View over Manhattan Valley from 444 Central Park West, #15F (Compass)
Many come to New York in search for that "tight-knit community feel," where neighbors aren't afraid to greet each other, and your barber, grocer, and dry cleaner all know you by name. As prices climb, causing many long-time businesses and residents to flee, this local character has become harder to come by, especially in Manhattan. Even so, the island's uptown neighborhoods have fared better due to their large stock of affordable housing resulting in less transient residents, and their distance from the city's commercial centers.
One small enclave that maintains its "community feel" without sacrificing easy commutes is the Manhattan Valley neighborhood of the Upper West Side. Defined by its heterogeneity, the area's seasonal influx of Columbia students is offset by stalwart locals who stayed and invested during less sunny times. Spanning from West 96th Street to 110th Street, and from Broadway to Central Park West, the area is served by the local 1, B, and C subway lines and the express 2 and 3 lines which stop at 96th Street. Aside from the public transit, the community's other main assets are Central Park, Anibal Aviles Playground and beloved establishments that include Absolute Bagels, Vietnamese restaurant Saiguette, and the 'hole-in-the-wall' Doaba Deli which serves Indian cuisine.
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While Manhattan Valley enjoys its renaissance, occupying that ephemeral Goldilocks zone where old-school New York is in equilibrium with new people and businesses moving in, higher prices are creeping in from the south. For the neighborhood's tonier stretches, along Broadway and Central Park West, luxury real estate has already arrived with a handful of new condo developments recently opened and several more are planned nearby.
Ariel East, the area's tallest building, has a 4-bedroom condo available priced at $3.195 million. Developed by Extell's Gary Barnett in 2007, units in the building have traded north of $1,600 a square foot on average over the past four years. At the other end of the neighborhood at 455 Central Park West, a two-bed on the 23rd floor with views of the park has an asking price of $2.5M. The complex features a French chateau-style wing that was built in 1887 as the New York Cancer Hospital. Within its turrets and rounded rooms (thought to discourage the spread of disease) are 16 apartments, four of which are available from $4.995M to $6.99M.
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At the neighborhood's northeastern border with Harlem, the condos One Morningside Park and Circa Central Park have both set record prices paid for a Harlem condominium with Circa's penthouse recently closing for $9,453,809 ($2,532 / ft2). Below are three condos and three co-ops available in the neighborhood.
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Sketch of Dahlia rising at 212 West 95th Street and rendering of 814 Amsterdam Avenue
As for new construction, a 20-floor condo called Dahlia is rising midblock between Broadway and Columbus at 212 West 95th Street. Developed by United Management and Certes Partners with CetraRuddy Architecture helming the design, the 32-unit development will have two- to four-bedroom condos priced from $1.695 million. At 814 Amsterdam Avenue, a lot next door to St. Michael's Church, a 15-floor residential building is underway that will have retail and 34 apartments inside. Veracity Equities is listed as the developer and SRA Architecture and Engineering, the architects of record.
Two blocks south, at the former site of the synagogue Congregation Shaare Zedek, Landsea Homes and Leyton Properties have broken ground on a 14-story, 20-unit condominium at 212 West 93rd Street. According to a press release from earlier this week, the residences will sit atop a new 9,350-square-foot synagogue on the lower level, ground and second floors of the new building. Interiors will be handled by Grade, and Eran Chen of ODA New York is the building's designer. A rendering has yet to be released but the building is said to have been inspired by the neighborhood’s historic pre-war architecture.
Two blocks south, at the former site of the synagogue Congregation Shaare Zedek, Landsea Homes and Leyton Properties have broken ground on a 14-story, 20-unit condominium at 212 West 93rd Street. According to a press release from earlier this week, the residences will sit atop a new 9,350-square-foot synagogue on the lower level, ground and second floors of the new building. Interiors will be handled by Grade, and Eran Chen of ODA New York is the building's designer. A rendering has yet to be released but the building is said to have been inspired by the neighborhood’s historic pre-war architecture.
Landsea Homes and Leyton Properties broke ground for a 14-unit condo at 212 West 93rd Street
At 814 Amsterdam Avenue, a lot next door to St. Michael's Church, a 15-floor residential building is underway that will have retail and 34 apartments inside. Veracity Equities is listed as the developer and SRA Architecture and Engineering, the architects of record.
Other new developments include a controversial 11-story, 194-unit affordable housing project at 145-149 West 108th Street where demolition recently began on two parking garages. Several blocks south, Harry Tawil of the Orbach Group is finishing construction on a seven-floor, 34-unit rental at 61 West 104th Street. The dark grey-brick building was designed by Radu Architects and will have residential storage and a recreation center located on the cellar level according to the floor schedule.
Directly across from Orbach's project are the Frederick Douglass Houses which in 2013 were zeroed in by NYCHA who proposed to lease three parking lots to private developers. According to West Side Rag, the plan was expected to yield 794 residential units where 80% would be market-rate and 20% affordable. The studies shown below produced by GF55 Architects illustrate how the new buildings would be integrated into the existing complex. There has been no word if the de Blasio administration will move forward with the plans, but given NYCHA's budgetary shortfall and the city's ongoing housing crunch, the plans are likely still being considered.
NYCHA's Frederick Douglass Houses infill study (GF55 Architects)
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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