Category Archives: New Developments

CentralParkWest, New Developments, Upperwestside

15 W 96th street for sale $45 million

A development site on the northern side of West 96th street on Manhattan’s upper west side is for sale for $45 million. Permits have been filed for a 22 story building with a community use facility on the bottom 5 floors and apartments starting on floor 6. The apartments are to average just north of 2000 sqft each. So perhaps the developer has not gone forward yet due to fears of a frothy luxury market.

Apparently, there is a contract to sell the community use facility for $29.8 million according to West Side Rag.

Buying tips for your NYC apartment, New Developments, Real estate

What you should know before buying a new development condo in Manhattan

by  Brian Silvestry

Attorney General Eric T. Schneiderman has a buying guide for purchasers of NYC co-ops and condos. Highlights include:

1- The offering plan and why you should read the entirety

2- New construction and what guarantees are mandated by law

3- Recourse in case the actual apartment is different or if there are issues on your final walkthrough

4- What to do on your final walkthrough

Click the link below the read the AG’s guide to buying a NYC co-op or condo and good luck.

LINK

I do not recommend to walk into the sales office of new development in Manhattan without an experienced buyer broker. Sales have slowed for new development and make sure you choose a buyer broker is proactive in being able to negotiate on your behalf as well as to give advice as to other buildings that will be going up nearby that may affect views and quality of life. It’s not always a given that there will be no negotiation on price/terms considering current market conditions in Manhattan especially in a buyer’s market.

New Developments, Upperwestside

New apartment building coming to Amsterdam ave and 99th street

by  Brian Silvestry

An Upper west side Church has begun developing the lot next to them on Amsterdam avenue on the western side of the street. The building will rise 14 stories and include market rate rents and a commercial tenant on the ground floor according to Patch.com.

Across the street, there is a building on the corner of West 100th street which has a 7-11 and still some empty spaces as this is not a very busy retail corridor. Over on Columbus avenue, you have the Columbus Square development which has a Whole Foods, Michael’s and TjMaxx.

 

Buying tips for your NYC apartment, Foreign Investment, LincolnSquare, New Developments, Upperwestside

Tips for International buyers

If you are an international buyer looking for an investment property in the confusing Manhattan real estate market, there are many things to consider but here we have one simple tip. Consider buying in a new construction building that is tax abated.

A tax abated building will give you a higher rate of return of your investment due to the low monthly charges in comparison to a similar building without the abatement. A 20 year tax abatement will mean you pay probably around $100 or so per month instead of nearly $1500(at least). By year 12, the taxes begin to adjust upwards with each 2 year cycle the taxes going up as per the below.

Year 12 20% of fair market taxes
Year 14 40% of fair market taxes
Year 16 60% of fair market taxes
Year 18 80% of fair market taxes
Year 20 100% of fair market taxes

So for example a $3mm apartment with 2 bedrooms/2.5 bathrooms with common charges of about $1800 and 1300 sqft (120m2) of living space might rent for about $7000. With a tax abatement, your monthly return is about $5100 or $61,200 annually assuming taxes of $100 per month. Your rate of return is just above 2% on the $3mm investment. These would be the numbers for 50 Riverside boulevard aka One Riverside Park on Manhattan’s upper west side. Now if the building was not tax abated and you were paying $1500 per month in real estate taxes then your monthly return goes down to $3600 or $43,200 annual. The rate of return of approximately would be approximately 1.4%. Over the course of 10 years, the savings from a tax abatement would be approximately $170,000.

So if you are an international investor or even a local real estate investor purchasing new construction in Manhattan, take a look at tax abated buildings. Certainly, there are not a ton of them but they do exist and will increase your rate of return both now and long term.

 

New Developments, Upperwestside

2230 Broadway construction update

The construction at 2230 Broadway the Friedland Properties building rising at the corner of West 80th street and Broadway on Manhattan’s upper west side is moving along. It will have 3 floors of retail on the lower levels and apartments above. It is unknown if it will be condos or rentals at this time.

 

New Developments

Former Upper East side NYSC site remains dormant

It was about 1 year that NYSC closed their doors at East 86th street and Lexington avenue on Manhattan’s Upper East side. The site still remains quiet and unfortunately gives the northern side of the street a rundown quality to it. Will the developer push forward with condos in this ever changing market?

The former NYSC site still dormant is at the corner of East 86th street and Lexington avenue.

 

New Developments, Upperwestside

952 Columbus avenue new condos update

The Ivy Park condo has 5 of the 8 apartments listed on streeteasy.com in contract. The new condo will have a total of 15 units and prices start just under $900k. Located at 107th street and Columbus avenue, Ivy Park will have a courtyard, roof deck and in unit washer/dryers. Prices are a blended $1337 per square foot. This pricing and mix of units is aimed directly at the affordable luxury market which is under supplied and as a result 5 units are in contract in less than 2 months on the market.

 

Billionaire'sRow, New Developments

Which NYC building was inspired by a trash basket?

Well not just any trash basket but rather a $225 Josef Hoffmann designed one was the inspiration for one of the buildings in the Billionaire’s Row area that is setting records for sales. Take a look at the below photos and see if you can spot the correct building.

The $225 Josef Hoffman designed waste paper basket that inspired one of the current record setting condo buildings in Midtown’s Billionaire’s Row.
220 CPS Vornado’s new condo near the Time Warner Center
How about this semi-supertall? Is this the right one?
432 Park avenue, the Rafael Vinoly designed building between 55th and 56th street certainly looks very square and has been selling very well according to reports.

If you guessed 432 Park avenue you are right. The building is about 75% sold and the least expensive apartment in this tower is $6.5 million which gets you a 1 bedroom of 1422 sqft or 132m2. According to the latest coverage on the building, it is selling well and they are negotiating prices and expect that by the end of next year it will be sold out.

LowerEastside, New Developments

One Manhattan Square Extell’s latest

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One Manhattan Square, Extell’s new ground construction at 252 South street began selling last year in Asia first and according to the developer 80 units are already in contract. There will be 815 units with approximately 700 of them being either 1 bedroom or 2 bedrooms. The 823 foot tall tower will be full of amenities including a full size indoor basketball court. Gary Barnett, of Extell, grew up in the neighborhood and acknowledges the neighborhood has come a long way. This building is aimed squarely at the affordable luxury market. Prices start at around $1600 per square foot.

There are 7 seven listings on streeteasy and 2 of those are in contract. These days developers are keeping information on sales very guarded.

Harlem, New Developments

Circa Central Park construction update

Circa Central Park, the FXFOWLE designed condo at the Frederick Douglass circle is progressing with it’s construction. Currently, the South Harlem condo has 21 apartments on streeteasy of which 13 are in contract. The building will have 38 units total, many with views of Central Park.

Prices start at just over $1 million to nearly $9 million for a 3348 sqft(311m2) 5 bedroom/4bath aerie with outdoor space.