The Forum at 343 East 74th St. #PH3A

“Born this Way.” Never before on the Market.

Own this 2251 sf apartment for a net after monthly cost which works out to be way less than rent for the equivalent space.

This floor-through corner combination penthouse was created by the original developer in 1987 to make an enormous 2200+sf home. The original plans show it to be a combination of two units: the A-line which was a 2-bdr 2-bth corner unit and the B-line, an adjacent 2 bdr 2.5 bth corner unit, to make what would have been a 9 room, 4 bdr, 4.5 bth behemoth. The original room count was cleverly reduced to create a more spacious 3-bdr, 3 bth floor-through home with oversized rooms and 3 exposures and 2 balconies. This has spotless original built-ins and provides sunrise to sunset light and serenity from the 23rd story. The redesign provides a master suite, wide halls, and light and views from every window which is more reminiscent of a pre-war Park Avenue Coop than a no-board-approval, no interview post-war condop.

Financial note: The $6,559 monthly maintenance is high when looked at in isolation. This is 52% tax deductible and includes NYC real estate taxes. Buyers who appreciate the niceties of finance will note the low, cash-saving acquisition cost of under $850 psf and will quickly realize that when the true net after tax ownership cost is calculated — this is one of the best values on the market today. After the purchase, there is still room in the household budget for a beach home.

Closing Note. Because this is a no board approval purchase, the cash buyer can close this within 1-2 weeks of contract, and not on the schedule of others. Alternate floorplan adds 4th bedroom/den in the place of the existing dining area.

Building upgrades: new hallways completed in April 2011 new elevators completed September 2011.

BONUS ROOM IDEA. If you, like many buyers, need “just a little more space” for a 24/7 home office, or a maid’s room or a private residence for your au pair, you need look no further. Buy a separate well-priced studio units on a non-contiguous and more economical lower floor which you may acquire at the same time. There is a $/sf saving here for not only the larger unit, but the extra square footage in the studio as well , since you can avoid the incrementally higher psf cost of a single larger unit which exists in the current market. Enjoy a quantity discount, rather than pay a quantity premium.

ALL SHOWINGS BY PRIVATE APPOINTMENT ONLY MADE 48 HOURS IN ADVANCE.