East 69th Street, #14EF
$2,495,000

Lenox Hill | Cooperative | 4 Bedrooms, 3 Baths | 2,060 ft²

345 East 69th Street, #14EF (Corcoran Group)

From the Listing: Perched on the 14th floor and filled with natural sunlight, this move-in-ready four-bedroom residence at 345 East 69th Street offers gracious proportions, thoughtful renovations, and sweeping city views. A welcoming entry foyer opens into an expansive living room with impressive south-facing skyline views. The beautifully renovated corner kitchen flows seamlessly into the living space and enjoys open vistas down the avenue. See floor plan and full details here.

Trump World Tower, #61D
$2,695,000

Turtle Bay/United Nations | Condominium | 2 Bedrooms, Unknown Baths | 1,613 ft²

Trump World Tower, #61D (Keller Williams NYC)

From the Listing: Wrapped in dazzling western light and commanding cinematic views from left to right, from south to north, cherish the unparalleled perspective and front-row seat to New York’s most celebrated towers and landmarks. This extraordinary home offers a sun-filled and spectacular cityscape by day that transforms into a glittering display of lights by night. See floor plan and full details here.

Beekman East, #12EF
$2,798,000

Turtle Bay/United Nations | Condominium | 4 Bedrooms, 3.5 Baths | 2,155 ft²

Beekman East, #12EF (Compass)

From the Listing: A standout offering at Beekman East, this fully renovated four-bedroom, three-and-a-half-bath residence combines generous proportions with exceptional outdoor space in a full-service condominium. Elevated above Midtown East, the home captures open views of the East River and skyline, complemented by two private terraces—including an approximately 800-square-foot outdoor expanse that functions as a true extension of the living space. See floor plan and full details here.

181 East 73rd Street, #17AB
$3,250,000

Lenox Hill | Cooperative | 3 Bedrooms, 3 Baths | 2,510 ft²

181 East 73rd Street, #17AB (Corcoran Group)

From the Listing: Rare High-Floor Four-Bedroom Residence with Open City Views. Residence 17AB at 181 East 73rd Street is a rare and expansive four-bedroom, three-and-a-half-bathroom combination residence offering exceptional scale, abundant natural light, and open city views. See floor plan and full details here.

Millan House, #7/8A
$5,495,000

Park/Fifth Ave. to 79th St. | Cooperative | 4 Bedrooms, 5 Baths

Millan House, #7/8A (Sothebys International Realty)

From the Listing: This very special and rarely available A-Line Duplex apartment at 115 East 67th Street, Millan House, is a must see. Downstairs (7th Floor) has an impressive set of public rooms perfect for both gracious entertaining as well as everyday living. Upstairs (8th Floor) is comprised of three very generously sized bedrooms, all with ensuite baths. See floor plan and full details here.

The Astor, #312
$5,750,000

Broadway Corridor | Condominium | 4 Bedrooms, 4.5 Baths | 3,228 ft²

The Astor, #312 (Corcoran Group)

From the Listing: This is a tremendous opportunity to own an exquisite residence at the renowned Astor situated at the crossroads of W. 75th Street and Broadway. Encompassing more than 3,200 SF, this apartment offers a grandeur rarely found in historic pre-war apartments.This expansive and contemporary corner home seamlessly merges pre-war charm with modern design, embodying the elegance of the Upper West Side. See floor plan and full details here.

1228 Madison Avenue, #7
$6,995,000

Carnegie Hill | Cooperative | 4 Bedrooms, 3.5 Baths | 3,136 ft²

1228 Madison Avenue, #7 (Douglas Elliman Real Estate)

From the Listing: The Seventh Floor at 1228 Madison Avenue is a 4-bedroom, 3.5-bath full-floor home spanning 3,136 ft (291 m), with desirable east and west exposures. A private elevator vestibule leads to a dramatic 8' white oak entry door, opening into an elegant foyer with custom-stained white oak flooring in a chevron pattern. This distinctive flooring carries through the main living spaces, culminating in a nearly 30' great room flooded with natural light from one floor-to-ceiling window and three Juliette balconies overlooking Madison Avenue. See floor plan and full details here.

130 William, #PH62A
$8,250,000

Financial District | Condominium | 3 Bedrooms, 3.5 Baths | 2,542 ft²

130 William, #PH62A (Douglas Elliman Real Estate)

From the Listing: An extraordinary nearly 80-foot private loggia spans the full width of Penthouse 62A, offering panoramic river and New York City skyline views from nearly every room. Located at 130 William, the half-floor residence features three bedrooms, three-and-a-half bathrooms, ceilings reaching up to 11 feet, and oversized arched windows accented with elegant bronze detailing. See floor plan and full details here.

The Kent, #27A
$8,700,000

Yorkville | Condominium | 5 Bedrooms, 4.5 Baths | 3,564 ft²

The Kent, #27A (Corcoran Group)

From the Listing: This exceptional 5-bedroom, 4.5-bathroom residence offers 3,564 square feet of living and entertaining space, highlighted by dramatic 16-foot ceilings. See floor plan and full details here.

The Greenwich Lane, #108
$10,950,000

Greenwich Village | Condominium | 3 Bedrooms, 3.5 Baths | 2,455 ft²

The Greenwich Lane, #108 (Corcoran Group)

From the Listing: Floating high above Greenwich Village in downtown's premier condominium, Greenwich Lane, this triple mint and meticulously designed highest floor (10th floor) corner 3 bedroom and 3.5 bathroom home offers a marvelous sweep of enviable open western views over St. Vincents Memorial Park to the Hudson River and beyond. See floor plan and full details here.

The Ice House, #10D
$12,250,000

Tribeca | Condominium | 4 Bedrooms, 3.5 Baths | 4,567 ft²

The Ice House, #10D (Compass)

From the Listing: This unique property has not been available in over 23 years! Seize the opportunity to own this dramatic 4567 sqft 4 bedroom duplex in the Ice House Condominium, a full service doorman building with garage in the basement in the heart of Tribeca! See floor plan and full details here.

1165 Fifth Avenue, #15PHA
$13,250,000

Carnegie Hill | Cooperative | 5 Bedrooms, 6+ Baths

1165 Fifth Avenue, #15PHA (Brown Harris Stevens Residential Sales LLC)

From the Listing: With spectacular Reservoir views from EVERY room, this triple mint renovated penthouse duplex boasts great light and panoramic views of Central Park, the reservoir, and dramatic skyline views to Midtown Manhattan, George Washington Bridge and Triborough RFK Bridge! The meticulously renovated approximately +gross 5000 square foot home features a grand, corner living room with southwest exposure, wood burning fireplace, Central Air conditioning and stunning views over-looking Central Park. See floor plan and full details here.

944 Fifth Avenue, #11FLR/MAIS
$47,500,000

Park/Fifth Ave. to 79th St. | Cooperative | 4 Bedrooms, 3.5 Baths

944 Fifth Avenue, #11FLR/MAIS (Corcoran Group)

From the Listing: Perfectly situated on the 11th floor of one of Fifth Avenue's most distinguished white-glove co-operatives, 944 Fifth Avenue, this exceptional full-floor residence has been meticulously renovated to the highest standard and has sweeping panoramic views of Central Park and the iconic Manhattan skyline. Masterfully renovated by the acclaimed design firm Ries Hayes, this extraordinary 15 into 11 room home seamlessly blends timeless prewar grandeur with sophisticated contemporary design. See floor plan and full details here.

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How Big Is It Really? Vickey Barron on why layout matters more than square footage

In this article:

Ondel Hylton: Are you seeing an uptick in demand for larger apartments this year?

What makes a strong apartment layout and good flow?

For new construction, are secondary bedrooms hitting the right note in terms of size and usability?

Are there features buyers think they want that aren't always worth it?

What are some of the emotional aspects that make for a great flow?

Select which properties are of interest to you:

Are buyers' preferences changing when it comes to kitchens?

If you could give buyers one piece of advice when touring apartments, what would it be?

NYC Apartments for Sale with Great Layouts

Related Listings

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Price Cuts: Sandie Tilotson&#039;s penthouse at Mandarin Oriental reduced by $15M; UWS brownstone with underground pool now 20% off

The pros and cons of buying an HDFC apartment + New listings include an ultra-chic East Village co-op

What is a sponsor unit? Pros, cons, and NYC apartments with no board approval required from $165K

Triple-mint NYC apartments with ensuite five-fixture baths; Sorin launches sales near Hudson Yards

As Brooklyn condo prices rise, see 15 new and upcoming developments across the borough

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Price Cuts: Sandie Tilotson's penthouse at Mandarin Oriental reduced by $15M; UWS brownstone with underground pool now 20% off