Sale at 215 West 90th Street #8A

And why does the Haroldon Court apartment merit such a premium (at $2.4 million) compared to this unit at the Avonova (219 W. 81st)? Which conversion worked out better?

http://streeteasy.com/nyc/sale/549782-condo-219-west-81st-street-upper-west-side-new-york

Overpriced. Only two windows face the street and have "city views". I think 215 W. 90th is an older conversion (1990s).
Avonova was converted a few years ago and I'm pretty sure it's still majority rent-regulated tenants.

Fred22: Check the square footage. On a PSF basis, the prices are similar - $1241 for 215W90 vs. $1289 for 219W81.

As ny212 noted, Haroldon Court has a much longer track record as a condo (eleven years vs. three) and higher owner-occupancy. Among other benefits, the lower percentage of sponsor apartments makes it easier to get a mortgage. It's hard to say which conversion "worked out better", because they are at such different stages of the process.

I agree with ny212...it's overpriced. The layout is odd since the first thing you see when you walk in is the door to the master bedroom.

Overpriced listing. Most windows face the back/other buildings.

Does anyone know how the Avonova (hate the name) turned out? Have there been any major conversion problems? I see some resale listings pop up every once in a while.

Any favorite UWS pre-war conversions?

It was listed last year at $2.4 million and didn't sell then. Don't see why it would move at the same price now.
Did anyone make it to the open house?

The listing agents were probably emboldened by the striking result they achieved here:
http://streeteasy.com/nyc/sale/581081-condo-500-west-end-avenue-upper-west-side-new-york

Established pre-war condos are an odd little niche market. They seem more susceptible to wealth effects and currency fluctuations than comparable coops. Strong equity markets and a weak dollar have definitely helped this segment, and the scarcity of attractive inventory is a big factor too.

West, what was the final price on 500 WEA?

Bramstar: About $2.85MM with the transfer taxes. The impressive thing about that sale was that #11D started out as a mash-up of rear-facing sponsor leftovers. Nice work by the architect and designer to give it some flow and style. Most sponsor renovations aren't nearly as nice.

Yeah, looks like they did a nice job. Good size unit though rear-facing not a plus.

Thanks for pointing this out, West 81st.

So, I went to the open house.

First problem: as soon as you walk into the very nice lobby, you smell food. This smell permeates the building; it lingers in the elevator and the hallway of the apartment. I am guessing the odor is from the venting for Carmine's restaurant. I couldn't stomach this everyday of the year. In my opinion, this is a huge con.

Second issue: majority of windows are rear-facing, as mentioned. And the front-facing windows have nice views, until you pan south and are confronted with the hideous building that occupies the SW corner of 90th & Bway. The view in that direction feels oppressive. Not nice and open.

Third issue: while the building is pre-war, the apartment lacks detail and charm. Transoms are not original; pocket door is a recent, and very amateur, addition. Does not feel pre-war on the inside.

Positives: expansive apartment, lots of space. Location. Pre-war condo.

Still, I believe this place is overpriced.

Lovely apartment.

But $2.4 million and you still have to schlep your laundry to the basement?

I don't think so.

NYCMatt, it does have a washer/dryer combo unit in a closet, to the right of the front entry door. It's vented into the master bathroom.

fred22: Thanks for the update. Even a whiff of Carmine's would be a deal-killer for me. The rotisserie chickens at Kosher Marketplace and the everything bagels at Tal probably don't help either.

west_sider asked: "Any favorite UWS pre-war conversions?" Let's put it this way: All of my favorite pre-war buildings are coops. Among condos, 25 CPW (Century) is widely admired; 63rd street is south of my turf, so I can't shed much light on that one. Ansonia, Apthorp, 2112 Broadway (Apple Bank), 640WEA, and 253W73 (Level Club) score high on architectural and historic interest. 327 CPW has some beautiful views. 530WEA and 251W89 (Admaston) are nice, established buildings.

Is there a condo that matches the Beresford or San Remo? No, for the simple reason that most of the great rental buildings were converted at a time when coops made more economic sense.