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A blog from CityRealty (Links below will take you to the 6sqft site)

Rental Building News and Offers

Brooklyn Heights' Leverich Towers Hotel has been transformed into a luxurious senior residence (The Watermark at Brooklyn Heights via Barry Hyman) Brooklyn Heights' Leverich Towers Hotel has been transformed into a luxurious senior residence (The Watermark at Brooklyn Heights via Barry Hyman)
New York City has long been a magnet for the young, but in the 21st century, it has also become a magnet for the old. Between 2007 and 2017, the number of residents over 65 increased in all five boroughs. In Manhattan, the trend has been especially notable. According to a 2019 study carried out by the Center for an Urban Future, there are now more residents ages 65 and above in Manhattan than there are people under the age of 19.

The COVID-19 pandemic has disproportionately affected the senior population in urban, suburban, and rural areas alike. The World Health Organization recommends that in order to protect the elderly, communities need to find ways to reduce their mobility and advise them to stay at home as much as possible. For many, the effects of self-isolating at home has been profoundly detrimental to one's mental health, while senior communities provide access to 24-hour care while keeping residents engaged and not alone. Many facilities have introduced best-practice initiatives to keep residents safe from carriers of the virus, but it remains that the foremost strategy is to isolate the buildings and shield them from the exterior.
Central-Park-04 Central Park near the Jackie O Reservoir
'...there is growing evidence that retiring in the city, especially in a high-density neighborhood, can help extend one’s years of independent living.'

The decision to retire in New York City rather than upstate New York, Palm Springs, or Miami may seem surprising, but there is growing evidence that retiring in the city, especially in a high-density neighborhood, can help extend one’s years of independent living. First, living in a full-service elevator building is generally much easier than living in a home in a rural or remote area. After all, in a doorman building, you’ll never have to worry about shoveling the steps, raking leaves, or warding off unwanted visitors. City life also offers a host of services that can help older adults remain independent well into their 90s. These services include access to public transportation, medical specialists, and 24/7 delivery options. But if retiring in New York City is the right choice, should retirees buy or rent?
New York City’s graying profile primarily reflects two factors. First, most people born during the post-World War II baby boom are now over 65, and second, New Yorkers, like people around the world, are living longer than ever before. However, the city’s graying profile also reflects one more surprising trend—people are increasingly choosing to retire in the city.

Pros and Cons of Buying as a Retiree in NYC

If you’re lucky enough to be in a position to buy in New York City, there are many reasons to do so. First, buying as a retiree comes with the same benefits that buying offers at any other stage of life—more security, stability, and equity. In other words, you won’t need to deal with sudden rental increases, negligent landlords, or any of the other problems that can accompany life as a renter.
Second, if you can afford to buy in New York City, you may find your net worth growing rather than depleting after you retire. Even with the downturn in the market, data on Manhattan apartments reveals that over the past 20 years, Manhattan properties have seen price increases between 85% and 121.8%. Few retirement investment funds can match such returns. So, at least on the surface, investing in New York City real estate may be an option to grow one’s equity after retirement. Whether one plans to tap into the equity later or wants to leave a bit more for their children or grandchildren, this is a good thing. But there is one thing retirees must consider.
Prior to the outgoing administration’s overhaul of federal tax laws, it was possible to deduct state and local taxes, including property taxes. Naturally, people living in regions of the country with high housing taxes, such as New York City, had the most to gain from this specific tax break. With state and local taxes (SALT) no longer deductible, owning versus renting has become considerably less attractive, especially for retirees on fixed incomes.
The-Golden-Girls-03 More seniors are deciding not to move to slow-paced, warmer climates. The Golden Girls Source: NBC

Pros and Cons of Renting as a Retiree in NYC

If you’ve owned a home for decades, renting may seem counter-intuitive. Still, renting in New York City may make more sense than buying under some circumstances.
As a rule of thumb, buying in New York City is a stable investment likely to yield a return, but only if you plan to hold your property for at least twelve years. While New York City properties are unlikely to deplete in value over the course of a decade, the process of buying in New York City is an investment itself. Broker and legal fees are higher than they are in most other regions of the country. Also, if you purchase a property worth more than $1 million, which is likely if you’re buying in Manhattan, you’ll pay a mansion tax. As a result, unless you’re thinking long term (holding your property for over a decade), renting is generally a smarter financial move.
Another potential reason to rent rather than buy has to do with convenience and flexibility. Renting can bring its own hassles, but if you’re renting in a full-service building from a reliable management company, you should be able to take some things for granted. To begin, you’ll never need to worry about footing the bill for expensive repairs or appliance replacements. Also, if and when your circumstances change, you’ll be free to move into a new apartment or different type of living arrangement with little lead-up time.
The bottom line is that the decision to buy versus rent in New York City as a retiree is a decision that can only be made by carefully weighing key factors. First, it is important to consider how long you intend to live in New York City. Second, it is also important to consider how much money you can bring to a potential purchase. In fact, if you are over 60, many lenders will not even consider 80% financing on a property. If you can purchase, other factors, including your tax liability, also need to be taken into account.

Affordable Housing Lotteries for Seniors

Retiring affordably has been one of New York City's seemingly insurmountable challenges. However, recent mayoral administrations have been building developments geared towards low- and middle-income seniors. Recently, a housing lottery launched in Astoria for 35 affordable senior housing units at Bishop Rene Valero, located at 23-11 31st Road. The six-story building rose on a former parking lot, and amenities will include a shared laundry room, common area Wi-Fi, and the services of an on-site resident manager. The deadline to apply is June 15, 2022, and full details and criteria may be found here.

64 Scholes Street, Williamsburg
Geared for seniors, this building is being constructed through the Low-Income Housing Credit Program (LIHC) of the New York State Homes and Community Renewal and the Inclusionary Housing Program of the New York City Department of Housing Preservation and Development. Amenities include an on-site resident manager, energy-efficient appliances, air-conditioning, smart controls for heating/cooling, common area Wi-Fi, high-speed internet, recreation/fitness center, storage area, bicycle storage, community facility, outdoor recreation, and security cameras, intercom device, elevator, and laundry room. Apply Here

Bishop Valero Residence at 23-11 31st Road - Dattner Architects Bishop Valero Residence at 23-11 31st Road (via Dattner Architects)
Affordable senior housing Lottery criteria via Housing Connect
The construction of this building is being financed through the Senior Affordable Rental Apartments program (SARA) and the Low Income Housing Tax Credit program of the New York City Department of Housing Preservation and Development. The building is pet-friendly, and amenities include elevator, laundry room, senior center, and on-site resident manager. Apply Here


Senior Living Communities

One growing option attractive to seniors who prefer to rent in Manhattan is senior living communities. While these facilities have long existed, several more high-end developments are opening in desirable sections of Manhattan. These buildings often provide a full suite of amenities, concierge services, and trained staff attuned to senior care.
2330-Broadway-01 2330 Broadway, a new luxury senior housing building underway on the Upper West Side.
 
 
 
 
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One such community is Inspir Carnegie Hill on the Upper East Side.. Developed by Maplewood Senior Living, the building will offer 15,000 square feet of amenity spaces like a farm-to-table restaurant, a 16th-floor “sky park,” a swimming pool, fitness center, a library and other common areas for residents to mingle. The official leasing website explains that Inspir Carnegie Hill intends to draw energy from the surrounding neighborhood, and the residences are energized by nature—making ample use of organic materials, green spaces, and sunlight.
On the opposite side of Central Park, construction on a state-of-the-art senior living and memory care facility is well underway at 2330 Broadway. It is located on the corner of West 85th Street in a charming, convenient section of the Upper West Side, but residents may find all they need in the building: Amenities are set to include a spa, homeopathic care center, rooftop garden, and "bistro" where residents can gather for meals and activities.
Roof Deck at The Watermark at Brooklyn Heights
Watermark Brooklyn Heights
Across the East River, Watermark in Brooklyn Heights offers 275 residences and over 50,000 square feet of resort-caliber amenities. The facility maintains a COVID-19 free environment by limiting building access to a single point of entry and all visitors and associates are screened daily. Occupants abide by universal masking policy and the care team promotes effective hand washing techniques and has deployed hand sanitizing stations throughout the facility. Innovative activities introduced to keep residents happy and sharp include virtual talent shows, distanced hallway dance parties, virtual reality for delivering events, and outdoor activities on the building's rooftop terrace.
Below are several new senior living options throughout the city.

Recently Opened
The Watermark at Brooklyn Heights via The Watermark at Brooklyn Heights

The Watermark at Brooklyn Heights


Neighborhood: Brooklyn Heights

Building Type: Senior Living Community

Developer: Watermark Retirement Communities and Kayne Anderson Real Estate

Designer: Montroy DeMarco Architecture



After an extensive renovation, The Watermark at Brooklyn Heights has welcomed its first residents to New York’s first luxury retirement community in 20 years and the first in Brooklyn. The building offers 275 stylish apartments and over 50,000 square feet of resort-caliber amenities, but its greatest perk may be its address in the heart of the Brooklyn Heights Historic District at 21 Clark Street.

The studio through two-bedroom apartments comprise 145 independent living apartments, 88 assisted living units, and 42 memory care units. The original mahogany-trimmed windows were incorporated into the design and allow residents to enjoy incredible views and natural light. Interiors by Andres Escobar feature open floor plans, designer kitchen or kitchenettes, and modern baths with walk-in showers. All residents benefit from two levels of leisure amenities that include a beauty salon, spa, creative arts studio, movement studio, movie theater, and performing arts center. Lower-level wellness amenities include a fitness studio, movement room for group fitness classes, warm-water therapy pool, and wellness center.

The Bishop Philius and Helene Nicolas Senior Residence - 1488 New York Avenue


Neighborhood: East Flatbush

Building Type: Affordable Senior Living Rental

Developer: Evangelical Crusade Christian Church and BEL Community Development

Designer: Heritage Architecture


The Bishop Philius and Helene Nicolas (BPHN) Senior Residence project consists of 88 studio residences as well as amenities that include a community room, common area space for residents, laundry facilities and on-site social services. An additional 10,575 square feet community service facility is located on the first and cellar levels of the building.

Casa Celina Rendering courtesy of Magnusson Architecture + Planning

Casa Celina - Watson and Thieriot Avenues


Neighborhood: Soundview

Building Type: Affordable Senior Living Rental

Developers: Xenolith Partners, The Kretchmer Companies, ELH Mgmt. and JASA

Designer: Magnusson Architecture + Planning


In spring 2019, plans were announced to construct a 16-story senior housing building comprised of 200 senior apartments on the grounds of the Sotomayor Houses in the Soundview neighborhood of the Bronx. Amenities include an exercise/fitness room, laundry room, lounge areas throughout the building, a landscaped rooftop, and 3,350 square feet of community space accessible to NYCHA residents and the surrounding community.

Rendering of Inspir Carnegie Hill Rendering of Inspir Carnegie Hill (Handel Architects)

Inspir Carnegie Hill


Neighborhood: Carnegie Hill

Building Type: Senior Living Community

Developer: Maplewood Senior Living

Designer: Handel Architects


When Inspir Carnegie Hill was under construction, the developer of the 23-story, 215-unit building was already fielding calls from potential residents. The Connecticut-based senior living company already has 14 facilities in suburban areas but this Upper East Side project represents its first urban development.

The resident units are designed to maximize natural light and will include floor-to-ceiling windows, specially selected finishes, and features like built-in kitchenettes, wardrobes, marble bathrooms, and natural wood floors. A signature amenity will be the “sky park,” a landscaped terrace perched 150 feet above street level. It will feature trees reaching 20 feet tall and views overlooking the East River. Additional offerings include a farm-to-table restaurant, pool, fitness center, salon and spa, library, screening room, and art room. The building has achieved LEED Silver certification, and recently became one of New York’s first buildings in the assisted living sector to achieve the WELL Health-Safety rating.

Sunrise East 56th Street Sunrise East 56th Street (Hines/Welltower)

Sunrise at East 56th


Neighborhood: Midtown East

Building Type: Senior Living Community

Developer: Hines/Welltower Inc.

Designer: SLCE Architects


Located at 139 East 56th Street, Sunrise at East 56th is a new community designed for Manhattan seniors. The building provides attentive, trained staff, personalized assisted living and memory care in an impeccably detailed environment. Best-in-class amenities include restaurant-style dining, a partnership with the Museum of Modern Art, cultural outings throughout the city, an art studio, a hair salon, and three upper-story terraces. The building has achieved LEED Silver certification, WELL certification, and a WELL Health-Safety rating seal for its built-in safety features.

1622-York-Avenue-04 1622 York Avenue

The Bristal Assisted Living, 1622 York Avenue


Neighborhood: Yorkville

Building Type: Senior Living Community

Developer: Engel Burman Group

Designer: H2M Architects + Engineers


The Bristal at York Avenue offers independent living, assisted living, and memory care in the Yorkville neighborhood of the Upper East Side. Sited just one block from Carl Schurz Park and two avenues away from the newly refurbished 86th Street subway station, the building houses a treatment center, fitness room, beauty salon, and dining space. There are also common spaces and offices on each floor.

140-Essex Street-05

Essex Crossing - 140 Essex Street


Neighborhood: Lower East SIde

Building Type: Affordable Senior Living Rental

Developer: Delancey Street Associates

Designer: Beyer Blinder Belle


Senior housing was a key component of the Essex Crossing mega-development on the Lower East Side, and an affordable lottery for 84 units at 140 Essex Street took place in 2019. Amenities include a fitness center, lounge, outdoor terrace, bike room, and laundry room. Residents also have access to the new state-of-the-art senior center run by Grand Street Settlement at the nearby Frances Goldin Senior Apartments.

Ingersoll Senior Residences Ingersoll Senior Residences (Marvel Architects)

Stonewall House


Neighborhood: Fort Greene

Building Type: Affordable Senior Community

Developers: BFC Partners and SAGE

Designer: Marvel Architects


Located at 112 Edwards Street in Fort Greene, Stonewall House is New York's first LGBTQ-friendly senior housing project. Amenities include a state-of-the art senior center with a cyber lounge, culturally-oriented services, and community-building activities for all tenants operated by SAGE (Services & Advocacy for Lesbian, Gay, Bisexual and Transgender Elders). The elevator-serviced building also features laundry facilities, a communal lounge, shared outdoor terraces, and an on-site resident manager.

911-Erskine-Street-01 The Fountains (The Arker Companies)

The Fountains


Neighborhood: East New York

Building Type: Affordable Senior Community

Developers: The Arker Companies

Designer: Aufgang Architects


In 2021, construction was completed on The Fountains, a six-building, 1,163-unit complex that was built as part of the Vital Brooklyn initiative. A total of 200 units were set aside for seniors over age 62, with 60 of these set aside for homeless seniors. The complex was constructed to meet Enterprise Green Community standards, and amenities include on-site supportive services, a public plaza, and over 20,000 square feet of ground-floor retail space.

Coming Soon
Coterie Hudson Yards, Senior Living Coterie Hudson Yards,

Coterie Hudson Yards, 485 Tenth Avenue


Neighborhood: Midtown West

Building Type: Luxury Senior Living Community

Developer: Related Cos., Atria Senior Living, Spitzer Enterprises, and Welltower

Designer: Handel Architects



Coterie Hudson Yards is a ground-up high-rise in the thick of the Hudson Yards area offering white-glove service, a state-of-the-art Equinox fitness center, and a variety of indulgent dining experiences. We’re not talking about 35 Hudson Yards this time - Coterie Senior Living will bring its first East Coast location to this rapidly transforming neighborhood. The building will offer independent living, assisted living options, and a dedicated memory care suite.

Residences will feature floor-to-ceiling windows. In addition to the fitness center and restaurants, amenities will include a library, a screening room, lush gardens, and a wraparound terrace with spectacular skyline views.

The Norfolk, 60 Norfolk Street


Neighborhood: , Lower East Side

Building Type: Affordable Senior Living Community

Developer: Gotham Organization

Designer: Dattner Architects



As part of a new Broome Street development, The Norfolk will contain 115 senior housing units and a full-floor amenity suite with a lounge, game room, fitness center, and social services office. The building will rise on the former site of Beth Hamedrash Hagodol synagogue, which was destroyed in a fire in 2017, and the new building will also include worship space and a cultural heritage center for the synagogue.

2330-Broadway-senior-housing-upper-west-side-02

2330 Broadway


Neighborhood: Upper West Side

Building Type: Senior Living Community

Developer: HInes/Welltower

Designer: SLCE Architects


Situated at the southeast corner of West 85th Street and Broadway on the Upper West Side, 2330 Broadway is a state-of-the-art 140,170-square-foot, 17-story senior living, and memory care community. Upon completion, the building will contain 162 units and amenities such as a spa, a homeopathic care center, a rooftop garden, and a “bistro,” where residents can retreat for refreshment and communal activities. Construction topped out last year, and a recent site visit saw the brick facade well on the way up.

via NYC HDC

Sol on Park, Morris Houses, Bronx


Neighborhood: Morrisania

Building Type: Affordable Senior Living Community

Developer: NRP Group, Selfhelp Realty Group, and Foxy Management

Designer: Magnusson Architecture + Planning



The New York City Department of Housing Preservation and Development, the NYC Housing Authority (NYCHA), and the NYC Housing Development Corporation recently announced plans to build a Sol on Park, a 15-story mixed-use building containing 195 deeply affordable senior housing units, within the Morris II public housing development as part of the Seniors First initiative. Senior households earning up to 50 percent of the Area Median Income (or approximately $41,800 annually for a single occupant) will be eligible to apply, and a portion of units will be set aside for NYCHA residents and seniors experiencing homelessness. All households will receive project-based Section 8 vouchers.

Renderings depict a modern building with massive windows, and the homes inside are designed to enjoy abundant light and distinct spaces for cooking, dining, living, and sleeping. In addition to the housing units, the project’s community space will include a Union Community Health Center, the Green Bronx Machine’s National Health & Wellness Center dedicated to nutritional education, the SUNY Bronx Educational Opportunity Center, and Selfhelp’s Home Care Program and Training Center for Home Health Aides. The building is aiming for LEED Platinum certification, Energy Star certification, and the highest rating from Fitwel.

161 Broome Street, Lower East Side


Neighborhood: Lower East SIde

Building Type: Affordable Senior Housing

Developer: Grand Street Guild

Designer: Handel Architects



Just south of the Essex Crossing Development and near the forthcoming senior housing venture 60 Norfolk Street, the nonprofit Grand Street Guild is spearheading the development of two 15-story buildings that will bring 400 units of affordable housing to the Lower East Side. A sizeable 150 of all units will be reserved for seniors. The designer at hand is Handel Architects and a rendering shows a rather brutal red-brick design with a formidable street presence.

23-11-31st-Road-01

Bishop Rene Valero Apartments


Neighborhood: Astoria

Building Type: Mixed-Income Housing

Developer: Catholic Charities

Designer: Dattner Architects


Construction is winding down on Bishop Rene Valero Apartments, a 102-unit affordable project designed for low-income seniors and the formerly homeless. The project was financed through the Senior Affordable Rental Apartments program (SARA) and the Low Income Housing Tax Credit program of the New York City Department of Housing Preservation and Development, and renderings depicted a red brick facade. The building will be pet-friendly and offer such amenities as a central laundry room, elevator, common area Wi-Fi, and the services of an on-site resident manager. It will also offer supportive services like daily hot meals, educational forums, fitness classes, senior case management, and referral services.

Atrium at Sumner Atrium at Sumner (Studio Libeskind)

Atrium at Sumner


Neighborhood: Bedford-Stuyvesant

Building Type: Mixed-Income Housing

Developers: Selfhelp Community Services, Riseboro Community Partnership, and Urban Builders Collective/Lettire

Designer: Studio Libeskind


Atrium at Sumner is taking shape on the Sumner Houses campus as part of "Seniors First," a component of Housing New York 2.0 that builds senior housing on NYCHA land. Renderings depict an angular white facade and bold diagonal lines, and the project is being constructed to meet Passive House standards.

Upon completion, the 190 units will include 57 units for homeless seniors and 123 apartments for households at or below 50 percent of the Area Median Income (AMI). Amenities will include a community garden for residents, a central atrium, a year-round indoor garden, outdoor seating adjacent to the building’s entrances, an exercise room, and classrooms, conference rooms, and a large multi-purpose room. Additionally, a new playground, walking paths, lighting, and seating are planned for the open space next to the building. Completion is estimated for 2023.

Kingsbrook-Estate-01 Kingsbrook Estate (Dattner Architects)

Kingsbrook Estate


Neighborhood: Prospect Lefferts Gardens

Building Type: Mixed-Income Housing

Developers: Monadnock Development, CB-Emmanuel Realty, and Brooklyn Community Housing and Services

Designer: Dattner Architects


On the former Jewish Medical Center North campus, a three-building affordable housing complex is taking shape as part of the Vital Brooklyn initiative. Three buildings are being demolished and replaced, and the Leviton Building is being redeveloped to accommodate housing.

Upon completion, the complex will offer 266 units for older adults and disabled veterans with a range of incomes. A 7,000-square-foot PACE Center will provide all-inclusive senior care. Amenities will include on-site laundry, storage, on-site health services, community rooms, children’s playrooms, outdoor kitchens, indoor teaching kitchen, outdoor exercise equipment, and free Wi-Fi. It will also be enhanced by such energy-efficient features as solar photovoltaic panels and green roof systems.

681-Clarkson-Avenue

681 Clarkson Avenue


Neighborhood: East Flatbush

Building Type: Mixed-Income Housing

Developers: Almat Urban, Breaking Ground, Brooklyn Community Services, the Center for Urban Community Services, Douglaston Development, Jobe Development, and the Velez Organization

Designers: Adjay Associates and Studio Zewde


In July 2021, the governor's office announced a winning proposal to redevelop 7.2 acres of the Kingsboro Psychiatric Center. The new development will include 900 units of affordable and supportive housing (including senior housing), a 10,000-square-foot grocery store, and a 7,000-square-foot community hub with computers and space for after-school programs and workforce training. Amenities are set to include a basketball court, areas for urban farming, a greenhouse, free high-speed Wi-Fi, and exercise rooms; renderings depict abundant greenery and public outdoor space. Additionally, two new homeless shelters will be built to replace the shelters built in the 1930s.

Beach-67th-Street Rendering (Think Architecture + Design)

Arverne Senior Housing


Neighborhood: Arverne

Building Type: Senior Housing

Developers: Brisa Builders and God’s Battalion of Prayer Properties

Designer: Think Architecture + Design


At the end of 2021, the mayor's office approved a rezoning proposal to bring an 84-unit senior housing building to Beach 67th Street in Arverne, Queens. Renderings in the proposal package depicted a terraced roof deck, a rear yard garden, and a rear parking lot for six vehicles. The rezoning will also allow for a charter school on Beach 67th Street.

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203 East 86th Street
New York, NY 10028
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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.