incredible view premium

100%

can you find and other comps with incredible views in past 3 years in this same building? preferably with same exposure too?

we can do a rough time adjustment, floor adjustment and perhaps renovation adjustment.

Where is there a "historic public square" in Manhattan? Times Square?

Grand Army Plaza - full views of the arch, top of Brooklyn Museum, library, main entrance to Prospect Park. 12th floor.

25-30% at most. Location, sq footage, construction quality and light which are the biggest drivers of value do not change.

The offering plan will tell you how the sponsor priced the various units. I'd start there and apply those differentials to any transactions posted on ACRIS over the past 12-18 months. You should get a fair idea this way. If the offering plan is too old you may need to apply an extra 5-10k per floor etc etc.

sjmtd -- I'm very familiar with the GAP vicinity but it would help to have some more info. Are you looking at a real comp in the building (say, on a lower floor) or are you just trying to figure out why the unit you're looking at (or selling -- what you're doing isn't clear from your question) costs more per square foot than other listings you see in the neighborhood? And are you talking about one of the prewars on the plaza or on PPW or the new Richard Meier building? If the latter it's a bit tougher to comp than the prewars, because it's really the only new large project I know of with that view, and it's also probably of higher quality than a lot of other new construction available these days. (Which is not to say I think it's worth what it's asking; I really have no opinion on that.)

sjtmd- which unit were you looking at?

sjtmd:

I own a Forest Hills 1-bd rental unit similar yours: unobstructed southern and eastern views for
many miles, including a view of the Verrazano Bridge (and the Staten Island landfill/

In my experience renting it since 1994, the posters who place a premium on unit size, unit finish,
building amenities and building location make very valid points.

My apartment is extremely well-located and about 750 feet, with a corner bedroom. It also includes
all utilities in rent and is a no-board-approval Sponsor unsold share (forced sale purchase).

With all of the above advantages, it probably rents for 10% more than a lower floor, no meaningful view
apartment would fetch.

The apartnment is part of a three-building, 500 unit coop. I've seen the comps from time to time and do
not recall seeing glaring prices enhmacements for units similar to mine.